7.8 SR 07-16-2012~~/
C~:it" ~.
Elk -- REQUEST FOR ACTION
River
TO ITEM NUMBER
Ma or and Ci Council '~ . g
AGENDA SECTION MEETING DATE PREPARED BY
Public Hearin s Jul 16, 2012 Jerem Barnhart, Plannui Mana er
ITEM DESCRIPTION REVIEWED By
Natures Edge Business Park Cal Portner, Ci Administrator
1. Resolution Approving Final Plat REVIEWED BY
2. Ordinance Approving Zone Change
3. Resolution for Easement Vacation (Right-of--Way)
4. Resolution for Easement Vacation (Drainage and
Utili )
ACTION REQUESTED
Staff recommends the following four actions:
1. Adopt resolution approving the final plat for Natures Edge Business Center as illustrated on drawings
dated July 11, 2012, with the following conditions:
1. Access control shall be deeded to MNDOT from Outlot B.
2. The development shall meet all applicable fire codes. The fire chief shall verify the location of
all fire hydrants, and may require additional hydrants necessary to preserve the health and safety
of the residents.
3. A wetland buffer of 25-feet applies to all wetlands and a structure setback of 20-feet from the
buffer applies. An exhibit shall be prepared and included in the literature provided to potential
buyers.
4. Wetland boundaries shall be posted in a manner acceptable to the environmental administrator.
5. In addition to the easements shown on the preliminary plat, the following easements shall be
provided:
a) A 25-foot easement adjacent to the outside edge of delineated wetlands to note, preserve
and protect the required no-touch buffer.
b) A 20-foot pedestrian easement adjacent to the 25-foot easement on the outside edge of
the delineated wetlands to provide for the future construction of a pedestrian amenity.
6. A NPDES permit is required prior to final approval of construction drawings.
7. Thirty-four shade trees shall be added along the trail on the east side of Twin Lakes Road.
8. Park dedication shall be provided in the following manner:
a) In the form of cash for 19.12 acres at the rate applicable at the time of final plat approval.
(Currently $2,485 per acre)
9. All required subdivision/park information shall be provided in an electronic format (.dwg file) as
required by the city ordinance and land use application prior to recording of the plat.
10. This approval of the preliminary plat shall expire after onel year, unless the property owner or
owner's agent has submitted a final plat or letter of request for extension.
2. Adopt ordinance rezoning portions of the Natures Edge Business Park to C-3 and Business Park.
3. Adopt resolution vacating road right-of--way south of 1715` Avenue in the former Gateway Business
Park.
PJDNEDED D~
N:\Public Bodies\City Council\Council RCA\Agenda Packet\07-1G-2012\P12-02, l;V 12-O1, and 7.C 12-XX Natures Cdge ~~~~, !~
SR to CC 7-1G-12.doct V
4. Adopt resolution vacating drainage and utility easements in the former Gateway Business Park.
BACKGROUND/DISCUSSION
Rezoning
-o
Staff recommends rezoning the northern one-half and the eastern most 11 acres of the plat to Business
Park, with the remainder Highway Business. Business Park closely relates to the Jobs Areas depicted in
the Focused Area Study Plan. The Highway Business area closely relates to the Destination Retail
suggested by the Plan. The Transit Center shown on the plan suggests a land use that provides for
ground level retail/ office/ industrial with upper level office and residential. A key component of Transit
Center is the development of the area in `urban densities', adding activity to support the businesses in the
area. Residential is an important part of that equation, and because the city is prohibited from adding
residential for the term of the Cargill Agreement, staff is proposing the small portion of Transit Center on
city property as Business Park, in an attempt to provide additional prime office and industrial property.
The zones proposed remain consistent with the Comprehensive Plan; therefore, no Comprehensive Plan
amendment is required.
Final Plat
The final plat is consistent with the preliminary plat and staff is recommending approval. This will
formally create three buildable lots that the city may sell.
Easement Vacation
In 2008, the city originally platted the subject property as Gateway Business Center. The plat contained
no buildable parcels, but did provide for the extension of Ulysses Street and 168`" Avenue. In addition to
this road right-of-way, a 10-foot drainage and utility easement was provided along the perimeter of the
outlots.
Vacating the right-of--way and easements is desirable to avoid tide or building issues in the future. The
final plat of Natures Edge Business Center provides the necessary right-of--way and easements.
The 75-foot wide Northern Natural Gas easement through the site will not be impacted or altered in any
way.
Planning Commission Comments
The Planning Commission held their public hearing on June 12, 2012, and had no comments.
Public Comments
No comments for or against the proposal.
FINANCIAL IMPACT
Platting the property will include recording and final plat fees. These funds will be paid via the EDA
Development Fund.
