6.9. & 6.10. SR 06-19-2000of
Item 6.9. & 6.10.
River
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Scott Harlicker, Senior Planne~
June 19,2000
Request by City of Elk River for Land Use Amendment and
Zone Change, Public Hearing - Case No.'s LU 00-4 and ZC 00-4
Request
Consider a request by the City of Elk River for a land use amendment from LI
(Light Industrial) to HB (Highway Business) and a zone change from BP
(Business Park) to C3 (Highway Commercial).
Location
Outlot D, Elk Path Business Park
Zoning/Land Use
BP (Business Park) / LI (Light Industrial)
Attachment
· Location map
· Survey of property
· Resolution No. 00-
· Ordinance No. 00-
· Permitted uses in C3 district
Overview
The request involves a land use and zone change for 3.74 acres located at the
southeast corner of Business Center Drive and Waco Street. The property
currently has a land use designation of Light Industrial and is zoned Business
Park. The City would like the land use designation changed to Highway Business
and the zoning changed to Highway Commercial. This parcel is part of 87 acres
owned by Hoyt Partners that is currently zoned business park.
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/ZC 0-4 & LU 00-4
June 19, 2000
Page 2
The property owners have petitioned the City to extend Business Center Drive
and municipal utilities across their property. Other improvements in the area
include realigning Waco Street and signalizing the Waco Street/Highway 10
intersection. Realigning Waco Street to the east will create the west boundary of
the property and the extension of Business Center Drive will create the north
boundary.
The City recently approved a land use plan amendment and zone change for
10.72 acres located east of Waco Street in between Highway 10 and Business
Center Drive. That amendment and zone change changed the land use to
highway business and the zoning to highway commercial. A 3.5 acre parcel
south of Business Center Drive adjacent to the Sherburne County Government
Center was also changed to HB/C3; however, that action was tabled pending the
outcome of this request.
Consistency with Comprehensive Plan
The Comprehensive Plan identified the area around the Waco Street Business
Center Drive intersection as a future commercial node. This area was identified
as a commercial node because of accessibility and visibility.
Highway commercial land uses are intended to provide commercial opportunities
that typically require highway access and high visibility. This site has both. It has
highway access at a signalized intersection and is visible from Highway 10.
Given the following:
· the nature of the development that is likely to occur on the property north
of Business Center Drive and on the adjacent business park property,
· the future residential property to the west that will be served by
commercial development on this site,
· the highway visibility and highway access, and
· the signalized intersection,
a more intense commercial development intended to serve a broader area of the
community is appropriate for the subject property, as opposed to the parcel
adjacent to the Government Center.
Access
Access to the site will be from Business Center Drive and Waco Street. The
Waco Street/Highway 10 intersection is proposed to be signalized, providing
controlled access to Highway 10
Allowed Uses
S:\PLANNING\SCOTT~ZC004CC.DOC
Memo to Mayor and City Council/ZC 0-4 & LU 00-4
June 19, 2000
Page 3
The purpose of the Highway Commercial District is to allow commercial, office
and quasi-industrial uses in areas with access to major highways. It is the most
intensive commercial district. Attached is a copy of permitted and conditional
uses for the Highway Commercial District.
Planninq Commission Meefinq
At the Planning Commission meeting held on May 23rd, no one spoke at the
public hearing. The Commission recommended approval of the land use
amendment and zone change.
Recommendation
The Planning Commission and staff recommend the City Council approve the
request to amend the land use designation from LI (Light Industrial) to HB
(Highway Business) based on the following findings:
1. THE PARCEL WAS IDENTIFIED IN THE COMPREHENSIVE PLAN AS A FUTURE AREA FOR
COMMERCIAL LAND USES.
2. THE PARCEL UNDER CONSIDERATION IS ADJACENT TO HIGHWAY 10
3. THE PROPOSED LAND USE PLAN AMENDMENT WILL ALLOW FOR HIGHWAY
COMMERCIAL DEVELOPMENT AT A SIGNALIZED INTERSECTION.
