6.1. - 6.4. PCSC 10-26-2004 Item #'s 6.1. — 6.4.
cty of
Elk
River "�
MEMORANDUM
TO: Planning Commissio
$
FROM: Michele McPherson, 'irector of Planning
DATE: October 26 ,2004
SUBJECT: Case No. LU 04-04, ZC 04-09, P 04-22 & CU 04-33
Request by Fisher Sand & Aggregate & Associated Developers
for a Land Use Amendment, Zone Change, Conditional Use
Permit and Preliminary Plat of Elk River Crossing 6th Addition
Request
The applicants are requesting that the Planning Commission consider the following four
applications:
1. A Land Use Amendment from Light Industrial to Highway Business for Lot 1,
Block 1 Elk River Business Park.
2. A Zone Change from Business Park to Highway Commercial for Lot 1,Block 1 Elk
River Business Park.
3. An amendment to the Elk River Crossing Planned Unit Development (Conditional
Use Permit).
4. Preliminary Plat of Elk River Crossing 6th'Addition
The purpose of these requests is to re-subdivide Lot 1, Block 3 of Elk River Crossing and
Lot 1, Block 1 of Elk River Business Park into two new lots to locate Maxsun Furniture and
Tractor Supply Company.
Location
Southwest corner of the intersection of 179th Avenue and Twin Lakes Road, north of
Industrial Circle
Elk River Business Park—I'04-22
October 26,2004 Page 2
Attachments
• Location Map
• Memo from the City Engineer dated October 12, 2004
• Memo from the Director of Economic Development dated October 11, 2004
• Economic Development Department Inquiry/Prospect Tracking Report 2001 —2004
• Sketch Plan—Tractor Supply/Maxsun Furniture
• Preliminary Plat—Elk River Crossing 6th Addition
Land Use/Zoning
HB Highway Business/PUD Planned Unit Development
LI Light Industrial/BP Business Park
Overview
The subject parcels are currently vacant. Transecting the northeast cornet of Lot 1,Block 3
of Elk River Crossing is a 200-foot wide transmission line easement within which are electric
transmission lines operated by Great River Energy. Also located in this general vicinity is a
storm water detention pond.
Elk River Business Park is currently home to two buildings; a 50,000 square foot multi-
tenant speculative building,within which is housed Great River Energy offices and a
building supply company, as well as Twistmaster Gymnastics. Also located in the Business
Park is a 20,000 square foot building under construction for Gradient Technology, a
research and development operation for the demilitarizing of Army munitions.
Analysis
Land Use Amendment
The Planning Commission needs to consider the land use request prior to the other three
requests. If the land use request is not approved, then the zone change, conditional use
permit and preliminary plat are a moot point.
The Director of Economic Development's October 11th memo outlines the various issues
relating to a land use change in this area. It has been a long-term goal of the City to develop
industrial land. The Economic Development Authority's marketing tagline is to be "the
light industrial hub of the northwest metro". Converting a portion of the Business Park to
Highway Business land use would be inconsistent with this stated strategic goal of the City.
The Comprehensive Plan was recently adopted on August 16, 2004. In it the Plan kept the
area in question as Light Industrial, even though during the Comprehensive Plan
discussions,it was contemplated that this site could be commercial or even mixed use,given
the adjacent development to the north.
The applicant, at the Economic Development Authority meeting, noted that they have had a
difficult time marketing the Business Park and had always intended that Lot 1,Block 1 of
S:\PLANNING\Case Files\2004\P 04-22 E R Crossing 6th\10 26 04 pc memo.doc
Elk River Business Park—P 04-22
October 26,2004 Page 3
Elk River Business Park would be reserved for "higher value showroom warehouse-type
uses". While showroom warehouse-type uses are allowed in some industrial districts
throughout the metropolitan region, the City's zoning district limits the use of warehousing
and retail in the Business Park District. The lots in this business park are the only lots
currently readily available with infrastructure. All other areas zoned business park or
industrial have not been subdivided nor do they have infrastructure.