ATTACHMENTS
^ Planning Commission Packet Dated June 12, 2012
^ Gateway Business Park Plat Highlighting Easements and Right-of--Way Vacated
^ Final Plat
^ Resolution Granting Final Plat Approval
• Ordinance Rezoning Certain Property from Light Industrial and Highway Business to
Business Park and Highway Business
N:\PubGc Bodies\Cit}~ Council\Council RCA\rlgenda Packet\U7-1G-2012\Pi2-02, Et' 12-01, and ZC 12-XX Natures Edge 5R to CC 7-1G-12.doc~
^ Resolution Vacating Road Right-of--Way
^ Resolution Vacating Drainage and Utility Easement
QCt1011 il~iotion b}~ Second by Grote
Follow Up
N:\Public Bodies\City Council\Council RC,1\Agenda Packet\07-1G-2012\P12-02, L'V 12-O1, and ZC 12-XX Natures Gdge SR to CC 7-1G-12.docx
U ~~ ~ O D
_ <<~ p ~
~o
Elk 1 REQUEST FOR ACTION
River
TO ITEM NUMBER
Plannin Commission 4.3
AGENDA SECTION MEETING DATE PREPARED BY
Planning Jul 10, 2012 Jerem~~ Barnhart, Planning I\Ianager
ITEM DESCRIPTION REVIEWED By
Request by Cinr of Elk River to Rezone certain portions of the Jeremy Barnhart, Plannin hlana er
Nature's Edge Business Center to Business Park (I'B) and REVIEWED BY
Highway Business (C-3) of Edge Business Center -Public
Hearin -Case No. ZC 12-03
ACTION REQUESTED
Staff recommends appro~=al of the rezoning application as presented.
Applicant CitST of Elk River
Location/ Address Approximately 90 acres south of 171", west of die railroad tracks
60 Day Rule The City= must take action by July 29th
OVERVIEW
The EDA proposes rezoning of die cit5>-owned land to Business Park and Highway Commercial, based
on the Focused Area Study drat was approved by dze Cin~ Council in 2010. The property is currently
zoned Light Industrial or High~val- Commercial.
BACKGROUND/PRECEDENT
The subject property is in the process of being final platted, to be consistent with die Focused rrea
Study. The FAST Study identifies three primacy land uses on the subject property, including Transit
Center (TC), Jobs area QA), Destination Retail (DR).
Transit center (TC) is suggested for the NE corner of the subject property, nearer the train station.
TC suggests 2-5 story buildings, ground retail/offices, and upper level offices and residential wide
street and structured parking. The cit<= is restricted from introducing residential to this property, due
to an agreement with Cargill. With this restriction, the existing land uses in die area, and the
Comprehensive Plan designation for the property=, staff suggests business zoning as most consistent
wide applicable agreements and the goals of the FAST Study.
Destination retail suggests 1-2 story buildings with surface parking lots. Due to the lack of
immediate access off of Highway 10, retail uses in this area will be destinations. From a use and
intensity perspective, destination retail is most similar to Highway Coirunercial (C-3).
The Jobs area suggests large office and manufacturing buildings, very svnilar in nature to the
Business Park zoning district.
Case File: ZC 12-03 NEBC
Page 2
Natures Edge Business Center
The property= is currently zoned I-1 (Light Industrial) and C-3 (Highway Business). The boundary
between these two districts is roughly a diagonal line running SE from a private driveway west of the site.
The boundary- of the districts is proposed to follow propern% lines or, where none exists,
APPLICABLE REGULATIONS
Rezoning
In reviewing a proposed amendment, consideration shall be given to existing conditions within the area
directly and indirectly affected by the proposal, the conservation of property values, the use to which the
property affected is being devoted at the time, and relevant provisions, if any, in tl~e land use plan.
ANALYSIS
In die 2004 Comprehensive Plan, the subject property- is guided Light Industrial (east half) and Highway=
Business (west hal~. HighwayT Business guided properties are almost ahvays zoned C-3, although
Mulvany=Point (Abra) and the undeveloped property= at Highway= 10 and 165`hAvenue is zoned Business
Park. (Others not zoned C-3 are zoned PUD and developed consistent with Highway Business.) Light
Industrial-guided properties are either zoned Business Park (BP e.g. Elk River Business Park), Light
Industrial (I-1 e.g. Elk River Industrial Park), or General Industrial (I-3 e.g. Renner Addition.)
Comprehensive Plan
The rezoning of the property as suggested by= staff is consistent with the Comprehensive Plan in place
and the Focused Area Study=.
Alternative Urban Area Review
Prior to the development of the Natures Edge Business Center, the city= completed an Alternative Urban
Area Review (AUAR) to evaluate the impacts of the development from an environmental, utility=, and
traffic perspective.
This review, completed in 2011 and approved by the City Council, noted that the proposed uses were not
significantly more intense that the current zoning; although at full build-out, improvements to local road
ways, in particular at intersections with Highway 10, would likely be required.
ATTACHMENTS
Location Map
Existing zoning, with uses
Proposed zoning, with uses
ACt1011 Motion b5~ Second b5= Vote
Follow Up
N:\Departments\Communit}' Development\Planning\Case File.\ZC\ZC 12-03 NEBC rezone\ZC 12-113 NEBC rezoning 7-10-12.docs
V1
H
r115515514P1 RNER
~I~
~~
~~
~y ~; .
~(`P~-E
1S ~
~b
~~~
~
,\ ~~
- ter--- ~ _ ___ ',.
---- " -
~
~~ ~
~~
N11551551PP1 R1V~
~rv~lrset l.!ses for ~ature~ ~c~r~e ~~siiiess ~a€~~
Sec. ~,~~_1~~~~~. - C-3 fjih~~~ay cor~~~zerc€af ~4ivt~~icf.
(a) Purpose. The purpose of the C-3 highway commercial district is to recognize the
need for commercial establishments on or serving with immediate access to major
highways. Permitted land uses should take advantage of the highway access in a
manner which other business districts are not afforded. In addition to retail and
commercial uses, quasi-industrial and wholesale enterprises that do not meet an
industrial setting and have considerable customer contact are acceptable in the
highway commercial district.
