6.8. - 6.13. SR 03-16-1998ity of
River
MEMORANDUM
Item # 6.8. - 6.13.
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steve Ach, City Planner.~
March 16, 1998
Request by the City of Elk River
for Amendment to the Land Use
Plan and Rezoning, Public Hearing
Case No.'s LU 98-1, LU 98-2, LU 98-3,
ZC 98-1, ZC 98-2, ZC 98-3
I$$1~e
The City Council is asked to consider the following applications:
A. Amending the land use plan map of approximately 25 acres of property
lying south and east of Elk Terrace Mobile Home Park and east of
Highway 169 from HB (Highway Business) to LI (Light Industrial)
(Area #5).
B. Rezoning of the same property described above from PUD (Planned
Unit Development) to BP (Business Park) (Area #5).
C. Land use plan amendment of approximately 40 acres of property lying
at the northeast corner of the Burlington Northern Railroad tracks and
Highway 169 from MR (Medium Density Residential) to LI (Light
Industrial) (Area #6).
D. Rezoning of the 40 acres described above from Rlc (Single Family
Residential) to BP (Business Park) (Area #6).
E. Land use plan amendment of approximately 70 acres of property
located along Burlington Northern Railroad tracks between 177th and
173fa, from MR (Medium Density Residential) to LI (Light Industrial)
(Area #7).
F. Rezoning of the 70 acres described above from Rle (Single Family
Residential) to BP (Business Park) (Area #7).
13065 Orono Parkway * P.O. Box 490 * Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo/Mayor and Council/ZC 98-1
March 16, 1998
Page 2
Location
All of the areas considered for rezoning are located along the new
realignment of County Road No.13 as it extends from the 186th Avenue
alignment south to the 173rd Avenue alignment.
Attachments
Zoning/land use maps for all areas.
Map of the new corridor with proposed land uses and zoning designation.
Business Park Zoning Ordinance
Comparison of Business Park and Light Industrial Zoning Standards
New Transportation Corridor
Over the past couple years there has been a great deal of planning of East
Elk River in anticipation of the extension of sewer and water. The first major
issue which received a lot of discussion centered around the realignment of
County Road No. 13. This realignment of County Road No. 13 was necessary
to alleviate the traffic problems projected at the current intersection of
County Road No. 13 and County Road No. 12. Furthermore, when the
property at the southeast corner of County Road No. 12 and Highway 169 is
developed, additional traffic will be generated contributing the need to
realign County Road No. 13.
The realignment of County Road No. 13 was further examined as it continued
south of County Road 12 towards 173~d Avenue and eventually to 171st and
Highway 10. This new road alignment will provide accessibility to properties
in eastern Elk River for both development purposes and alternative local
transportation needs. The corridor is being designed as a four lane divided
roadway with pedestrian systems on both sides along with desired street
lighting and opportunities for other streetscape improvements (i.e.,
landscaping). Based on the projected traffic volumes, limited access will be
necessary along this new road corridor.
The location of the transportation corridor had several challenges in defining
its exact alignment including crossing a Northern Natural Gas line,
providing proper intersection geometrics with existing County Road No. 12,
avoiding wetlands, respecting other natural features and considering
property owners and how those properties will eventually be developed. Now
that the road alignment has been fine tuned a complete land use analysis
may proceed forward.
\\elkriver\sys\shrdoc\council\zc98-1. doc
Memo/Mayor and Council/ZC 98-1
March 16, 1998
Page 3
General Land Use Pattern
As mentioned above, there were several constraints considered in designing
the new road corridor's alignment. One of the goals staff wanted to achieve
with this new road corridor is to draw a strong distinction between land use
patterns as they would develop along this corridor. Therefore, as the road
meandered around the various physical boundaries and natural features,
there appeared to be a logical land use pattern occurring. Because of the
existing trees and varying topography, the residential zoning seemed to fit
best on the east side of the corridor. On the other hand, commercial and
industrial development on the west side of the new road corridor achieved the
desired land use pattern of commercial at the primary intersections and
industrial along the major corridor. Anytime a roadway can be used as a
means of land use transition it provides opportunity to aesthetically separate
two land uses with various landscaping treatments and also add in the
physical distance between land uses.