Given the recent adoption of the Comprehensive Plan, staff recommends that the land use
amendment not be approved and that the parcel in question remain guided for Light
Industrial development.
Zone Change
If the Commission chooses to change the land use to Highway Business, then it can consider
the zone change to PUD. Planned Unit Development zoning is consistent with the zoning
of Elk River Crossing,which is the zoning of Lot 1,Block 3 of Elk River Crossing. The
proposed uses of a furniture store and tractor supply store are consistent with commercial
zoning versus light industrial or business park zoning.
Staff would remind the Commission of the purpose of the Business Park District.
"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 with 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. Highway Business uses are
limited to health athletic clubs, person service establishments and financial
institutions."
True retail facilities such as what is being proposed are considered accessory and are limited
to a maximum of 5,000 square feet of the occupied quarters, or 15% of the gross floor area,
whichever is less. In summary,if the land use designation is changed, then the zone change
to Planned Unit Development is consistent with the land use and adjacent uses.
Conditional Use Permit
The applicant has submitted a sketch plan illustrating the relationship of the two proposed
facilities to each other and the existing transportation facilities. Mr. Maurer, City Engineer
has noted in his memo that two primary transportation issues are of concern as it relates to
site plan approval: 1) the primary shared entrance to the site should be relocated easterly in
order to be aligned with the southern-most entrance into Home Depot located north of
179th Avenue; 2) the site should be designed to work harmoniously in such a way as to
•
require deliveries to both sites to occur from Industrial Circle, as opposed to mixing with the
primarily passenger and commercial traffic off of 179`h Avenue. His other comment relating
to the site is the nature of storm water detention and ensuring that drainage flows and
•
S:\PLANNING\Case Files\2004\P 04-22 E R Crossing 6th\10 26 04 pc memo.doc
Elk River Business Park—P 04-22
October 26,2004 Page 4
calculations are consistent with the original approved drainage plans for both Elk River
Crossing and Elk River Business Park.
Each site will be required to process an individual conditional use permit,if the land use,
zone change and conditional use permit for the PUD amendment are approved. The
Planning Commission and Council will then have an opportunity to evaluate the building
designs against the design standards for the Elk River Crossing PUD.
Preliminary Plat
The preliminary plat provides lot area and lot width consistent with the Planned Unit
Development standard used for the approval of Elk River Crossing,which required a
minimum of 1 acre lot areas. The PUD zoning allows for negotiation between the City and
the applicant in regards to setbacks, parking requirements,landscaping. These issues will be
evaluated as part of the specific site plan review.
Mr. Maurer notes in his memo that Twin Lakes Road should have limited access to prohibit
driveways onto it.
Recommendation
Staff recommends that the Planning Commission recommend denial of the request to
change the land use designation for Lot 1, Block 1 Elk River Business Park from Light
Industrial to Highway Business. If the land use request is approved, the Commission should
then act on the remaining three requests.
S:\PLANNING\Case Files\2004\P 04-22 E R Crossing 6th\]0 26 04 pc memo.doc
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River Case Number: ZC 04-09, LU 04-04, CU 04-33 & P 04-22
v of
River
13065 Orono Parkway
Elk River,MN 55330
October 12, 2004
File: 824480J-0240
Ms.Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: ELK RIVER CROSSING 5'H ADDITION
PRELIMINARY PLAT REVIEW
Dear Ms.McPherson:
As requested,we have reviewed the preliminary plat for Elk River Crossing 5th Addition.
Based on our review and comments received at the staff review meeting,we would offer the
following comments:
1. The preliminary plat of Elk River Crossing 5th Addition proposes to combine and replat
Lot 1, Block 3 Elk River Crossing and Lot 1, Block 1 Elk River Business Park. Together
with the preliminary plat approval,the developers are asking that the portion of the plat
previously known as Lot 1, Block 1 Elk River Business Park be rezoned from Business
Park to Planned Unit Development,to allow commercial development. The proposed
preliminary plat would create two new lots fronting on both 179` Avenue and Industrial
Circle.