(b) Permitted uses. Permitted uses in the C-3 district are as follows:
(1) Business and professional offices.
(2) Retail shops and stores.
(3) Personal service establishments.
(4) Nurseries, produce markets, and garden centers, which may include outdoor
display.
(5) Convenience stores.
(6) Public parks.
(7) Financiallnstitutions.
(8) Sale of firearms.
(9) Class I restaurants.
(10) Class II restaurants.
(c) Accessory uses. Accessory uses in the C-3 district are as follows:
(1) Signs as permitted in sec~ion 30-851 et seq.
(2) Off-street parking facilities.
(3) Off-street loading facilities.
(4) Telephone booths.
(5) Private recreational facilities.
(6) Public shelters and essential services.
(d) Conditional uses. Conditional uses in the C-3 district are as follows:
(1) Enclosed light manufacturing with related retail sales.
(2) Car, RV and marine sales.
(3) Nonprofit clubs, lodges, or halls.
(4) Licensed day care facilities.
(5) Institutional uses.
(6) Equipment rental businesses.
(7) Commercial recreational, indoor.
(8) Commercial recreational facilities, indoor.
(9) Shopping centers.
(10) On-sale liquor establishments.
(11) Governmental buildings and facilities.
(12) Veterinary clinics.
(13) Carwashes.
(14) Reserved.
(15) Motor vehicle service stations.
(16) Motor vehicle specialty shops.
(17) Sauna establishments.
(18) Physical recreation or training greater than 5,000 square feet in size.
(19) Pawnshops (250-foot setback from any residential zone and 500-foot setback
from schools, parks, day care centers, churches and other pawnshops,
measured from the property line).
(20) Hotels and motels.
(21) Reserved.
(22) Development of property within 50 feet of the wild and scenic river district.
(23) Ministorage, provided that the use is on unplatted land outside the urban
service district.
(24 Dry cleaning establishment.
(25) Governmental-offices.
(26) Commercial recreation, outdoor.
(27) Physical recreation or training.
(e) Architectural standards. No provision of sec~ion 30-~.~'.8 except subsection 3Q-938(2)
pertaining to building finish and subsection 30-933(3) pertaining to roofs applies to this
district.
Sec. 30-194. - BP business park district.
(a) Purpose.
(1) The business park district is established to encourage a planned, integrated
environment for certain industrial, office, and commercial uses, which are
compatible with and complement each other as well as the surrounding land
uses. The underlying land use designation within the district may vary and
may be either light industrial or highway business. Development within the
business park district will correspond with the land use designation. Industrial
and office uses are allowed where the land use designation is light industrial,
and commercial uses are allowed where the land use designation is highway
business.
(2) It is the intent of this section that development reflect 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 predominantly warehouse type
uses.
(b) Permitted uses. Permitted uses in the BP district are as follows:
(1) Permitted uses allowed are as follows:
a. Light manufacturing.
b. Research and development laboratories.
c. Business and professional offices.
d. Mail order operations.
e. Telecommunication operations.
f. Sherburne County fair.
g. Warehouse space not exceeding 50 percent of the entire building.
h. Showroom space.
Repair and maintenance, excluding auto repair.
Physical recreation or training, if less than 5,000 square feet,
provided the underlying land use in the comprehensive plan is mixed
use or highway business.
(c) Accessory uses. Accessory uses in the BP district are as follows:
(1) Off-street parking lots or facilities.
(2) Private recreational facilities.
(3) Public shelters and essential services.
(4) Retail sales, provided the following conditions are met:
a. The retail sales activity shall not be located in an administrative office
facility, but shall be located within a business, the principal use of
which is not commercial sales.
b. The retail sales activity shall not occupy more than 15 percent of the
gross floor area, or a maximum of 5,000 square feet of the occupied
quarters, whichever is less.
c. The retail sales activity shall be related and subordinate to the
principal use.
d. No sign identifying or promoting that retail sales occur within the
building shall be visible from outside the building.
e. Freestanding retail shops and stores shall be limited to those which
complement other uses within the business park and provide a
service to those other businesses, and shall not exceed 20,000
square feet in size.
f. 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 of the building is
used for retail/wholesale sales.
(5) Therapeutic massage when offered within the confines of a medical or
chiropractic clinic.
(6) Signs as permitted in section 30-~51 et seq.
(d) Conditional uses. Conditional uses in the BP district are as follows:
(1) Accessory structure provided the materials are the same as those of the
existing principal structure.
(2) Warehouse space exceeding 50 percent of the total building floor area up to
a maximum of 65 percent.
(3) Vocational, technical and trade schools.
(4) Loading areas/overhead doors when located in front yards.
(5) Aboveground storage tanks.
(6) Government buildings and facilities.
(7) Motor vehicle repair shops, provided that they meet the following conditions:
a. All repair services shall be conducted inside the building.
b. Merchandise shall be stored inside the building.
c. All damaged vehicles stored on the premises shall be stored within
an area which is screened by a six-foot high 100 percent opaque
fence constructed of factory finished metal or vinyl material.
d. The building shall comply with the material requirements of this
section, and 30 percent of any building face and all overhead doors
facing any public street shall be constructed of glass material.
e. No sales or display of merchandise outside the building.
f. The building shall be a minimum of 15,000 square feet.
