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6.12. SR 04-19-2004City MEMORANDUM Item # 6.]2 TO: FROM: DATE: SUBJECT: Mayor and City Council Michele McPherso/~irector of Planning April 19, 2004 LU 04-02 Request by City of Elk River for Land Use Amendment Request The City of Elk River requests that the City Council consider a land use amendment for City-owned property from CC (Community Commercial) to LI (Light Industrial). Attachment · Location Map · Business ParkUses · Resolution 04 - __ Approving the Land Use Change Location Lot l, Block 2, Country Crossing Business Center - Southwest corner of the Business Center Drive and Joplin Street Intersection 60-Day Rule In order to comply with the 60-day statute, this item requires action by April 23, 2004 Zoning and Land Use BP (Business Park)/CC (Community Commercial) MemotoMayorandCityCounc~/LU04-02 Aprill9,2004 Page 2 Analysis The City of Elk River purchased the subject property as tax forfeit in 2001. The intent of the purchase of the property was to provide additional business park development when appropriate. The City has a proposal before it for a 20,000 square foot multi-tenant industrial building to be developed by Orluck Industries. In order for the development to move forward, however, the underlying land use must be consistent with the Business Park permitted uses. Business Park uses are dependent on the underlying land use of the zoning district. Uses are allowed whether the underlying land use is Light Industrial or Highway Business. No uses are identified for when the underlying land use is Community Commercial. The underlying land use could be changed to Highway Business, however, the site is not directly on the highway, nor is it large enough at 2.97 acres to support uses that would have a regional draw. In addition, surrounding properties to the south and west have an underlying land use of Light Industrial and are occupied by uses that are industrial in nature. Approving the land use amendment to Light Industrial would allow uses such as light manufacturing, research and development laboratories, offices, mail order operations, showroom space, and repair and maintenance uses excluding auto repair. Planning Commission Action The Planning Commission conducted a public hearing on the item at its March 23, 2004 meeting. No one spoke for or against the request. The Planning Commission voted unanimously to recommend approval of the request to the City Council. Recommendation Staff recommends that the City Council approve the land use request, as it is consistent with surrounding uses and would not have an adverse impact on those same uses. S:\PLANNING\Case Files\2004\LU 04-02 City of Elk River\CC memo 4 19.doc PARK BUSINESS CENTE OUTLOT A SECOND ADD/: 183RD AVENUE TOWNHOMES THIRD ADD. ORONO COUNTY FAIR GROUNDS SOFTBfLL PARl SITE ORONO PARKWAY OAK SAVANNA )AK SAVANNA \/ '/'/~ © ORONO 18:iN[ AVEI~UE Case Number:. Location Map LU 04-02 CITY OF ELK RIVER N § 304295 ELK RIIZER CODE (19) Ministorage. (20) All uses allowed as a conditional use in the I-1 zone. (e) Arc2~tect~ral sta~gar~s. No provisions of section 30-928 except subsection 80-938(2) per- taining to exterior building finish and subsection S0-928(8) pertaining to roofing standards applies to this district. (Code 19S2, § 900.12(15)) Sec. 30-1294. BP business park district. (a) (i) (2) P~rpose. The business park district is established to encourage a planned, integrated envi- ronment for certain industrial, office, and commercial .uses which are compatible with and complement each other as well as the surrounding land uses. The under- ]>dng land use designation within the dis- trict may vary and may be either light' industrial or highway business. Develop- ment within the business park district (2) d. Biai] order operations. e. Telecommunication operations. f. Sherburne County fair. g. Warehouse space not exceeding 50 percent of the entire building. h. Showroom space. i. Repair and maintenance, excluding auto repair. Permitted uses allowed when the under- lying land use is highway business are as follows: a. Health athletic clubs. b. Personal service establishments. c. Financial institutions. (c) Accessory ~ses. Accessory uses in the BP district are as follows: (1) Off-street parking lots or facilities. (2) Private recreational facilities. will correspond with the land use desig~ · .(~: P.u>l~c shelters and essential services. nation. Industrial and office uses are al-.ii lowed where the land use demgmat~on .