2. The plat should provide limited access along the entire Twin Lakes Road (Tyler Street)
frontage.
3. Although the site plans for each lot are not under consideration at this time, it is
important to note that access for both customers and deliveries to the two lots will be a
major consideration. The lots should be laid out in such a fashion and/or cross access
agreements provided between the two lots that a single main access point can be
provided off 179th Avenue to service both lots. This access point should line up with the
Home Depot access located on the north side of 179th Avenue. Also, it would be
important to lay out the two sites so that large vehicles providing deliveries to both sites
Phone:763.635.1000
Fax:763.635.1090
www.ci.elk-river.ma.us
Elk River Crossing 5th Addition
October 12,2004 Page 2
could access from Industrial Circle where industrial traffic is expected, rather than 179th
Avenue where vehicle traffic utilizing the commercial establishments is expected.
4. With this proposed rezoning to provide two fairly large commercial sites where one
smaller commercial site was originally laid out,there will be a significant increase in the
amount of left turns off 179th Avenue into both lots. We would recommend that as a
condition of any rezoning,the plat be required to pay$15,000 for the re-striping of 179th
Avenue/Zane Street to a three-lane configuration with a center left turn lane. Currently,
Zane Avenue and 179th Avenue are striped with two southbound lanes and one
northbound lane. We believe that a three-lane configuration with a center left turn lane
will operate much more efficiently with commercial left turn opportunities to both sides
of the roadway.
5. There is an existing drainage and utility easement shown on the preliminary plat, but not
called out. This is located in the northeast corner. There is currently a storm drainage
ponding facility constructed in this drainage and utility easement for the portion of the
plat which falls within Elk River Crossing. The portion of the plat which currently falls
in Elk River Business Park has a different drainage concept with storm water being
collected and conveyed further south to a larger regional pond. Although there is
existing storm drainage facilities to handle the runoff from this entire area,it will be
important to determine that the amount of drainage flowing to each system is consistent
with the original design.
If you have any questions regarding any of these comments, please call.
Sincerely,
Terry J. Maurer,P.E.
City Engineer
S:\PLANNING\Case Files\2004\P 04-22 E R Crossing 5th\Engineers memo.doc
ITEM # 8.
Ji
City of
Elk
River
MEMORANDUM
TO: Economic Development Authority
FROM: Catherine Mehelich, Director of Economic DevelopmentC�
DATE: October 11, 2004
SUBJECT: Consider Recommendation to City Council on Land Use
Amendment and Zone Change - Elk River Business Park
Attachments
• Site Plan—Tractor Supply and Maxsun Furniture
• Preliminary Plat
• Staff Memo from Director of Planning, Michele McPherson
• 2001-2004 Economic Development Dept. Inquiry/Prospect Summary Report
Background
In order to allow for the construction of two retail prospects, the owners of Elk River
Business Park, Fischer Sand& Gravel/Associated Investors of Elk River, have requested the
following actions:
• Land use amendment to change the land use of certain property from LI (Light
Industrial) to HB (Highway Business)
• Rezone certain property from BP (Business Park) to PUD (Planned Unit
Development)
• Preliminary Plat Approval of Elk River Crossing 5th Addition
Issue
The Planning Commission will hold public hearings on the three actions listed above at its
October 26th meeting. As in the past, the EDA is requested to provide comment and a
recommendation to the Planning Commission and City Council with regard to the proposed
change from Business Park/Light Industrial. Representatives from the property owners will
be at the meeting to discuss the proposed project.
Proposed Project
The proposed Preliminary Plat is attached for review. The proposal combines the northeast
parcel of Elk River Business Park Lot 1, Block 1 (5-acres) with the southern portion of Elk
Elk River Business Park
EDA Meeting October 11, 2004
Page 2 of 3
River Crossing PHD and subdivides them into two new lots. The new plat would allow for
the construction of two separate retail showroom buildings, Tractor Supply and Maxsun
Furniture. Access would be from both 179`h Avenue (customer traffic) and Industrial Circle
(deliveries).
