10.3. SR 04-06-2015City of
Elk
River
Request for Action
To
Item Number
Mayor and City Council
10.3
Agenda Section
Meeting Date
Prepared by
Work Session
Aril 6, 2015
Chris Leeseber , Park Planner - Planner
Item Description
Reviewed by
Focused Area Study: Southern Twin Lakes Road
Cal Portner, City Administrator
Business District
Reviewed by
Action Requested
Review and discuss the proposed uses in the Southern Twin Lakes Road Business District.
Background /Discussion
In November of 2014, the City Council reviewed a request for an ordinance amendment to establish the
Southern Twin Lakes Road Business District, a new zoning district that would encompass the Focused
Area STudy (FAST). The Planning Commission reviewed the proposal over three meetings and
unanimously recommended approval of the request in November of 2014.
The Council asked that the item come back during two work sessions with half of the eight sub - districts
being discussed at each meeting. The Council also requested the following:
1. Provide maps of the study area as part of the packet.
2. Identify existing business uses in the sub - districts, and what impacts of the amendment.
The four sub - districts being reviewed during this work session are:
• The Point
• The Pinnacle
• Office Village
• The Hinge
Attached are two exhibits identifying the Current Uses vs. Proposed Uses, and the Proposed Uses by
Sub - district.
Only one property would be rezoned to a non - conforming use, the former Saxon site (Skeeter). It is
currently zoned C -3 Highway Business, but has an underlying land use of Residential. The proposed
High Density Residential Zoning district is consistent with the approved Comprehensive Plan.
Two of the districts would require Conditional Use Permits for currently allowed Permitted Uses.
Financial Impact
Public Notice in Star News
Attachments
Maps of the four sub - districts
Current Use vs. Proposed Use
Proposed Uses by Sub - Districts
P a w E A E U s r
NaA f RE]
Office Village
a. Purpose. The Office Village a subzone of the 171st Focused Area Plan provides
for redevelopment toward large office, Business Center, and showroom businesses.
Good visibility but poor access once the transportation system is finalized will yield
attractive, destination type development opportunities. The focus of the district is
job creation, where Highway access is not a necessary component of successful
businesses. Most development is less than 3 stories.
b. Uses. Permitted, Accessory, and Conditional uses applicable to the Office Village
sub -zone are listed in section 30 -3=.
c. Bulk Regulations. Bulk regulations applicable to the Office Village sub -zone are
listed in section 30 -XX1.
d. Architectural Standards. Architectural Standards applicable to the Office Village
sub -zone are outlined in section 30 -938.
�lA anA arenic all imPacrl�t coverage, anA cerM1anka
The Hinge
a. Purpose. The Hinge, a subzone of the 171st Focused Area Plan, facilitates
development that is not centered on access, as anticipated changes to Highway 10
access will impact traditional Highway centric uses. Care should be employed to
provide site design that can accommodate fronting both 171 st and Twin lakes
Parkway. Uses are Jobs and services centric, recognizing the shift in traffic patterns.
Accessory improvements, i.e. seating, trails, lighting etc. shall be employed to
maximize the benefit of the wetlands within the area.
b. Uses. Permitted, Accessory, and Conditional uses applicable to the Hinge
sub -zone are listed in section 30 -XXX.
c. Bulk Regulations. Bulk regulations applicable to the Hinge sub -zone are listed in
section 30 -XX1.
d. Architectural Standards. Architectural Standards applicable to the Hinge sub -zone
are outlined in section 30 -938.
�lA anA arenic all imPacrl�t coverage, anA cerM1anka
The Pinnacle District
a. Purpose. The Pinnacle Zoning district, a subzone of the 171 st Focused Area Plan,
is established to provide an environment for certain industrial, office, and commercial
uses which are compatible with and complement each other. The focus of the district
is job creation, where Highway visibility is not a necessary component of successful
businesses. Most development is less than 3 stories.
b. Uses. Permitted, Accessory, and Conditional uses applicable to the Pinnacle
sub -zone are listed in section 30 -3=.
c. Bulk Regulations. Bulk regulations applicable to the Pinnacle sub -zone are listed in
section 30 -XX1.
d. Architectural Standards. Architectural Standards applicable to the Pinnacle
sub -zone are outlined in section 30 -938.