~s ~ : ~:i;~Y' R~ail sales, pro,tided the following condi- light industrial, and commercial uses are tions allowed where the land use designation is highway business, a. It is the intent of this section that devel- opment reflect conzmon themes using com- patible architectural design and consis- tency in signage, landscaping, and lighting. It is also the intent to encourage busi- nesses which generate a high number of jobs per square foot rather than predom- inantly warehouse type uses. (b) Per~n$tte~ ~zses. Permitted uses in the BP district are as follows: (1) Permitted uses allowed when the under- 1)dng land use is light industrial are as ' follows: a. Light manufacturing. b. Research and development laborato- ries. c. Government, business, and profes- sional offices. are met: The re'ail 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 ]ess. c. The retail sales activity shall be re- lated and subordinate to the princi- pal use. d. _No sigm identif)~ing or promoting that retail sales occur within the building shall be visible from outside the buff& ing. e. Freestanding retail shops and stores shall be limited to those which com- plement other uses within the busi- CD30:138 LA]VD DEVELOPMENT REGULATIONS '-~ § 80-1294 ness 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/whole- sale sales. (5) Therapeutic massage when offered within the confines of a medical or chiropractic clinic. (6) Temporary sigms as permitted in section 80-S51 et seq. (7) Permanent signs. Not withstanding the provisions of section $0-S50 et seq., the following requirements shall be met: ~. -Alt freestandin~ signage shall be of a monument style si~n and have a max/n:um size of 64 square feet and ' height of eight feet. b. One on-premise business wall sign per occupancy, not to exceed two square feet in sigm area for each linear foot of the building fl'ontage up to a maximum of 12S square feet per occupancy is permitted. (d) Conditional uses. Conditional uses in the BP district are as follows: (1) Conditional uses allowed when the under- ly/n~ land use is light industrial are as follows: a. Warehouse space exceeding 50 per- cent of the total building floor area up to a maximum of 65 percent. b. Vocational, technical and trade schools. c. Loading areas/overhead doors when located in front yards. d. Aboveground storage tanks. e. Government buildings and facilities. (2) Conditional uses allowed when the under- ]~dng land use is highway business are as follows: a. Hotels and motels. b. Licensed day care facilities. c. Retail shops and stores which eom- plement and serve the business park, subject to the standards set forth in subsections (c)(d)e and f of this sec- tion. d. Motor vehicle specialty service sta- tions. e. Loading areas/overhead doors when located in front yards. f. Class I restauramts. (e) Additio~zal standards. The following addi- tional standards apply in the BP d/strict: (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 mad overhead doors shall be designed to be compatible with the principal building. Architec- tural techniques and landscaping shall be employed to ~reduce visual impacts from adjacent properties and roadways. (2) Dumpsters a~d refuse enclosures. a. All dumpsters shall be completely screened from public view by using enclosures constructed of similar ma- terial as the principal building. b. ' Refuse enclosures shall include gates and be located in designated rear or side yards. ($) ~ooftop or ground e~,ec~ricaf eq~]3m, e~zt; a. All utility equipment shall either be: 1. Screened fi'om the eye level view of adjoining properties by use of exterior walls and/or land- scaping; Supp. No. 2 CD30:139 CITY OF ELK RIVER RESOLUTION NO. 04 - A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM CC (COMMUNITY COMMERCIAL) TO LI (LIGHT INDUSTRIAL) Case No. LU 04-02 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 on Tuesday, March 23, 2004 and recommended approval regarding the Comprehensive Plan amendment request for the property generally described as: Lot 1, Block 2, Country Crossing Business Center, Sherbume County, Minnesota WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the following: The land use is consistent with the surround land uses. The use would not have adverse impacts on the surrounding land uses. The proposed changes are 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 CC (Community Commercial) to LI (Light Industrial). PASSED by the City Council of the City of Elk River this 19th day of April, 2004. ATTEST: Stephanie Klinzing, Mayor Joan Schmidt, City Clerk S:kPLANNING\Case Files\2004\LU 04-02 City of Elk River\Resolution.doc