Analysis and Recommendation
Based on the EDA's mission to be the "Light Industrial Hub of the Northwest Metro", staff
recommends that the EDA recommend denial of the land use amendment and rezoning for
the following reasons:
• The proposed project would remove 5-acres of readily available land for light
industrial development. In 1996 the EDA and City Council strategically identified
and rezoned areas for Business Park/Light Industrial use. With the exception of
Mulvaney Point, all other Business Park land in Elk River does not have the
infrastructure necessary to allow for development in a short period of time. The
attached memo from Director of Planning, Michele McPherson provides
information related to the recent Comprehensive Plan discussions surrounding the
Elk River Business Park.
• While the economy has slowed since 2001, neighboring cities have experienced a
boom in industrial development. This is primarily due to those cities owning their
own industrial/business parks. In an effort to make the privately-owned business
parks competitively priced with neighboring communities, the City has actively
marketed the Elk River Business Park and provided Tax Rebate (Abatement)
Financing to write-down the cost of land to industrial users. The attached Economic
Development Department Inquiry/Prospect Tracking Report indicates a relatively
constant amount of light industrial prospects that vary in project size over the past 3
and half years. The market is experiencing an upturn, as noted in last month's
prospect report.
• The proposed project interferes with the intent of the Business Park zone for light
industrial uses. During the 2000 Strategic Industrial Marketing Plan process, Duckor
&Associates was told by several light industrial interviewees that they chose to not
locate in Elk River due to the perceived amount of retail/service businesses in the
original industrial park areas of Elk River.
• The East Ella River development and construction of Twin Lakes Road was with the
purpose and intent of creating areas for light industrial development, including Elk
River Business Park and the EDA's purchase of the Brown property. The Contract
For Private Redevelopment between the EDA and the owners of Elk River Business
Park, dated July 30, 1999, defines the "Business Park Project" as follows:
"..the development of approximately 200,000 square feet, and the provision for
development of an additional 100,000 square feet, of light industrial building space
on the Business Park Property, together with all of the roadways, parking facilities,
F:ASHRDOC\EDA\TIF\TIF19\10.11.04 eda.doc
Elk River Business Park
EDA Meeting October 11,2004
Page 3 of 3
walks, landscaping, utility and other onsite improvements necessary in connection
with and in order to facilitate development of the Business Park Property."
As part of the agreement a Development Schedule was based upon full build-out of
the Elk River Business Park. City Attorney, Peter Beck will be at the EDA meeting
to answer questions related to the 1999 Development Agreement.
F:ASHRDOC\EDA\TIF\TIF19\10.11.04 eda.doc
. -I/
v of
Llk
River
13065 Orono Parkway Economic Development Department
Elk River,MN 55330
Inquiry/Prospect Tracking Report
2001 2002 2003 Jan-Aug'04
Total Inquiries 75 48 75 67
Commercial 30 17 29 21
Industrial 45 31 46 41
Light Industrial NA 21 34 20
Heavy Industrial NA 10 12 4
Distribution/Warehouse NA NA NA 3
Commercial-Service NA NA NA 14
Other NA NA NA 5
Nature of Light Industrial Inquiry
Lease Space 12 6 10 6
Land/Building 28 13 9 13
Other (info/$) 5 2 11 1
Light Industrial Size
Small (Less than 10,000-sf) 16 5 5 8
Medium (10,000-sf,to 29,000-sf) 10 13 9 5
Large (30,000-sf+) 13 6 6 5
Other (spec/info) 6 3 11 2
Active Prospects 10 7 6 9
Located in Elk River, cumulative 2 1 3 6
NA/Unknown 29 10 19
Located Site Elsewhere 7 5 3 2
Big Lake 2 1
Ramsey 1
Other 5 4 2 2
Phone: 763.635.1000
Fax:763.635.1090
F:ASHRDOCAEDAAPROSPEC ■2004 Inquiries\200 I.2004summaryrpt.doc
www.d.elk-riveunn.us
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