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6.1. & 6.2. SR 10-20-1997ity of iv'er FROM: DATE: MEMORANDUM Item# 6.1. & 6.2. Mayor and City Council 1 Scott Harlicker, Planning Assistan~ October 20, 1997 SUBJECT: Request by the City of Elk River for an Amendment to the Land Use Map and Rezoning, Public Hearing Case No.'s LU 97-1 and ZC 97-3 Request Consider an amendment to the land use map and corresponding rezoning of certain property from MR (Medium Density Residential) to LI (Light Industrial) and Rlc (Single Family Residential) to BP (Business Park). Location The property is located at the north east corner of Waco Street and Mississippi Road (County Rd. 30) Zoning/Land Use Rlc (Single Family Residential) / MR (Medium Density Residential) Attachments · Location map · Land use map · List of uses allowed in the Business Park district · Resolution No. 97- · Ordinance No. 97- Overview The property is approximately 60 acres in size and is located at the northeast corner of the intersection of Waco Street and Mississippi Road. It is undeveloped with approximately 1/2 mile frontage on Mississippi Road and approximately 1/4 mile frontage on Waco Street. The east half of the property 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/ZC 97-3 October 20, 1997 Page 2 is fiat and is row crops; the west half is gently rolling; a portion is used by the Pinewood Golf Course as a driving range the remainder is row crops. There is a wooded ridge that runs north to south that splits the property. The property is currently zoned Rlc (Single Family Residential) and has a land use designation of MR (Medium Density Residential). The adjacent zoning and land use designations are as follows: North - BP (Business Park); LI (Light Industrial) South -Rld (Single Family Residential); MR (Medium Density Residential) East -Rlb (Single Family Residential); MR (Medium Density Residential) West - Rlc (Single Family Residential); MR (Medium Density Residential) Adjacent land uses include Sandpiper Estates, a single family residential development, to the east; ]and uses on the south side include Mississippi Road, property that is wooded and undeveloped and Riverview Heights, a single family residential development; Waco Street and Pinewood Golf Course to the west, and undeveloped property and the Sherburne County Government Center to the north. Backeround The property directly to the north was rezoned to BP in 1994 as part of implementing the business park concept identified in the 1990 Focus Area Study, to reflect the underlying light industrial land use designation and to prepare for anticipated development expected when municipal services are extended to the area. 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 in the BP district. The BP district allows a variety of uses, both commercial and industrial in nature. The BP district is intended to allow for commercial type uses, such as hotels/motels, retail sales oriented uses and class I restaurants, in areas where the underlying land use classification is commercial. This will typically occur at intersections such as Waco and Highway 10 and Joplin and Highway 10. Industrial type uses, such as light manufacturing and research and development laboratories, would be allowed in areas that have an underlying land use classification of light industrial. In this case, the f:\shrdoc\planning\scott\zc97-3cc.doc Memo to the Mayor and City Council/ZC 97-3 October 20, 1997 Page 3 underlying land use classification is light industrial, therefore, the uses allowed on this property will be office, research and development, and light manufacturing type uses. 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. In identifying this area as being suitable for industrial development, the Strategic Planning Committee identified a number of criteria, those criteria were outlined in a report to the Committee dated January 13, 1997 and listed below: Area 1 - Proposed Business Park Zoning, 65 acres Bordered by business park property on the north and residential properties on the south, east, and west side. Contiguous to 70 acre Business Park on north Meets topographical constraints for development, i.e. flat, no wetlands, etc. Appropriate buffer by berming and landscaping may be provided on south and east sides of property. Waco Street and County Road 30 provide a physical separation to residential areas. Transportation challenges regarding businesses accessing the Minneapolis/St. Paul