(8) Governmental offices.
(9) Physical recreation or training, if 5,000 square feet or greater, provided the
underlying land use as provided in the comprehensive plan is mixed use or
highway business.
(10) Educational institution.
(e) Additional standards. The following additional standards apply in the BP district:
(1) Loading spaces and overhead doors.
a. Loading spaces/overhead doors shall be located in designated rear
yards and secondarily in designated side yards. Loading
areas/overhead doors shall not be located in designated front yards
unless approved as a conditional use.
b. Loading spaces and overhead doors shall be designed to be
compatible with the principal building. Architectural techniques and
landscaping shall be employed to reduce visual impacts from
adjacent properties and roadways.
(2) Dumpsters and refuse enclosures.
a. All dumpsters shall be completely screened from public view by using
enclosures constructed of similar material as the principal building.
b. Refuse enclosures shall include gates and be located in designated
rear or side yards.
(3) Rooftop or ground electrical equipment; signs.
a. All utility equipment shall either be:
1. Screened from the eye level view of adjoining properties by
use of exterior walls and/or landscaping;
2. Painted to match or complement the building structures; or
3. Incorporated into an architectural design, as approved by the
building and zoning administrator.
b. Notwithstanding the provisions of subdivision II of division 5 of this
article, the following requirements regarding signage shall be met:
1. All freestanding signage shall be of a monument style sign
and have a maximum size of 64 square feet and height of
eight feet.
2. One on-premises business wall sign per occupancy, not to
exceed two square feet in sign area for each linear foot of the
building frontage up to a maximum of 128 square feet per
occupancy, is permitted.
(4) Exterior building finishes.
a. It is the intent of the city to promote and encourage high standards of
creative architectural design in the business park district.
b. In the business park zoning district, the following are acceptable
building materials and finishes:
1. Brick.
2. Natural or cut stone.
3. Integrally colored split face (rock face), burnished, or glazed
concrete masonry unit (excluding plain or painted).
4. Integrally colored and exposed aggregate precast concrete
panels (excluding single-T or double-T panels, plain,
uncolored, or raked finish) or specially designed, cast-in-place
concrete.
5. Glass, architectural metal, fiberglass and aluminum, provided
such panels are factory fabricated and finished with a durable
nonfade surface and their fasteners are of a corrosion-
resistantdesign.
6. Stucco, E.I.F.S., and other cementitious coating.
7. Wood, provided the surfaces are finished for exterior use or
wood of proven exterior durability is used, such as cedar,
redwood, and/or cypress.
8. Other materials determined as acceptable by the planning
department.
c. Major exterior surfaces that are adjacent to any public street, public
trail/path, or adjacent residentially zoned properties shall be of one of
the acceptable materials and shall be combined with at least 30
percent of one or more acceptable materials, or with 40 percent
punched openings, with or without glass (or as much as allowed by
the Uniform Building Code, whichever is less), neither of which are to
be concentrated in any one location, unless to accentuate a design
feature. Major exterior surfaces that are visible from but not adjacent
to any public street, public trail/path, or adjacent residentially zoned
properties shall be considered transition walls and may have less
than the 30 percent combination or less than 40 percent punched
openings, but either shall not be reduced to zero percent).
Reductions below 20 percent shall require staff approval. Such walls
shall be screened from view with additional landscaping. The
requirement to have at least 30 percent of one or more acceptable
materials shall not apply to the loading dock wall.
Major exterior surfaces that are adjacent to any public street, public
trail/path, or adjacent residentially zoned properties shall not exceed
160 feet zero inches in length without a minimum four-foot depth
change (recesses, protrusions, or a combination thereof), with at
least two feet of such change to be in the entire height of the facade.
e. Alternatively, exterior wall surfaces are to be designed with
architectural interest through multiple design techniques such as, but
not limited to, architectural forms, reveals, textures, cornice detailing,
changes in surface planes, color, punched openings and/or changes
in parapet elevations. The use of design techniques alone or lower
percentage of additional acceptable materials noted in subsection
(e)(4)c. of this section shall require site plan review and approval by
the city planning commission.
f. The building shall be designed so as to prevent the appearance of
straight, unbroken lines in the horizontal and vertical surfaces.
g. Main entrances shall be emphasized with a complementary material
which is different from the primary building material.
h. Garage doors shall have a color that matches or coordinates with the
building's primary body color.
i. The building shall be designed to screen equipment located on the
roof of the building. Alternatively, such equipment shall be located in
such a manner so that it cannot be seen from the adjacent public
street, public path/trail, or adjacent residentially zoned property at the
same elevation of the first floor of the building.
(5) Landscaping. Notwithstanding the provisions of subdivision IV of division 5 of
this article, the following requirements shall be met:
Of the total number of overstory trees required, a minimum of 25
percent shall be ornamental trees and 25 percent shall be conifer
trees.
b. A landscaping credit of up to 25 percent 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 building and zoning administrator.
c. Underground irrigation shall be installed within the front yard and all
landscaped areas adjacent to a public right-of-way.
~::.f~tfrt~ G CT#1tr?C# f~C .~r``?ftif ~:~ ~G~f~ L~C~~aff i~~~ !'~r~
~e~. ?~}° ~~~... tf_~ I~t ~hk4FC.~` c:,C~t~~ri`t~rGt~l ~f~~f fct.