�lA anA arenic all imPacrl�t coverage, anA cerM1anka
The Point District
a. Purpose. The Point, a subzone of the 171 st Focused Area Plan, is established to
provide an environment for High density residential development, maximizing the
recreational and aesthetic benefits of the river. Most development is less than 3
stories.
b. Uses. Permitted, Accessory, and Conditional uses applicable to the Point sub -zone
are listed in section 30 -XXX.
c. Bulk Regulations. Bulk regulations applicable to the Point sub -zone are listed in
section 30 -XX1.
d. Architectural Standards_ Architectural Standards applicable to the Point sub -zone
are outlined in section 30 -938.
�lA anA arenic all imPacrl�t coverage, anA cerM1anka
The Pinnacle (C-
3)
Current Use
Current
Application
Proposed
Application
The Point (C-
3)
Apartment
Not Allowed
P
Car /RV /Truck Sales /Service
CUP
Not Allowed
Office - Medical
P
CUP
The Pinnacle (C-
3)
Commercial retail
P
P
Car /RV /Truck Sales /Service
CUP
CUP
Office
P
P
Office Village (C-
3, PUD, I -1)
ar /RV /Truck Sales /Service
CUP
CUP
kight Manufacturing industrial
P
P
The Hinge (C-
3, PUD, I -1, BP)
Car /RV /Truck Sales /Service
CUP
CUP
Light Manufacturing industrial
P
CUP
Trucking
PUD
PUD
Residential
Not Allowed
Not Allowed
P = Permitted Use
CUP = Conditional Use Permit
Would be non conforming
Continued to be allowed with CUP
Continued to be allowed with CUP
Yellow -uses currently in the four Sub - Districts
Sec 30 -1591 U ses
Uses by Sub -D istrict
F
a
F
E"x
v
O�
Aboveground storage tanks.
C
C
C
Accessory structure prove e e materials are the same as those
of the existing principal structure.
A
A
A
Agricultural uses (less than five -acre lot size).
Agricultural uses (more than five -acre lot size).
Apartments subordinate to the principal use.
Boardinghouses.
C
Bottling and distribution.
C
C
Broadcasting studios and facilities.
C
C
us storage. Not to exceed en buses, unless the property has
direct access to an arterial or collector street.
C
C
Business and professional offices.
P
P
P
Car, truck, RV and marine sales and service.
C
C
C
Carwash facilities.
C
Cemeteries minimum lot size four acres.
Class I restaurants.
P
P
P
Class 11 restaurants.
P
P
P
Commercial and residential parking lots and ramps.
Commercial kennels
C
C
Commercial parking lots and ramps.
Commercial recreation facility.
C
C
C
Conditional home occupations.
Convenience retail sales of goods and services.
P
Convenience store.
P
C
Cooperative gardening in preserved open space.
Development of property within 50 feet of e wild and scenic river
district.
C
C
C
C
Dry cleaning and laundry establishments.
C
C
C
Duplexes.
P
Educational institution.
C
C
Educational /institutional uses.
C
Enclosed light manufacturing with related retail sales.
C
C
Equipment rental businesses.
C
Financial institutions.
P
C
P
Golf courses and country clubs.
Governmental buildings and facilities.
P
C
C
Governmental offices.
P
C
C
Home occupations.
Homeowner - occupied bed and breakfast establishments shall be
allowed in all residential districts as a permitted use, subject to site
plan review, provided the use complies with the following criteria:
a. Off street parking shall be provided at a rate of one space per
guest room plus those required for the single - family use. A piggy-
backed or tandem parking arrangement is permitted; b. Off street
parking shall be provided on an existing driveway; c. Signage shall
be limited to one freestanding sign, not to exceed four feet in
height and eight square feet in size, and one wall sign not to
exceed four square feet in size. Signs shall not be illuminated; d.
The exterior appearance of the structure shall not be altered from
its single - family character; e. The proposal shall comply with all
building and fire code requirements; If the proposed bed and
breakfast business does not comply with one or more of the above
criteria, it will require a conditional use permit.
Horticulture and floriculture services in preserved open space.
Hotels and motels.
C
Hotels.
Institutional uses.