The Planning Commission and staff recommend the City Council approve the
proposed zone change from BP (Business Park) to C3 (Highway Commercial)
based on the following findings:
1. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN
DESIGNATION OF HB (HIGHWAY BUSINESS)
2. THE CONDITIONS HAVE CHANGED TO WARRANT THE DEVELOPMENT OF THIS PARCEL
AS HIGHWAY COMMERCIAL.
THE PROPERTY IS ADJACENT TO HIGHWAY 10 AND IS LOCATED NEAR A SIGNALIZED
INTERSECTION WHICH WILL MEET THE TRANSPORTATION NEEDS OF BUSINESSES
ALLOWED UNDER THE C3 ZONING DISTRICT
4. THE C3 ZONING DISTRICT IS COMPATIBLE WITH THE ADJACENT ZONING DISTRICTS.
5. THE PROPERTY IS WITHIN THE URBAN SERVICE AREA AND WILL BE SERVICED BY
MUNICIPAL SEWER AND WATER.
S:\PLANNING\SCO'r'ISZC004CC.DOC
18"~t4
1815'1'
LOCATION
'~/ "'~'~ LOCATION
city oi~~,,~~MAP ' ZC
V, ll4'~-River oo.~
o~ono ~,=~,.,y-P.o. so, 490 CASE: LU 00-4
Elk River, Mlq 55330
'7
ELK PATH BUSINESS GENTER
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CITY OF BLK
SHgRBURNN COUNTY, MN.
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GRAPHIC SCAL~
John Olaf,er & Associates
CITY OF ELK RIVER
RESOLUTION NO. 00 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM LI (LIGHT INDUSTRIAL) TO
HB (HIGHWAY BUSINESS)
CASE NO. LU 00 - 4
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 May 23, 2000,
and recommended approval regarding the Comprehensive Plan amendment request
for the property generally described as:
Outlot D, Elk Path Business Center
and,
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the following:
2.
3.
4.
The parcel was identified in the Comprehensive Plan as a future area
for commercial land uses.
The area under consideration is adjacent to Highway 10; and
The proposed land use plan amendment will allow for highway
commercial development at a signalized intersection; and
The proposed changes to be 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 remove the property as described
above from LI (Light Industrial) to HB (Highway Business).
PASSED by the City Council of the City of Elk River this 19th day of June,
2000.
ATTEST:
Stephanie Klinzing, Mayor
Sandra A. Peine, City Clerk
S:XDOCUMENT\RESOLUTI\lu00-4.doc
ORDINANCE 00 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTY FROM BP (BUSINESS PARK)
TO C3 (HIGHWAY COMMERCIAL)
CASE NO. ZC 00-4
The City Council of the City of Elk River does hereby ordain as
follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property described as:
Outlot D, Elk Path Business Center
Section 2. The rezoning is being approved based on the following findings:
THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN
DESIGNATION OF HB {HIGHWAY BUSINESS).
THE CONDITIONS HAVE CHANGED TO WARRANT THE DEVELOPMENT OF THIS
PROPERTY AS HIGHWAY COMMERCIAL.
THE PROPERTY IS ADJACENT TO HIGHWAY 10 AND IS LOCATED AT A
SIGNALIZED INTERSECTION THAT WILL MEET THE TRANSPORTATION NEEDS OF
BUSINESSES ALLOWED UNDER THE C3 ZONING DISTRICT.
THE C3 ZONING DISTRICT IS COMPATIBLE WITH THE ADJACENT ZONING
DISTRICTS.
THE PROPERTY IS WITHIN THE URBAN SERVICE AREA AND WILL BE SERVICED
BY MUNICIPAL SEWER AND WATER.
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 19th day of June, 2000, by the City Council
of the City of Elk River.
ATTEST:
Stephanie A. Klinzing, Mayor
Sandra A. Peine, City Clerk
s:\document\ordinanc\zc00-4.doc
.- . Licensed daycare facl
i~ stitutional~ use,, .... -: ·
iii. S: Family lings '~...:: . ....