(a) Purpose. The purpose of the C-3 highway commercial district is to recognize the
need for commercial establishments on or serving with immediate access to major
highways. Permitted land uses should take advantage of the highway access in a
manner which other business districts are not afforded. In addition to retail and
commercial uses, quasi-industrial and wholesale enterprises that do not meet an
industrial setting and have considerable customer contact are acceptable in the
highway commercial district.
(b) Permitted uses. Permitted uses in the C-3 district are as follows:
(1) Business and professional offices.
(2) Retail shops and stores.
(3) Personal service establishments.
(4) Nurseries, produce markets, and garden centers, which may include outdoor
display.
(5) Convenience stores.
(6) Public parks.
(7) Financiallnstitutions.
(8) Sale of firearms.
(g) Class I restaurants.
(10) Class II restaurants.
(c) Accessory uses. Accessory uses in the C-3 district are as follows:
(1) Signs as permitted in sec~ian 30-851 et seq.
(2) Off-street parking facilities.
(3) Off-street loading facilities.
(4) Telephone booths:
(5) Private recreational facilities.
(6) Public shelters and essential services.
(d) Conditional uses. Conditional uses in the C-3 district are as follows:
(1) Enclosed light manufacturing with related retail sales.
(2) Car, RV and marine sales.
(3) Nonprofit clubs, lodges, or halls.
(4) Licensed day care facilities.
(5) Institutional uses.
(6) Equipment rental businesses.
(7) Commercial recreational, indoor.
(8) Commercial recreational facilities, indoor.
(9) Shopping centers.
(10) On-sale liquor establishments.
(11) Governmental buildings and facilities.
(12) Veterinary clinics.
(13) Carwashes.
(14) Reserved.
(15) Motor vehicle service stations.
(16) Motor vehicle specialty shops.
(17) Sauna establishments.
(18) Physical recreation or training greater than 5,000 square feet in size.
(19) Pawnshops (250-foot setback from any residential zone and 500-foot setback
from schools, parks, day care centers, churches and other pawnshops,
measured from the property line).
(20) Hotels and motels.
(21) Reserved.
(22) Development of property within 50 feet of the wild and scenic river district.
(23) Ministorage, provided that the use is on unplatted land outside the urban
service district.
(24 Dry cleaning establishment.
(25) Governmental offices.
(26) Commercial recreation, outdoor.
(27) Physical recreation or training.
(e) Architectural standards. No provision of scciioi ~ 30-938 except subsection 3u-S'38(2)
pertaining to building finish and subsection 30-938(3) pertaining to roofs applies to this
district.
dec. 30-1292. - I-1 light industrial district.
(a) Purpose. The I-1 district shall serve as a transition between more industrial uses and
residential and other business uses. This district is appropriate for manufacturing,
warehousing, and similar industrial uses because of access to warehousing,
thoroughfares, the full complement of urban services such as sewer and water, and
distance from residential districts. These areas are intended to encourage the
development of industrial uses which are clean, quiet, and free of hazardous or
objectionable elements such as noise, odor, dust, smoke, glare, or other pollutants.
These industries shall be compatible with each other and with surrounding land uses.
(b) Permitted uses. Permitted uses in the I-1 district are as follows:
(1) Offices.
(2) Warehouses.
(3) Research/design facilities.
(4) Wholesale businesses.
(5) Medical, dental, and optical labs.
(6) Light manufacturing.
(7) Water/sewage treatment, municipality owned and operated, and provided
written notice must be sent to all property owners within 350 feet.
(c) Accessory uses. Accessory uses in the I-1 district are as follows:
(1) Retail sales, provided:
a. The retail sales activity is not located in an administrative office
facility, but is located within a business, the principal use of which is
not commercial sales.
b. The retail sales activity does not occupy more than 15 percent of the
gross floor area of the occupied quarters.
c. The retail sales activity is accessory to the principal use.
d. No sign identifying the retail sales is visible from the outside of the
building.
(2) Signs as permitted in ~~c~io~~ ~0-.~,5'i et seq.
(d) Conditional uses. Conditional uses in the I-1 district are as follows:
(1) Outdoor storage area accessory to principal use.
(2) Single-family residential dwelling units accessory to principal uses, provided
that:
a. The nature of the principal use of the property makes it necessary or
highly desirable from both the property owner's and the city's
perspective to have a 24-hour-a-day caretaker or security person
reside on the property.
b. The proposed dwelling unit is designed for and will be used
exclusively by caretakers or security personnel responsible for the
security of the property and the principal use thereof.
c. The proposed building unit will be occupied by no more than two
persons, neither of whom may be under 18 years of age.
d. There will be only one dwelling unit per lot or, if one principal use is
located on several adjoining lots, per principal use.
e. The proposed dwelling unit will not exceed 800 square feet in size
and will be located within a building serving the principal use of the
property which is no less than 10,000 square feet in size.
f. The principal use of the property is not of such a nature that it would
be dangerous or hazardous to residents of the proposed dwelling
unit.
g. The proposed dwelling unit meets all other requirements of this Code
and Minnesota Uniform Building Code for occupancy as a dwelling
unit by a single family. The city council may, if it finds it necessary to
do so for the protection of the health, safety and welfare of persons
who may occupy the proposed dwelling unit, impose additional
reasonable requirements or conditions on the construction and use of
the dwelling unit.
h. The conditional use allowing such a dwelling unit in an industrial zone
is deemed to be unique to the principal use of the property and the
ownership of the property and the principal use. Any conditional use
permits granted under this section shall therefore automatically expire
if the principal use of the property changes or the ownership of either
the property or the principal use of the property changes.