C
C
C
C
Licensed day care facilities for 17 or more children.
C
Licensed daycare facilities for 16 or fewer children.
P
Light manufacturing.
P
C
P
Loading areas /overhead doors when located in front yards.
C
C
C
Mail order operations.
P
C
P
Medical, dental, and optical labs.
P
P
Model homes in compliance with section 30 -800.
P
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v
Sec 30 -1591 U ses
F
F x
O
�
F
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
C
C
C
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.
Motor vehicle service stations.
C
C
Motor vehicle specialty shops.
C
C
u ip e- ami y dwellings provided a business /commercial uses
at street level occupy the floor.
Multiple - family dwellings without commercial on first floor.
Multple- family dwellings
P
Non - homeowner - occupied bed and breakfast establishments,
located on a collector street or above, as identified in the city's
comprehensive transportation plan, shall be a conditional use in all
residential districts, provided the use complies with the following
criteria:
Nonprofit clubs, lodges or halls.
C
C
C
X
Nurseries, produce mares, and garden centers, which may
P
X
include outdoor display.
Offices.
P
C
P
Off -sale liquor stores.
C
On -sale liquor establishments.
C
C
Outdoor storage area accessory to principal use.
A
A
Outdoor storage, provided the storage area is a. Is accessory to a
principal permitted or conditional use; and b.Complies with the
accessory structure setback requirement applicable to the
property; and c. Is no larger than 30 percent of the building area;
and d. Includes screening so as to provide a visual barrier. Any
C
such barrier shall reduce visibility in a manner that restricts vision
of the object being screened, but is not required to totally block the
vision of any such object. 1. Screening shall be consistent with the
screening requirements outlined for Outdoor Storage within the
Business Park zoning district
Outpatient health care facilities.
P
C
P
awns ops (2bU-Toot setback rom any residential zone an -
foot setback from schools, parks, day care centers, churches and
C
other pawnshops, measured from the property line).
Permitted home occupations.
Personal service establishments.
P
P
Physical recreation and training.
P
P
P
Printing shops and publishing shops.
P
P
Private kennels on parcels Tive buildable acres or greater,
excluding lots located in cluster subdivisions (see [subsection
Private kennels on parcels less than five buildable acres or lots
located in cluster subdivisions.
Private stables in preserved open space.
Produce markets.
Public parks, playgrounds and open space.
P
P
P
P
Recycling processing centers.
C
C
Repair and maintenance, excluding auto repair.
C
C
P
Research and development laboratories.
P
P
P
Research /design facilities.
P
P
Retail sale of gasoline.
C
Retail shops and stores.
P
P
P
Sale of firearms.
C
P
P
Sauna establishments.
C
Shopping centers.
C
C
Showroom space.
P
P
P
Single family dwellings.
P
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Sec 30 -1591 U ses
F
F x
O
�
F
State - licensed residential facilities or housing with services
establishments registered under Minn. Stats. ch. 144D
serving six or fewer persons, licensed day care facilities
serving 12 or fewer persons and group family day care
facilities licensed under Minnesota Rules, parts 9502.0315 to
9502.0445, to serve 14 or fewer children, except that a
P
residential facility whose primary purpose is to treat juveniles
who have violated criminal statutes relating to sex offenses
or have been adjudicated delinquent on the basis of conduct
in violation of criminal statutes relating to sex offenses shall
not be a permitted use.
Telecommunication operations.
P
C
P
emporary mobile homes used as a residence.
erapeu is massage and sauna establishments operated as a
home occupation.
erapeu is massage When offered within the confines of a
P
P
medical or chiropractic clinic.
Towers less than 60 feet in height.
Townhomes, 12 units per structure Maximum
C
own homes, with no more than six dwellings per structure i in a
row or no more than eight dwellings per structure if back -to -back.
Triplexes.
P
Truck and implement sales.
C
C
Veterinary clinics.
C
C
Vocational, technical and trade schools.
P
C
C
Warehouse space exceeding bO percent of e total building floor
C
C
C
area up to a maximum of 65 percent.
Warehouse space not exceeding 50 percent of the entire building.
P
C
P
Wayside stands in preserved open space.
Wholesale businesses.
P
P
Zero lot line development.
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