: iv. Finan¢ :ns
~ , : ~~ -.-.~ .- ,- , . ''?: ·
· ~' bull facilities.:-:'.',., :...... ....
· ~' Ther.apeutic. massage : estabiishmen&s
12. .C£'3 - Highly" C~--~ercial 'District.
STATEMENT OF PURPOSE: · The purpose of the C-3 highway""'
Commerci'al
d/strict is to recognize the need for commercial establishments
on or serving with immed/ate, access to major highways. Permit'ted.
la~d 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
e~.terprises that do' not meet an industrial' setting and'have "''
.. 'considerable customer contact are acceptable in the highway/
commercial d/strict. ' ' '"
"' ':A. Pe~tte~ uses - ·
Governmental, business..and professional offices
ii. Retail shops and stores
iii. Personal service establishments
iv. Nurseries, produce markets, and garden centers
whlchmay include outdoor display
v. Convenience stores
vi. Public parks
vii. Financial Institutions
viii. Salg of firearms
B. Accessory Uses
i. Signs as are p&rmitt~ in Section 900.22
ii. Off-street parking facilities
iii. Off-street loading facilities ~ -.
9J0 · · ..
Iv. Telep oo'th'-&' "'" : ':° :: · 7::-.::: c.-- -:: : ·
-- :-- ~ .... ' :.i? I ...... .
v. Private recreational facilities
· :-< , ·.::-" ' - :2~. ._ :i ':~
..~ .... vi... Public.shelters and essential services
C. Con~itional Uses ....... ~:"-' "'~ "': ' z.:~ ..... ... . ..:'..
wmttf..related retail :'
sales
..... . .......... . .~.': -.-. ~. -::.a
vii. Commercial recreational facilities
.. viii.Auto repair shops
ix. Shopping centers
· . ..... · .~
x. On-sale liquor establishments
xi. Governmental buildings and facilities
xii. Veterinary clinics
xiii. CarWashes
xiv. Restaurants (Class II)
xv. Motor vehicle service stations
xvi. Motor vehicle specialty shops
xvii.Therapeutic massage and sauna establishments
xviii.Lumber Yard
xix. Pawnshops (250 f66{ setback from any residential
zone and 500 foot setback from schools, parks, daycare
centers, churches and other pawnshops, measured from
the property line)
xx. Hotels and motels
xxi. Restaurants (Class I)
9.31
13
attrac
est
serves
within the
shall be loc,
that traffic
development to
storm sewer, and
in order to occup~
A. Perm/tte~
xx/i. Development of property wi~'~hln.: fifth (50) feet of
the Wild and Scenic River District ......
'~.:: !.r.:.-.-.'.- :, · :' ........ ' ..... ~ .. ·
xxiii. Mini-storage, provided.-' ...........
:
: .... .'.' ..,.'.':''.':iF;.: :.r. ,'""'. ......... '
a.. That the use zs on unplatted land '~utslde
the ~rba~ service
· . .. ·
'C& ...- Nei~hborhooa C~-..-~'.ercial · '
.: .... ..... .: :',,' ':'. % .,
OF PURPOSE: The purpose of the CA-Nei,
d/strict is to provide land use opportuni ~ to
' retail stores, and per'sonal se)
· It: is intended .that.'this
residential neighborhoods
area. Neighborhood,.
adjacent to collector or artE
not impact local, st. reets.'
within this d/strict,
water must be
particular busine:
· :., o =~ ;' . .... _.. . ,
Y
.smnesses
d/stricts
streets so
order for
sanitary sewer,
.lable and hooked up
i. :e retail
ii. Dry
iii. 'Personal se
as barber and
,~s of 'goods and services
establ~shmen%s
repair establishments such
, shoe repair, etc.
iv.. Printing s
publishing shops
Be
Accessory
i. Uses
:omarily in,
ses allowed
antal to the permitted or
district
ii.
:reet parking area
iii
as regulated in
k River zoning
Cc
~ional Uses
Retail sale of gasoline
i. Carwash facilities
iii.
i~.
Daycare centers
Educational / ins titutional uses
9.32