(3) Recycling processing centers.
(4) Bottling and distribution.
(5) Government buildings and facilities.
(6) Broadcasting studios and facilities.
(7) Truck and implement sales.
(8) Commercial kennels (indoor).
(9) Bus storage. Not to exceed ten buses, unless the property has direct access
to an arterial or collector street.
(10) Dry cleaning establishment.
(11) Governmental offices.
(e) Architectural standards. No provision of s~~uo,~ ~~-~:~ except subsection 3+~`-9~~(2)
pertaining to building finish and subsection ~0-93(3) pertaining to roofs applies to
this district.
i / ~ %~~
,Z
'c~3 / ~' / I ~:'v:
Q hti -z ___ 1 G
~a r -~ I :¥ / . ~ / - L
~` ~ ~~~
I ads I / / ~~ / ~~\
/ ~ L
i .. x~ W
,_ ~
/ / - ~
1 ~ W
. ~'' ' ~ ^ I ... ~ N
~ P.,,..P.,,sva.,w~, ' ~ i
N~~ `i ~ ,
:•
• ~
rx ~ n ~
~ ~ 5/lKb y _A ..~
L
qi ~V
F . r ~
S
~---.A?•=N___ 8, ~ i
y ~ i I E /
I
~ 3u ~
Q .
1 ; ` o
' \ '
1 1 i
` f
n
I ~
_~
~ _~_3
~ ~ R ' Y)
~
..J
,. % _...e~~~le i.ra~sm x-
.,..
J
v I
1 ;.~ l I ~ N O 11 d 3 O % 3
~ E
_ _ I I _ _
I ! _ _ _ - 1 _~ s r r r.. ~ i vz n ./.~w n v ~s m ~e .y n- _ _ _ _ _ 1 _ _ _ I _ _ _ _
~
i I
1 ~
~ ~
5 ~ C~ ~~_ - -~ I
r ~ ~ ~`~,~ 3~e ULYSSES i
.~`o~e `gg_zroismv-e;a r-='~~ I ~'`*~E~1
~i, I
a,f fi~•.
~pl % ... t.. ~__-__
~: t=sue .~_"_
1 I
2, - ~
U~' i ~-
S
I
c
e ~ ~~ ~>
I I
L. :~ I
F~ I ~~
~. LPL- ~p I
L~ ~ °~~ - ' --- --
-- =- ~~-.
.. I .~,. ~, ~ ~.
Q
'1~
`\
W
Q
-___-~ -~
'W ~ ~I' I
h ~ I
V O ~ IE
I. I±
U ~ ~f,_
R M ^RI
W p~
. 11-- `_
_~ -r _-
~ _ ~_
' ~ ~ •..
=> ~ ~ ~
t - -s
s z
~-- ~ -'+
4 ~,, a
5 ~ 4p 7g7~~' ~ }
~ ~ ~ ~ ~ ~ ~ i
p p p" p+ p~ a I
I i t ~_
I s' ~g ei '~r
z~r -' a - ^a
i~
~~ I x_.+
8
W
~\J
I
I
I
a
I
I
I
I
I
i ~`
i
' ,, ,.;.
•:~'
`
,~
'
I
I"-
I
a
4
3
k
¢q3
d
~/; /
~~~
~o`=
~ ~>'~
,a ~a_~
'~ eN~~
ghee
2oae
~~~
~hsn
h°
~
~
~
A~O ti
z
~
~
J
n
' y
S
~ 8 y
f
l
~t
%
g
6~
6
!
6
~
$
" S
$ S
s
W ~ i
8 8
33
2 ~
5 z
Z ~ ~ e' C
W
Y
~
9
~ ~ ~
U
~¢ ~ 4
j
g
5
: E
d y
7
F 6 $
~
s s ~
Q ~
°s
Q£
W
Z ~
~
y ~ R n
R
~ &F
~
S ;
~
1 ; R
e j$
~ $e a F
Z
~/ / b ~
a i
o ~ 8 ~ a ~ ~ ~ S
_ 6
W
6 $
a ~
{
g
E
$[
4
~6~
~p$`
y_
p EE
3
W F
F
j 9
~ ; ~
a yy
1~!
d~
s
_
V i
g
^
5
a ~b~
6g
s
W
3
~ I
~ ~~
as
~ }
,
g~i
3E
s6~
a'
4
~ 3_
}
l ~
F $p~~
3~)j)
6
~
~
~
$p
5 s 8j ,
y$ 3
8-
F ~ F ~
6 e
i
~ 6
3~4
y~ 6~g
jj
[S{ Sgt
~
a
~ ~~
{ §
b ~i{€
Z ~ a ~p{{
{ ~
Y ~a {p; ~ ~
E PH
~°
ii ~~;
Y y s S4
~~ 8 _
a ~ ~ a ~€z
i Zt E g 4$~ E
a y ~
tls D Yp ~
[a ~ #~ 8
a
S
b ~5
E$
a
~? $a_
$~`
j~=g~g
l~
i
4
_
Ee
i d =
~~ d £~ 9 8
~: ~
~ 67
qq~ '~
$
~ _
Y.