Criteria Considered for Rezonings
One of the Economic Development Strategic Plan components was to identify
possible industrial opportunities within the City. The criteria to locate these
opportunities included the following:
Located within the urban service district
Proximity to city utilities
Transportation (including rail access)
Topography
Property owners
Natural features/wetlands
Adjacent land uses
Highway visibility
Transportation - One criteria used for supporting the rezoning was the
ability to gain access to the new roadway and ultimately, to the existing
highway system. Not only did the area allow for convenient truck/vehicle
access, but also provided an opportunity if a company demanded rail
access from the Burlington Northern Railroad.
Wetlands/Water Table - The area south of the trailer park extending down
to 173ra has existing ditches and wetlands throughout the property. Some
of these wetlands may be mitigated along with the County ditch being
abandoned. The storm water would then be placed into storm sewers and
transported to the various storm water ponds leading to the Mississippi
River.
\\elkriver\sys\shrdoc\council\zc98-1.doc
Memo/Mayor and Council/ZC 98-1
March 16, 1998
Page 4
Natural Features - For the most part, the property included in the
rezoning requests is relatively fiat and contains a considerable amount of
open space. One the other hand, the areas lying east of the roadway have
varying topography and are heavily wooded. The fiat open land is much
more conducive to industrial development, whereas the rolling topography
would require considerable grading to allow for large structures to be
built. Even though there are wetlands in the area proposed for industrial,
the wetlands often are considered an amenity and will fit right into a
business park environment.
Land Use Compatibility- As mentioned above, the new roadway serves as
a strong physical separation between land uses. A continuation of
industrial land use along the west side of the corridor allows for a linear
industrial park of compatible uses. The east side of the new corridor can
still maintain the integrity of its residential character by preserving the
natural features.
Economic Development Strategic Plan - This plan, along with the
Comprehensive Plan, target industrial development as a top priority. The
goals are to diversify the land use mix in the City, expand the industrial
inventory, broaden the City's tax base, and compliment the residential
and commercial growth. By rezoning the property along this new road
corridor, steps will be taken to complete the desired goals of both the
Strategic and Comprehensive Plans.
Economic Development Strategic Plan
The applications presented to the City Council this evening are all areas
identified as part of the Economic Development Strategic Plan. The
Economic Development Strategic Plan was approved by the City Council on
May 19, 1997. The rezoning and land use plan applications are brought
forward to implement the plan. In the coming months, additional identified
industrial areas will follow the three areas presented to the Council this
evening. These additional areas have been shown and identified on the
Strategic Plan.
Proposed Zoning and Land Use Designations
All of the areas presented this evening would propose the rezoning of
properties to a BP (Business Park) zoning designation accompanied by a LI
(Light Industrial) land use. Together, these two designations will allow for
industrial development under the business park zoning guidelines (see
attached for additional information). The business park zoning district is
\\elkriver\sys\shrdoc\council\zc98-1.doc
Memo/Mayor and CounciYZC 98-1
March 16, 1998
Page 5
designed to allow for a mix of "clean industrial" uses with a slightly elevated
development standard. Attached is a comparison of the standards for
business park and light industrial.
If the City Council would to rezone any of the properties I-1 (Light
Industrial), the public hearing would have to be re-notified because the I-1
district allows uses that are not allowed in the business park.
Recommendation
It is recommended the City Council deny the following applications:
Area #5 - Amending the land use plan map from HB (Highway Business) to
LI (Light Industrial) and rezoning from PUD (Planned Unit Development) to
BP (Business Park) based on the following:
THE SUBJECT AREA IS CURRENTLY BEING CONSIDERED AS PART OF AN OVERALL
COMMERCIAL PLANNED UNIT DEVELOPMENT.
THE AREA IS NECESSARY TO BE INCLUDED INTO THE COMMERCIAL PLANNED UNIT
DEVELOPMENT TO MAKE FOR A VIABLE AND CONTIGUOUS COMMERCIAL
DEVELOPMENT.
DUE TO WETLANDS ALONG THE SOUTH PROPERTY LINE, THE AREA MAY BE
PHYSICALLY SEPARATED FROM THE PROPOSED INDUSTRIAL AREAS FURTHER TO THE
SOUTH. THIS WILL INTERUPT THE CONTINUITY OF A CONTINUOUS LINEAR INDUSTRIAL
PARK.
THE CURRENT LAND USE DESIGNATION OF HIGHWAY BUSINESS IS STILL CONSISTENT
WITH THE CITY'S COMPREHENSIVE PLAN TO ENCOURAGE COMMERCIAL
DEVELOPMENT ALONG THE HIGHWAY 169 CORRIDOR, AND PARTICULARLY AT THE
INTERSECTION OF MAIN STREET AND HIGHWAY 169.
It recommended the City Council approve the following applications:
Area #6 - Land use plan amendment from MR (Medium Density
Residential) to LI (Light Industrial) and rezoning from Rlc (Single Family
Residential) to BP (Business Park);
Area #7 - Land use plan amendment from MR (Medium Density
Residential) to LI (Light Industrial) and rezoning from Rle (Single Family
Residential) to BP (Business Park, ), based on the following findings:
THE LAND USE PLAN AMENDMENT AND REZONING WILL BE CONSISTENT WITH THE
COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND
THE INDUSTRIAL TAX BASE IN THE CITY.
\\elkriver\sys\shrdoc\council\zc98-1. doc
Memo/Mayor and Council/ZC 98-1
March 16, 1998
Page 6
2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED
TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS.
THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS
TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH
ACCOMPANIES INDUSTRIAL DEVELOPMENT.
THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR
CRITERIA FOR IDENTIFYING AVAILABLE INDUSTRIAL OPPORTUNITIES.
THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY,
COUNTY ROAD OR BURLINGTON NORTHERN RAILROAD TRACKS.
\Xelkriver\sys\shrdoc\council\zc98-1.doc
COMPARISON OF ZONINGfDEVELOPMENT STANDARDS
BUSINESS PARK (BP)
LIGHT INDUSTRIAL (I-l)
PERMITTED USES
CONDITIONAL USES
LANDSCAPING
EXTERIOR FINISH
SIGNAGE
Light Manufacturing
R & D Laboratories
Gov't, Business & Professional Offices
Mail Order Operations
Telecommunication Operations
Personal Service Establishments
Health Athletic Clubs
Restaurant (Class I)
Hotels/Motels
Licensed Daycare
Vocational, Technical Trade Schools
Motor Vehicle Specialty Service Stations
Multiple Buildings on Above Ground
Storage Tanks
Any Permitted Use Involving 30%
Warehouse Space
Retail Shops Which Compliment the
Business Park
Offices
Warehouses
R & D Facilities
Wholesale Business
Medical, Dental, Optical Labs
Light Manufacturing
Outdoor Storage
SFR as an Accessory Use
Recycling Processing Center
Bottling and Distribution
Mini Storage
Water/Sewage Treatment
Auto Repair Shop
Grain and Feed Elevators
Multiple Principle Structures
Sexually Oriented Land Uses
Temporary Structures
Government Building Facilities
Broadcast Studios
Truck and Implement Sales
Commercial Kennels (Indoors)
* Up to 25% landscaping credit for exterior
sculptures, fountains, ponds
All Walls Consist of Face Brick, Stone, Glass, Stucco,
Architecturally Treated Concrete Panels, Decorative
Block or Architectural Metal
All Freestanding Signs Must be Monument Style,
Maximum Height 8 Feet/Maximum Size 64 Square
Feet
25% of Exterior Consists of Face Brick, Stone, Glass,
Stucco, Architecturally Treated Concrete Panels,
Decorative Block or Architectural Metal, Aluminum
Siding, Vinyl, Wood, Masonite
Pylon Signs Allowed, Maximum Height 20
Feet/Maximum Size 64 Square Feet
Wall Signage the Same
LOT SIZE/SETBACKS
PARKING SETBACKS
1 ½ Acres
Front 35' or Half Building Height
Side 20' or Half Building Height
Rear 20' or Half Building Height
25' Front
20' Side
20' Rear
1 Acre
Front 30'
Side 25'
Rear 20'
10' Any Property Line
Rlc
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LOCATION
H~U. SIOE
PARK
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1?6TH
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173RD
City of
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING t~
MAP
CASE: zc 98-3 (Area #5)
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17$TH
173RD '.
