6.1. SR 04-17-2000'"ity of
Item # 6.1.
iver
TO:
FROM:
MEMORANDUM
Mayor & City Council
Michele McPherson~rector of Planning
DATE: April 14, 2000
SUBJECT:
Reconsideration of Approval of ZC 00-2 and
LU 00-2, Hoyt Partners
Request
The City Council, at its April 10, 2000 meeting agreed reconsider their approval to
change the land use and zoning of Parcel 3 (see attached map) of the Hoyt Partners
request to Highway Business and Highway Commercial from Light Industrial and
Business Park.
Attachments
· Location Map
· Parcel Map
· Driveway Layout- Option A
· Driveway Layout- Option B
· Driveway Layout- Option C
· Country Crossing Business Center 2nd Addition
Analysis
The original staff report and the action of the Planning Commission recommended that
Parcel 3 remain in Business Park Zoning. It was not intended to be zoned commercial.
Parcel 3 is located west of and adjacent to the westerly driveway of the Sherburne
County Government Center. It will be separated from Highway 10 by the extension of
Business Center Drive. While still visible from Highway 10, it does not have the
proximity or the same level of visibility as Parcel 2.
The location and size of Parcel 3 creates concerns from a traffic generation, conflict,
and access control standpoint. After dedication of right of way, Parcel 3 will be about
three acres in area. This could provide adequate room for up to three uses and would
necessitate two access points from Business Center Drive (see attached Driveway
Layout - Option A). Due to the shape of the parcel, one driveway would be directly
adjacent to the entry for the Government Center and the second would be on the
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council/LU00-2 and ZC00-2
April 14,2000
Page 2
reverse curve on Business Center Drive. Both access points are in poor locations. The
types of uses permitted in the Highway Commercial District increase the odds that
Parcel 3 would be used for high traffic generating uses (fast food restaurants, retail strip
mall, daycare, banks, etc). For comparison, the Holiday Station, strip mall, and
Applebee's Restaurant are on parcels whose combined size is just slightly larger than
Parcel 3.
If Parcel 3 remains a lot, but is rezoned to Business Park, the best-case scenario for
driveway locations is depicted in Option B. Only one driveway would be allowed from
Parcel 3, which would line up with a driveway for the parcel to the north. The driveway
location is still not ideal, due to it's location on a curve, but the number of driveways
would be reduced. A parallel example is the commercial site at Joplin and Business
Center Drive. The driveways exiting from the rear of the Holiday Station/strip mall are
all located on the "flat" part of the road.
The ideal scenario would be to have Parcel 3 disappear, and a large business park
user locate adjacent to the government center that would share a driveway located
somewhere in the center of the stretch between the government center and Waco
Street (Option C). This driveway would also line up with the parcel north of the
business park. Another adjacent user could also share this driveway.
Maintaining the maximum amount of Business Park land is also consistent with the
Economic Strategic Plan goal of increasing the industrial tax base in the City.
Alternate Parcel 3
If the Council feels that additional commercial would be a benefit to the Western Area,
an alternate location for Parcel 3 would be at the intersection of Waco Street and
Business Center Drive. This again would mirror the situation at Joplin and Business
Center Drive (see attached map). A parcel at the corner is zoned Business Park but
guided commercial. This would allow facilities like hotels, daycares, Class 1
restaurants as conditional uses. Other uses such as health clubs, banks, and personal
service establishments would be permitted uses.
Recommendation
Staff recommends that the City Council:
Amend its motion for approval of LU 00-2 and ZC 00-2 to not include Parcel
3, and
Direct the Planning Commission to evaluate commercial land use for a parcel
at the intersection of Waco Street and Business Center Drive.
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1.3065 Orono P~rkw.~y · P.O. Box ~90 CAS E'
107,58 Ac.
'~~~.W. CORNER Of' THE EAST I/2
OF 3'HE ~.W. I/4, S~C. 31.
SHERBURNE
~.~ COUNTY
GOVERNMENT
CENTER
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N.W. Co~ner of N.W. I/4
of S,W. I/4. A S~l'burne
County Cast Iron
..---South linelof the right-of-way
i,/ of U.S.,, Hi~.ay No. lO ............
llne of the N.W. I/4 of the S,W. I/4, Sec. 52. T. 53, R. 26.
CROS."HNG T(.~WNHC, HE.'-; COUNT,RY CR(.%";5!NG TOWNH(.~HE[H
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CITY OF ELK RIVER,
SHERBURNE COUNTY, MN.
VICINITY MAP
GRAPHIC SCALE
Scale: I ~nch = ~00 feet.
For the purposes of this plat, the West
line of the N.W. I/4 of S.W. I/4, Sec. 32,
T. 33, R. 26, is assumed to bear
South 0° 35' 51" East.
o Denotes I/2 inch x 14 inch iron pipe set
with a plastic plug stamped R.L.S. 8194.
· Denotes iron monument found.
Drainage and Utility Easements are shown
thus:
t
Being I0 feet in width and ad~oining right-
of-way lines, also being I0 feet in width
and ad~oining lot lines, unless otherwise
indicated, as shown on the plat.
John Oliver & Associates
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