metro area. May not be convenience for distribution type of business. Single owner. Previous concern of property owner regarding how Business Park fits with surrounding area. Planned signalized intersection at Waco Street and Highway 10. Good access to St. Cloud and west markets. Sewer and water may be extended to serve area. f:\shrdoc\planning\scott\zc97-3cc.doc Memo to the Mayor and City CounciYZC 97-3 October 20, 1997 Page 4 Issues Traffic One of the affects of a business park in this location would be an increase in truck traffic. However, with proper design the traffic generated by this business park would be directed north towards Highway 10 through an internal road network. Business park traffic would not exit or enter from County Road 30 or through Sandpiper Estates. Compatibility The uses allowed in the business park district would be compatible with the existing land uses and the types of uses that are allowed on the adjacent properties to the north. However, the development of a business park adjacent to residential will have to include thoughtful design, effective berming, landscaping and buffering, as well as the implementation of performance standards to transition from an industrial to residential land use. It should also be noted that the types of industrial uses allowed in the business park district are sometimes referred to as "clean industries" such as research and development facilities, telecommunication operations, light manufacturing, as well as governmental, business and professional offices. Crime Staff spoke with the Police Department regarding the potential for increased crime in business parks. They indicated that there is not a history of an increase in criminal activity associated with industrial parks. They also indicated that business parks can be designed for increased security and ease of surveillance. Planning Commission Meeting The Planning Commission considered this request at their July 22, 1997 meeting and again at their August 26, 1997 meeting. At the July 22nd meeting, 6 residents spoke out against the rezoning; they felt that a business park would not be compatible with the adjacent residential developments, would increase traffic and increase criminal activity. After listening to comments from the public, the Commission tabled the item at the request of the owner of the property under consideration for rezoning. He was unable to be at the July 22nd meeting and wanted a chance to comment on the proposed rezoning. f: \shrdoc\planning\scott\zc97-3cc.doc Memo to the Mayor and City Council/ZC 97-3 October 20, 1997 Page 5 At the August 26th public hearing 11 residents spoke out against the rezoning. Their opposition was based on the same issues that were brought up at the July 22nd meeting, incompatibility with the residential development, traffic and crime. The owner of the property, Stewart Wilson, indicated that he was not opposed to the rezoning. However, he felt that the eastern portion of his property, adjacent to Sandpiper Estates, should remain residential. This residential property would serve as a buffer between Sandpiper Estates and the business park. The future residents of this residential property would know prior to purchasing property that the adjacent property to the west was zoned for a business park. The Planning Commission voted 5:2 to deny the request for a the land use amendment and rezoning. Those that voted to deny the request felt that it was inappropriate considering the nearby residential development. Following the Planning Commission meeting, staff prepared several different development scenarios. The development scenarios included how the property might develop under the proposed rezoning, how it might develop under the existing residential zoning and how it might develop if part of the property was rezoned and a portion left as residential. These scenarios will be presented at the Council meeting. It should be noted the Planning Commission did not have the benefit to review the development scenarios. The illustrations may have provided additional information for the Commission to make a recommendation either in favor or opposition to the application. Recommendation The Council has the option of approving the rezoning as originally proposed or selecting a rezoning based on the development scenarios prepared by staff. Should the Council decide to approve the land use amendment and rezoning, the following resolution, ordinance and findings are offered in support of that determination: Resolution No. 97- findings: amending the Land Use Plan based on the following A) THE AREA UNDER CONSIDERATION FOR LIGHT INDUSTRIAL LAND USEDESIGNATION IS ADJACENT TO OTHER PROPERTY WITH A LAND USE DESIGNATION OF LIGHT INDUSTRIAL AND COULD BE ACCESSED FROM HIGHWAY 10, 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. f:\shrdoc\planning\scott\zc97-3cc.doc Memo to the Mayor and City CounciYZC 97-3 October 20, 1997 Page 6 c) THE PROPOSED AMENDMENT WILL ENCOURAGE INDUSTRIAL EXPANSION IN CLOSE PROXIMITY TO EXISTING SERVICES. Ordinance No. 97__ rezoning certain property from Rlc (Single Family Residential) to BP (Business Park) based on the following: o THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN DESIGNATION OF LI (LIGHT INDUSTRIAL). THE REZONING WOULD RESULT IN LESS TRAFFIC GENERATED ON MISSISSIPPI ROAD THAN WOULD BE GENERATED UNDER THE EXISTING RESIDENTIAL ZONING. o TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF BUSINESS PARK DEVELOPMENT OPPORTUNITIES IN THIS AREA. THE REZONING IS NEEDED TO BALANCE THE NEEDS OF THE COMMUNITY, PROVIDE ADEQUATE SPACE FOR INDUSTRIAL LAND USES AND TO PRESERVE FUTURE INDUSTRIAL DEVELOPMENT OPPORTUNITIES o THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN CLOSE PROXIMITY TO EXISTING SERVICES. 5, THE ECONOMIC DEVELOPMENT STRATEGIC PLAN HAS IDENTIFIED THIS AREA AS SUITABLE FOR THE TYPE OF DEVELOPMENT ALLOWED UNDER BP ZONING. e THE PROPOSED BP ZONED PROPERTY CAN BE ACCESSED FROM HIGHWAY 10, WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK DEVELOPMENT. f:\shrdoc\planning\scott\zc97-3cc.doc LOCATION i=fid ~ · )~' LOCATION ~~]°~~R.iv er MAP ~;o~ o,o~o ~=~,~=,~. ,~.o. so~ -',~o CASE' ZC 97-3 19,:~D 192ND 1915T 190~ 189TH 18833'1 187TH 186TH 185'~1 184TH 185RD 182ND 181ST 18013-i 179'PH ORON0 MR City of River 13065 Orono Parkway · P.O. Box 490 Elk River. MN 55330 LAND US MAP CASE: 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 si~nage, 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 ~ses. Permitted Uses i. Light manufacturing ii. Research and development laboratories iii. Governmental, business, and professional offices iv. Mail order operations v. Telecommunication operations vi. Financial institutions vii. Personal service establishments ix. Kealth athletic clubs x. Restaurants (Class I) Accessory Uses: i. Off-street parking lots or facilities ii. Private recreational facilities 9.42 iii. Public shelters land essential services Conditional Uses: ~ i. Any permitted use which involves more than 30% warehouse space -ii. Hotels and motels iii."Licensed day 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/~DARDS: A. Minimum lot size B. one and one-half (1 1/2) acres Building 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 desi~crnated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations. 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 MR (MEDIUM DENSITY RESIDENTIAL) TO LI (LIGHT INDUSTRIAL), CASE NO. LU 97-1 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 MR (Medium Density Residential) 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 \\elkriver\sys\shrdoc\document\resoluti\lu97-1.doc EXHIBIT A ORDINANCE 97- CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY RIC (SINGLE FAMILY RESIDENTIAL) TO I1 (LIGHT INDUSTRIAL) CASE NO. ZC 97-3 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. findings: The rezoning is being approved based on the following THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN DESIGNATION OF LI (LIGHT INDUSTRIAL). THE REZONING WOULD RESULT IN LESS TRAFFIC GENERATED ON MISSISSIPPI ROAD THAN WOULD BE GENERATED UNDER THE EXISTING RESIDENTIAL ZONING. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF BUSINESS PARK DEVELOPMENT OPPORTUNITIES IN THIS AREA. THE REZONING IS NEEDED TO BALANCE THE NEEDS OF THE COMMUNITY, PROVIDE ADEQUATE SPACE FOR INDUSTRIAL LAND USES AND TO PRESERVE FUTURE INDUSTRIAL DEVELOPMENT OPPORTUNITIES THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN CLOSE PROXIMITY TO EXISTING SERVICES. 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 CAN BE ACCESSED FROM HIGHWAY 10, WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK DEVELOPMENT. Section 3. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this of the City of Elk River. day of ,1997 by the City Council ATTEST: Henry A. Duitsman, Mayor Sandra A. Thackeray, City Clerk s:\document\ordinanc\zc97-3.doc EXHIBIT A