~c.¢
~
O S
k S
$?
~
~5g£ d !~$ ~ 'E
~b y~ s a !h ~
p$ kL 2ig
P F~ ~3 ~$
{
q'S'6~
~~= y
kC a
F~ d:°
W
Z
W
U
V ,
W
Z
(W
V
W
V ,
W
Q
z
~ ~ i
~~
/c ~J / ~
/. ~~J / ,
c~
~<; ~
~, C>
~ /~c /
, CJ
r ``~
J / C]
<~
/' v~ /' «~
/~ jJ~ \ / IJ~
O
~`~ '~n~~
$~
a~'~
S#~ /.C rJ\~ /
' :-
1-~= C~ Y'
<,
~,#ad ~~,
I
\
~- _ `p.~
~ - ~ ~ -
1u,K.lox -
c_________
3,22,~f.lDN
ZO'Y6Z1
I
~.xl --
C]
______a _._
--------- - -
~
_
„rr
' '
1
I--r.9 ~ ~ a
~ ~ ~ 1
CJ `.- '- o
m t-
O Rg~ ~ ~ 'o
~ 98c ^.8.,d 2 aZ
Imo` ~ - erase r-~ "°°si: __ '.i nvo,°s ROAD 8
\a,v° _~=io3iays-----=pry' ° #Q
IJ~ _ ~ TN1N LAKES' P_ ~ $ e j _'~-e ~- _~ V~
os ~ ~ o ra; J„~ - ., 1
\` xnDe4o~ __ ezm ~ /~' 1 ~~r ~a j p~ I
rI A ,V;~~- o WI ~ O "~hc-~ -^,es8 2f° NY, / --__---7___ RBI
/~- ?' I' ~ - xcencxx~. ie~v~s n zsswY f - ~ _
_ ~v ~ ~9x J ~~ I
_ ~ri'<.i i i I
~> >~ M,Z0=5005 ~~ :5.00~~ 11.. ' ~ TN _ _ - ]9. I
._„_ .. --~'} C] - CJ --N---:.-, a be a; r}9o ``rhl
_ - .:~~ _~
\___
CJ ~ J ~ ~ l _... -- I z
F_ ~~ / F 1
ICj C- SY / J
s o / (J e`re'`s 1
~l~
i .9 •oia i
nl~ ~ ; ,
I / ~_:'- \
81116
M_20,IS.o05
kt~-
s ao_j ixg €
-a as j z
~~Sj ~ ! _}
x6 .a s- y
W Y~aN 6f8 ~ g ~ z_^,J
~a {[ g { ~6 Y
o ~ Cj ~ b ~ i ~ , ~ ti. S
8 ~ f3~. T$! ~ ~ d ~~ 3C ~ F.g! U W 3 ~
a 8~ i d i 1~^
o • • SSS a~-1
i
CJ
F-
[~
C~
<~
-
W
u_
~~~
CJ
Z - 3
W
„_
1='~
~~
U ~
'
>
7
^
v
,
W ;
z
I
~ ~
~
Qti ' W-
M
W
~~
L _
5
~ _
~
Z~
W 3
,.. 3
~~ U~ '
~~-
V '~
I
I
oiJ 5~$
_
~~ I S
I
I
I
~- -
W ~~ I
I
:~ I
I ASS
s 5
=^5
55 1
v /
C/~\j ~~ I
I
S~ I
ai-+ 8g
~~~
°
W I
F~
Q ES{~ •^i
Fi§~ €Y s4
Z 55:.~ 9 f # ~~
:s. e d 3f
a~~ ~'o Y
$. :FR 5 ~ 3a
[ ~ ~f
5
3~Ey Sid
SE• 1 L i i9
~Ye
R
~~-'~ ~8E ~ ~ ~ ~~
E3a.
o •aI
g w
~ ~-~- ^ - 8
8
_______________ YL'L ICI
"~rz, r-.------
T- ---------
--------------------
- ---- --
T-----
;~
4~
~> ~ ~
J
O I I
/ ~
~ -----
.~
---. ~ _~
___...... _.... ~ ~ ~j / m CJ
% ~ ~~ ~ ~ ~~
/ o ~>
_ _ --
4L'SCS~ s 8 __~r: ~s ______-
M_LI,ILZ S ~-- __---~- _-_ --_--
____________ 1:,-
i ~\
^t~`
agfg
5 8
~~~
a-x
~~.~
_v~~_~,
P r~
,/ ~ /,.
S 59~. ~ ^.
_ e/ p•`g 16 SW J~/
~ ~ o/ C fN~ , n J•j4` `r/
- 1'f
_---
~ -
RESOLUTION NO. 12-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Natures Edge Business Center
Case No. P 12-02
WHEREAS, application has been made for final plat approval, pursuant to Section 30-392
of the Elk River City Code of Ordinances, of the property legally described on attached
Exhibit A and hereinafter referred to as "the Propert~~";
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ELK RNER, as follows:
It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed plat is consistent with the Land Use Regulations and conforms
with all of its requirements.
B. The proposed plat is consistent with all applicable general and specialized
city, county, and regional plans including, but not limited to, the city's
Comprehensive Development Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and drainage are suitable for the type and density
of development and uses contemplated.
D. The proposed plat makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services,
facilities and improvements otherwise required herein.