LOCATION
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13065 Orono Parkway. P.O. Box 490 CASE:
Elk River. MN 55330
LU 98-3 (Area #5)
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178'n.4
176TH ~
175'n-~
174TH
LOCATION
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City of
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE:
ZC 98-2 (Area #6)
178'~1
LOCATION
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176TH
175TH
174TH
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175RD
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Ella'S-River
13065 Orono Parkway. P.O. Box 490 CASE' LU 98-2 (Area #6)
Elk River. MN 55330
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LOCATION
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13065 Orono Parkway. P.O. Box 490 CASE:
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LU 98-1 (Area #7)
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LOCATION
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65 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE:
ZC 98-1 (Area #7)
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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. Financial institutions
vii. Personal service establishments
ix. Health athletic clubs
x. Restaurants (Class I)
9.40
B. Accessory Uses:
i. Off-street parking lots or facilities
ii. Private recreational facilities
iii. Public shelters and essential services
C. 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
STANDARDS:
A. Minimum lot size - one and one-half (1 1/2) acres
B. Buildin~ 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. All setbacks shall be determined from the planned
right-of-way (ROW), as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations.
C. parking Lot Setbacks (minimum)
i. Front Yard - Twenty-five (25) feet.
9.41
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ii. Side Yard - Twenty (20) feet.
iii. Rear Yard - Twenty (20) feet.
iv. Ail setbacks shall be determined from the planned
right-of-way (ROW), as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations.
Loading Spaces/O~erhead Doors
i. Loading spaces/overhead doors shall be located
primarily in designated rear yards and secondarily in
designated side or front yards as approved by the
Zoning Administrator.
ii. Loading spaces and overhead doors should be
designed to be compatible with the principle building.
Architectural techniques should be employed to reduce
visual impacts from adjacent properties and roadways.
Dumpsters/Refuse Enclosures
i. Ail dumpsters shall be completely screened from
public view by using enclosures constructed of similar
material as the principal building.
ii. Refuse enclosures shall include gates and be
located in designated rear or side yards.
Roof-Top/Ground Electrical Equipment
Ail utility equipment shall either be:
i. Screened from the eye level view of adjoining
properties by use of exterior wall(s) and/or
landscaping; or,
ii. Painted to match or complement the building
structures; or,
iii. Incorporated into an architectural design, as
approved by the Zoning Administrator.
Architectural Standards
i. Major exterior surfaces of all walls shall be
face brick, stone, glass, stucco, architecturally
treated concrete cast in place or pre-cast panels,
decorative block, or architectural metal, or approved
equivalent, as determined by the Zoning Administrator.
Landscaping
9.42
i. Not withstanding the provisions of Section
900.30, the following requirements shall be met:
a. Of the total number of overstory trees
required, a minimum of twenty-five percent (25%)
shall be ornamental trees and twenty five percent
(25%) shall be conifer trees.
b. A landscaping credit of up to twenty-five
percent (25%) may be given to a site plan which
contains exterior sculptures, fountains, ponds
beyond those required for storm drainage and
other site enhancements as approved by the Zoning
Administrator.
c. Underground irrigation shall be installed
within the front yard and all landscaped areas
adjacent to a public right-of-.way.
Signage
Not withstanding the provisions of Section
900.22, the following requirements shall be met:
a. Ail freestanding signage shall be of a
monument style sign and have a maximum size of
sixty-four (64) square feet and height of eight
(8) feet.
b. One (1) on-premise business wall sign per
occupancy, not to exceed two (2) square feet in
sign area for each linear foot of the building
frontage up to a maximum of one hundred and
twenty-eight (128) square feet per occupancy is
permitted.
Standards for Retail Shops and Stores
i. Freestanding retail shops and stores shall be
limited to those which compliment other uses within
the business park, provide a service to those other
businesses, and shall not exceed 20,000 square feet in
size.
ii. Retail/wholesale sales incidental to products
manufactured, assembled, or warehoused on the
premises, may be permitted as an accessory use
provided no more than ten percent (10%) of the
building is used for retail/wholesale sales.
Hazardous Material
i. Any business which involves the handling or
storage of hazardous material shall provide data
9.43
information sheets to the City for review and receive
appropriate permits from applicable agencies.
AREAS FOR ~EZONING
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AREA 3
COUNTY ROAD NO. 1:
AREA 5
AREA 6 ~
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PROPOSED TRANSPORTATION AND
UTILITY CORRIDOR
EAST ELK RIVER
UTILITY ALIGNMENTS
:OPOSED LANDiUSE/ZONING
:::::::::::::::::::::
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COUNTY ROAD NO. 1:
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JAN'JAR¥ 199B
PROPOSED TRANSPORTATION AND
UTIUTY CORRIDOR
EAST ELK RIVER
UTILITY ALIGNMENTS