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6.5. & 6.6. SR 08-18-1997._.ity of River TO: FROM: DATE: Item# 6.5. & 6.6. MEMORANDUM -Plan.ih,g ~ Scott Harlicker, Planning Assistant~ August 18, 1997 SUBJECT: Request by the City of Elk River for Land Use Amendment and Rezoning, Public Hearing Case No.'s LU 97-4 and ZC 97-5 Request The City of Elk River is initiating this land use amendment from HB (Highway Business) to LI (Light Industrial) and rezoning from C3 (Highway Commercial) to I1 (Light Industrial). Location The property under consideration is located at the southwest corner of Highway 169 and Main Street. Zoning/Land Use C3 (Highway Commercial) / HB (Highway Business) Attachments Location map Land use map · List of allowed uses in the Business Park district · Resolution No. 97- · Ordinance No. 97 - Overview The approximately 7.5 acres is currently zoned C3 (Highway Commercial) and has a land use designation of HB (Highway Business). The adjacent zoning and land use designations are as follows: 13065 Orono Parkway * P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council August 18, 1997 Page 2 North - C3 (Highway Commercial); HB (Highway Business) South - I1 (Light Industrial); LI (Light Industrial) East- C3 (Highway Commercial); HB (Highway Business) West - R3 (Townhouse/Multiple Family) and C2 (Office District; HR (High Density Residential), MR (Medium Density Residential) and CB (Central Business) Existing land uses include a chiropractic office fronting on Main Street, there is a billboard on the corner of Main Street and Highway 169 and the remainder of the property is undeveloped. Adjacent land uses include the United Power Association facility and the City of Elk River sewage treatment plant to the south, Highway 169 and a mobile home park to the east and Main street and a SuperAmerica convenience store to the north. To the west of the old county ditch is a mix of land uses including land that is undeveloped, duplexes and single family residences. The property has approximately 1000 feet of frontage on Highway 169. The physical characteristics of the property includes a wooded berm along Highway 169 and the old county ditch, which forms the western boundary of the area under consideration. Behind the berm the property drops off to the ditch. There appears to have been some filling of the area behind the berm. Except for the pines trees on the berm and the landscaping and trees around the chiropractor's office, there is very little vegetation on the property. Changing the land use designation and rezoning this area would not impact the existing chiropractor's office. Professional offices are a permitted use in the BP (Business Park) district Background Most of the property was rezoned from R3 to C3 in February 1996. The area that was the subject of that rezoning is owned by Earl Hohlen; the property that includes the chiropractor's office was not included in that rezoning. The 1996 rezoning was initiated so that the zoning would be consistent with the 1995 changes in the land use map. On May 19,1997 the City Council adopted an Economic Development Strategic Plan. The City initiated this rezoning request in order to implement some of the goals and priorities identified in that plan. One of the major issues identified in the economic development plan was to increase the city's industrial base. This area was identified as an area that was suitable for the type of development allowed in the BP (Business Park) zone. Attached is a list of the uses allowed BP district. k\elkriver\sys\shrdoc\planning\scott\zc97-Scc.doc Memo to the Mayor and City Council August 18, 1997 Page 3 The BP district allows a variety of uses, both commercial and light industrial in nature. The BP district was intended to allow the commercial type uses, such as hotels/motels and class I restaurants, in areas where the underlying land use classification is commercial. Office and light industrial type uses, such as business offices, research and development laboratories and light manufacturing would be allowed in areas that have an underlying land use classification of light industrial. In this case, the underlying land use classification is proposed to be light industrial, therefore, the uses allowed on this property will be office and light industrial type uses. By amending the land use designation of this area to LI and rezoning it to BP the following will be accomplished: expansion of the city's industrial base · allow development that is complementary and compatible with adjacent land uses · allow development at a major intersection (Main Street / Highway 169) while minimizing increases in traffic on to Main Street Expansion of industrial base The proposed land use amendment and rezoning would reflect goals and policies identified in the Comprehensive Plan and the recently adopted Economic Development Strategic Plan. The Comprehensive Plan's policies regarding industrial development includes encouraging industrial expansion in close proximity to existing services and locating it next to an adequate transportation network; the proposed land use amendment and rezoning accomplishes this. The Economic Development Strategic Plan also identified expansion of the industrial base as one of it's major issues and goals. This area was one of the 8 areas identified in that plan as suitable for industrial development. Allow development that is complementary and compatible with adjacent land uses Many of the uses that might be allowed on this site under the business park zoning classification, such as a business office, research and development laboratories and light manufacturing, would be complementary and compatible with the adjacent highway commercial zoning to the north and west and the light industrial zoning to the south. These same uses, even though they may not be entirely compatible with the residential zoning to the east, would probably have less of an impact than would a shopping center or \\elkriver\sys\shrdockplanning\scott\zc97-Scc.doc Memo to the Mayor and City Council August 18, 1997 Page 4 car dealership which are allowed under the existing highway commercial zoning. The business park district includes performance standards such as increased setbacks for buildings and parking areas, architectural standards, and landscaping and sign requirements that are not found in the highway commercial district. These performance standards, in addition to those relating to screening and buffering of parking areas, loading areas and other non-residential uses, will help mitigate the impacts on the adjacent residential district. Allow development at a major intersection (Main Street / Highway 169) while minimizing increases in traffic The proposed land use amendment and rezoning will allow this area to be fully developed while minimizing increases in traffic. The retail and shopping centers, convenience stores and car washes currently allowed under the existing zoning generate high levels of traffic; these types of uses would not be allowed in the proposed BP district. The goal would be to attract uses such as business offices and research and development facilities which need access to highways but do not generate the high levels of traffic. Planning Commission Meeting At the Planning Commission meeting held on July 22, 1997, the two affected property owners, Earl Hohlen and Dr. Howard Johnson, spoke out against the proposed rezoning; they both would like their property to stay zoned highway commercial. Dr. Johnson, owner of the chiropractor office, felt that there would be access problems; it is likely that access to this area would be through his property and he did not want truck traffic going through his property. Mr. Hohlen also questioned access to his property, he said his property was setup to accommodate commercial development, not the type of development allowed under zoning as business park. Steve Stewart, resident of Elk River, also spoke against rezoning these properties to business park. The Planning Commission agreed that there is a need for additional acreage to accommodate the type of development allowed in the business park district. They discussed the property owners concern regarding access and felt that access would be less of a problem if the properties were zoned business park than it would be if zoned highway commercial. After a discussion regarding the affected property owners desire not to have their property rezoned the Commission voted 4:2 to recommend approval of the rezoning to business park; the 2 dissenting Commissioners voted against the rezoning because of the property owners were against the rezoning. \\elkriver\sys\shrdoc\planning\scott\zc97-5cc.doc Memo to the Mayor and City Council August 18, 1997 Page 5 Recommendation The Planning Commission and staff recommend that the City Council approve the attached Resolution No. 97- amending the Land Use Plan based on the following findings: THE AMENDMENT TO THE LAND USE MAP IS CONSISTENT WITH THE COMPREHENSIVE PLAN IN THAT: THE AREA UNDER CONSIDERATION FOR LIGHT INDUSTRIAL LAND USE DESIGNATION IS ADJACENT TO OTHER INDUSTRIAL ZONED PROPERTY AND IS ADJACENT TO HIGHWAY 169, WHICH CAN PROVIDE FOR THE ADEQUATE TRANSPORTATION NEEDS REQUIRED FOR INDUSTRIAL DEVELOPMENT. Is) THE PROPOSED AMENDMENT WILL ENCOURAGE THE CONTINUATION OF WELL DESIGNED EMPLOYMENT AND BUSINESS OPPORTUNITIES IN CLOSE PROXIMITY TO THE COMMUNITY. c) THE PROPOSED AMENDMENT WILL ALLOW FOR A REZONING THAT WILL ENCOURAGE WELL DESIGNED BUILDINGS THAT ARE VISUALLY CONSISTENT WITH THE SURROUNDING AREA. D) THE PROPOSED AMENDMENT WILL ENCOURAGE INDUSTRIAL EXPANSION IN CLOSE PROXIMITY TO EXISTING SERVICES. The Planning Commission and staff recommend that the City Council approve of the attached Ordinance No. 97__ rezoning certain property from C3 (Highway Commercial) to BP (Business Park) based on the following: THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN DESIGNATION OF LI (LIGHT INDUSTRIAL). TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF INDUSTRIAL DEVELOPMENT OPPORTUNITIES ALONG THIS AREA OF HIGHWAY 169. THE ECONOMIC DEVELOPMENT STRATEGIC PLAN HAS IDENTIFIED THIS AREA AS SUITABLE FOR THE TYPE OF DEVELOPMENT ALLOWED UNDER BP ZONING. THE PROPOSED BP ZONED PROPERTY IS LOCATED ADJACENT TO HIGHWAY 169 WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK DEVELOPMENT. THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN CLOSE PROXIMITY TO EXISTING SERVICES. \\elkriver\sys\shrdoc\planning\scott\zc97-Scc.doc I mmmmlmmmm 178TN !78T'H " i%)D// Or°no P=~y. P. 0. Bo~ ~90 CASE: ZC 97-5 Elk River, MN 553:0 PARK LOCATION MR 178TH 177'T'H f~ 176TH 175TH 174TH 173RD 172ND 1715T MILLS:DE OS CI"FY PARK City of 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LAND US - MAP iver CASE: xix. XX. xxi. Government buildings and facilities Mini storage Ail uses allowed as a conditional use in the I1 zone ~ 16. B-P Business Park STATEMENT OF PURPOSE: The Business Park District is established to encourage a planned, integrated environment for certain industrial, office, and limited commercial uses which are compatible with and compliment each other as well as the surrounding land uses. It is the intent of this ordinance that development reflects common themes using compatible architectural design and consistency in signage, landscaping, and lighting. It is also the intent to encourage businesses which generate a high number of jobs per square foot rather than predominately warehouse type uses. A. Permitted Uses i. Light manufacturing ii. Research and development laboratories iii. Governmental, business, and professional offices iv. Mail order operations v. Telecommunication operations vi. vii. Financial institutions Personal sez-vice establishments ix. Health athletic clubs Restaurants (Class I) B. Accessorv Uses: i. Off-street parking lots or facilities ii. Private recreational facilities 9.42 iii. Public sheltersland essential services C. Conditional Uses: 3 i. Any permitted use which involves more than 30% warehouse space ii. Hotels and motels iii.' Licensed da~ care facilities iv. Retail shops and stores which compliment and serve the Business Park subject to the standards set forth in 2(j) below. v. Vocational, technical, and trade schools vi. Motor vehicle specialty service stations vii. Multiple buildings on a lot viii. Above ground storage tanks STA/qDARDS: A. Minimum lot size - one and one-half (i 1/2) acres B. Buildinq setbacks (minimum) i. Front Yard - Thirty-five (35) feet, or one-half (1/2) the total building height whichever is greater. ii. Side Yard - Twenty (20) feet, or one-half (1/2) the total building height, whichever is greater. iii. Rear yard - Twenty (20) feet, or one-half (1/2) the total building height, whichever is greater. iv. Ail setbacks shall be determined from the planned right-of-way (ROW), as designated in the City, County, I~ or State Transportation Plan, and normally defined in the subdivision regulations. C. Parkinq Lot Setbacks (minimum) i. Front Yard - Twenty-five (25) feet. ii. Side Yard Twenty (20) feet. 9.43 CITY OF ELK RIVER RESOLUTION NO. 97- A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM HB (HIGHWAY BUSINESS) TO LI (LIGHT INDUSTRIAL), CASE NO. LU 97-4 WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan, and WHEREAS, the Planning Commission held a public hearing August 18, 1997, and recommended approval regarding the Comprehensive Plan amendment request for the property generally described as: See Attached Exhibit A and, WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the change to be in general conformance to the adopted Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River that the Land Use Plan be amended to change the property as described above from HB (Highway Business) to LI (Light Industrial). PASSED by the City Council of the City of Elk River this ,1997. day of ATTEST: Henry A Duitsman, Mayor Sandra A. Thackeray, City Clerk e:\shrdoc\document\resoluti\lu97-7.doc EXHIBIT A ~EADOW 75-430-~ STREET (CO. RD. t 12) STR~-ET 140 & ,~ .T.o- TOR'S SUBDIVl~OI~ 7",-404-.0126 #4 75--404-0126 I I I 01~8 '1 751.84" S 8g"~g'07' E: ORDINANCE 97- CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM C3 (HIGHWAY COMMERCIAL) TO I1 (LIGHT INDUSTRIAL) CASE NO. ZC 97-5 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described as: See Attached Exhibit A Section 2. The rezoning is being approved based on the following findings: o THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN DESIGNATION OF LI (LIGHT INDUSTRIAL). TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF INDUSTRIAL DEVELOPMENT OPPORTUNITIES ALONG THIS AREA OF HIGHWAY 169. THE ECONOMIC DEVELOPMENT STRATEGIC PLAN HAS IDENTIFIED THIS AREA AS SUITABLE FOR THE TYPE OF DEVELOPMENT ALLOWED UNDER BP ZONING. THE PROPOSED BP ZONED PROPERTY IS LOCATED ADJACENT TO HIGHWAY 169 WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK DEVELOPMENT. THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN CLOSE PROXIMITY TO EXISTING SERVICES. Section 3. T~hat this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this __ day of Council of the City of Elk River. ,1997 by the City ATTEST: Henry A. Duitsman, Mayor Sandra A. Thackeray, City Clerk \\elkriver\syskshrdoc\document\ordinanc\zc97-5.doc EXHIBIT A ,tEADOW STREET (CO. RD. f 12) 140 & ,~ TOR'S 75-404--0126 ~t #4 75--404-0126 I I I _ ~,66.i~.' 751.84' 5,6 g.54.' S 8g'2g'07"