E. The proposed plat will not cause substantial environmental damage.
F. The proposed plat will not conflict with easements of record or with easements
established by judgment of a court.
G. The proposed plat will not have an undue or adverse impact on the
reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the city are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and
duly seconded by Council Member The following voted in favor
of the Resolution:
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 16`" day of July. 2012.
John J, Dietz, Mayor
ATTEST:
Tina Allard, City Clcrk
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-02 Elk Ricer EDA-Natutes Edge\final plat resoludon.docsPage 2
EXHIBIT A
Legal Description:
Outlots A, B and C, GATEWAY BUSINESS PARK, Sherburne County, MN
N:\Departments\Community Development\Planning\Case riles\Plat\P 12-02 F.,lk River FDA-Natures Edge\final plat resolution.docsPage 3
EXHIBIT B
1. Access control shall be deeded to MnDOT from Outlot B.
2. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrants, and may require additional hydrants necessary to preserve
the health and safety of the residents.
3. A wetland buffer of 25 feet applies to all wetlands and a structure setback of 20 feet from
the buffer applies. An exhibit shall be prepared and included in the literature provided to
potential buyers.
4. Wetland boundaries shall be posted in a manner acceptable to the environmental
administrator.
5. In addition to the easements shown on the preliminary plat, the following easements
shall be provided:
a) A 25-foot easement adjacent to the outside edge of delineated wetlands to note,
preserve and protect the required no-touch buffer.
b) A 20-foot pedestrian easement adjacent to the 25-foot easement on the outside
edge of the delineated wetlands to provide for the future construction of a
pedestrian amenity.
6. A NPDES permit is required prior to final approval of construction drawings.
7. 34 shade trees shall be added along the trail on the east side of Twin Lakes Road.
8. Park dedication shall be provided in the following manner:
a) In the form of cash for 19.12 acres lots at the rate applicable at the time of Final
Plat approval. (Currently $2,485 per acre)
9. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
10. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner
or owner's agent has submitted a Final Plat or letter of request for extension.
N:\Departments\Community Der-elapment\Planning\Case Piles\Plat\P 12-OZ Glk Ricer LDA-Natures Edge\final plat resolution.docxPage 4
ORDINANCE 12 - _
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY
FROM LIGHT INDUSTRIAL AND HIGHWAY BUSINESS TO BUSINESS PARK
AND HIGHWAY BUSINESS
CASE NO. ZC 12-03
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. That the duly adopted Zoning Map of the Ciry of Elk River is hereby
amended to rezone the property described on attached Exhibit A from Light Industrial (I-1)
and Highway Business (C-3) to Business Park (BP) and Highway Commercial (C-3) as
shown on Exhibit B.
Section 2. That the rezoning approved by this Ordinance is based on the following
findings:
1. THE REZONING IS CONSISTENT WTH THE CITY OF ELK RIVER
LAND USE PLAN ADOPTED AS PART OF THE CITY OF ELK RIVER
COMPREHENSIVE PLAN.
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 16th day of July, 2012 by the Ciry Council of the City of Elk
River.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
c:\users\jmiller\appdata\local\microsoft\windows\temporary Internet
files\content.ie5\lx7zerlm\ordinance.docs
Exhibit A
The plat of Natures Edge Business Center
c:\users\jmiller\appdata\local\microsoft\windows\temporary Internet
files\content.ie5\ lx7zerlm\ordinance.docx
Exhibit B
,'
'~.Y
1'
.}
1
i
c:\users\jmiller\appdata\local\microsoft\windows\temporary Internet
files\content.ie5\ lx7zerlm\ordinance.docx
RESOLUTION 12 -
RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION FOR VACATING ROAD RIGHT-OF-WAY
Case No. EV 12-01
WHEREAS, the applicant has requested the City Council in a petition dated May 26, 2012,
to vacate such easements according to law; and,
WHEREAS, a public hearing was held on July 16, 2012, before the Ciry Council at the Elk
River City Hall on such petition after due published and posted notice had been given and
all persons interested were given an opportunity to be heard; and,
WHEREAS, the right-of--way was recorded on the plat of Gateway Business Park. Gateway
Business Park has since been replatted as Nature's Edge Business Center and the road right-
of-way is no longer required in this location.
NOW, THEREFORE, BE IT RESOLVED that such petition is hereby granted and
the easement described as follows is hereby vacated:
Exhibit A
Adopted by the Elk River City Council this 16`h day of July, 2012.
ATTEST:
John J. Dietz, Mayor
Tina Allard, City Clerk
RESOLUTION 12 -
RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION FOR VACATING A DRAINAGE AND UTILITY
EASEMENT
Case No. EV 12-01
WHEREAS, the applicant has requested the City Council in a petition dated May 26, 2012,
to vacate such easements according to law; and,
WHEREAS, a public hearing was held on July 16, 2012, before the City Council at the Elk
River City Hall on such petition after due published and posted notice had been given and
all persons interested were given an opportunity to be heard; and,
WHEREAS, the easement as currently written was a rccorded on the plat of Gateway
Business Park. Gateway Business has since been replatted as Nature's Edge Business Center
and the easement is no longer required in this location.
NOW, THEREFORE, BE IT RESOLVED that such petition is hereby granted and
the easement described as follows is hereby vacated:
Exhibit A
Adopted by the Elk River City Council this 16`h day of July, 2012.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk