5.4 PCSR 11-24-2015Request for Action
To
Item Number
Planning Commission
5.4
Agenda Section
Meeting Date
Prepared by
PlanningItems
November 24, 2015
Zack Carlton, Planning Manager
Item Description
Reviewed by
Request by Elk River Machine:
Chris Leeseber , Senior Planner
Reviewed by
a. Rezone property at 828 4th Street NW from
various zonings to PUD, Case No. ZC 15-10 —
Public Hearing
b. Conditional Use Permit to establish PUD
zoning district, Case No. CU 15-20 — Public
Hearin
Action Requested
5.4a. Recommend, by motion, approval of the Zone Change, changing the zoning of 828 4th Street
from multiple zoning districts (PUD, I-1, and I-2) to Planned Unit Development (PUD), with the
following condition:
1. The five parcels included in the request shall be combined to create one parcel.
5.4b Recommend, by motion, approval of the Conditional Use Permit, creating the Planned Unit
Development, with the following conditions:
1. All conditions of the Zone Change are satisfied.
2. Required building permits must be approved prior to construction beginning.
3. Re -stripe the parking lot to delineate all parking areas and stalls.
4. Submittal of an updated site plan identifying parking and circulation areas.
5. Submittal of an existing grading plan and a plan showing proposed changes.
Background/Discussion
Elk River Machine Company (ERMC) has been operating in Elk River since the 1961 and has grown into
a prominent full-service contract manufacturing facility. As they grew over the years they have acquired
more land and in recent conversations with the city have identified zoning and land use concerns. With
the current applications, they are looking to expand operations at their existing location, bring their
property into zoning compliance, and establish a Planned Unit Development (PUD) to support future
growth.
The business is currently operating on five separate parcels which are regulated by three different zoning
districts. This status makes approving expansions to the existing facility difficult as some of the uses cross
property lines, or are located in two different zoning districts. The requested actions will clean-up the
zoning concerns from the city and allow ERMC to expand on one parcel with reduced concern for
setbacks, structure limits, or building area maximums. The applicant is also pursuing administrative
procedures to combine the five parcels.
P O/ E R E O 0 YJ
'140ATUR�
Analysis
Zoning and Comprehensive Plan
The subject properties are in the I-1 (Light Industrial), 1-2 (Medium Industrial), and Lions Park Center
PUD districts. Their operations are supported as Conditional Uses in the I-1 and 1-2 districts. The
rezoning to PUD will allow office, light manufacturing, heavy manufacturing, and outside storage as
permitted uses on the property. These reflect existing uses that ERMC plans to continue into the future.
The property is guided by the Mississippi Connections Plan and designates the area as mixed-use which
emphasizes employment options north of Highway 10. The proposed expansion supports the growth of
ERMC and future employment opportunities in the area. The plan also emphasizes transforming Jackson
Avenue into a parkway to serve as a central corridor and entrance to the core downtown area south of
Hwy 10. The proposed zone change and PUD will not impact the city's ability to change Jackson Avenue
in the future.
Access
There are no proposed access changes with the current applications. Access to the rear of the site is from
two driveways along 4 Street, with a third access to a parking lot near the intersection with Railroad
Drive.
Parking
The property has approximately 115 parking spaces to serve 150 employees working three different shifts.
The current building uses require 143 parking spaces per ordinance and the additional warehouse and
shop space identified on the plan will require 12 additional parking spaces and three landscape islands. An
updated site plan showing parking, circulation and landscape islands is required as a condition of
approval.
Applicable Regulation
The establishment of a PUD district shall meet the following standards as outlined in Sec. 30-1564 of the
City code:
(7) Land will be honed into the PUD honing di trict only upon approval of a conceptplan for the PUD, pursuant to the
procedure set forth in this section. A PUD will be authorked on land in a PUD Zoning district only upon issuance of
a conditional use permit, pursuant to the procedure set forth in this section.
The applicant submitted a concept plan identifying fixture expansion plans. An updated plan showing
parking, circulation, and topography is a condition of approval.
(2) The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use
map, and to those uses identified in the concept plan for the PUD honing district and the conditional use permit for the
PUD.
The proposed uses on the property will comply with those of the current zoning district and the uses
are consistent with the comprehensive plan.
(3) The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant owns all of the property included in the proposed district.
(4) A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform
design elements, landscaping lighting and signage.
Design requirements will be consistent with those of the existing industrial districts.
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2015.docx
(5) A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
The PUD is bordered to the north by Lion John Weicht Park, commercial businesses to the east and
south, and the railroad to the west. The border along Lion John Weicht Park has been discussed with
previous approvals, and the trees planted along the property line were planted to screen the use. The
proposed use is compatible with other uses in the area.
(6) A PUD shall be served by adequate transportation, water, sanitary sewer and drainage ystems.
The property is served by city utilities and access is from a public street.
(7) APUD shall not adversely affect existing orproposed parks, schools, streets or otherpublic facilities.
The existing use does not differ from the proposed use and will not adversely affect existing or
proposed parks or services.
(8) The council may establish varied and reasonable lot area, frontage, sideyard, and setback requirements for a PUD and
may authorise a density which it determines to be appropriate under the circumstances. Any permitted density shall be
consistent with the city s comprehensive plan and not adversely affect the public health, safety and welfare.
Setbacks within the PUD district will be consistent with the I-2 zoning district.
(9) More than one principal building may be constructed on a lot within a PUD if authorised by the council. Unless
othenvise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this
article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses.
The PUD will include more than one principal building. The second principal building was
previously authorized by the City Council via CUP.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-1564.
Financial Impact
None
Attachments
Location Map
Applicants Narratives
Site Plan
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Elk River Machine Company (ERMC)
Conditional Use Permit Application
Project Narrative
Detailed Description / Scope of Project:
ERMC is proposing to consolidate all five of its existing parcels, representing three different zoning
districts into one PUD zoning district. ERMC currently uses all five parcels to support one integrated
manufacturing operation. Combining the three existing zones into one new PUD zone would facilitate
ERMC to seek approval to add necessary Accessory Buildings essential for supporting the future growth
of the business and on-going efforts to improve site aesthetics.
Hours of Operation:
ERMC conducts operations subject to business volumes ranging from one to three shifts.
Number of Employees:
ERMC currently employs less than 150 employees.
Number of Parking Stalls, existing and additional:
ERMC has 115 existing parking stalls.
Is there proposed screening of the Site:
There are no current plans to increase screening.
Proposed Building Materials (i.e., compliance with applicable building standards):
The proposed Buildings would be constructed utilizing commercial grade post frame type construction
incorporating maintenance free painted metal exterior panels and roofing system.
Signage (quantity / size / location / type):
No changes to existing signage are included in this rezoning application.
Is there outdoor storage (what / quantity / proposed screening):
The proposed Accessory Buildings would be utilized to relocate and store materials currently stored
outdoors.
Elk River Machine Company (ERMC)
Zone Change Application
Project Narrative
Detailed description / scope of proiect. What is being proposed?
ERMC is proposing to consolidate all five of its existing parcels, representing three different zoning
districts into one PUD zoning district.
What are the reasons / purposes for the proposed Zone Change?
ERMC currently uses all five parcels to support one integrated manufacturing operation. Combining the
three existing zones into one new PUD zone would facilitate ERMC to seek approval to add necessary
Accessory Buildings essential for supporting the future growth of the business and on-going efforts to
improve site aesthetics.
What has changed to warrant the Zone Change?
Since commencing operations on the current property in the 1960's, ERMC has consistently grown
which has necessitated multiple additions to the facility. These expansions, in terms of facility and
employment growth, have been accommodated without the requirement to harmonize the site's
various zoning districts. Consolidating into one zone will allow for ERMC to continue its long term
growth plans.
Specifically, ERMC is requesting to add (two) Accessory Building(s) which will allow materials currently
stored outside on the property in various locations to be moved inside and sheltered from the elements.
By approving this request, ERMC is able to continue its record of employment growth and improve the
aesthetics of the facility.
ELK RIVER MACHINE CO.
N
NORTH
FAB
13
PANT TOOL
PARTS PRESSING
NACHOIE SHOP
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ISOMETRIC BUILDING VIEW
ELK RIVER MACHINE CO.
ACCESSORY BUILDINGS
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SOUTH
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Elk River Machine
Zone Change and PUD
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Background
■ Elk River Machine operates on 5 adjacent parcels which
cover 3 different zoning districts
■ Plans to expand after zoning concerns are cleared up
■ Includes cold storage addition to manufacturing
building and shop area
■ Zone change to change all 5 parcels to PUD
■ CUP application to establish the PUD
■Combining 5 existing lots will occur administratively
Existing Lots
Current Zoning
ELK RIVER MACHINE CO.
NORTH -
/ FAB
ILJi
PAINT TOOL
HDOTH ROOM
SOUTH
- j FAB -
0
N
PARTS PROCESSING
MACHINE SHOP
OFFICE � ,
MACHINE SHOP
ISOMETRIC BUILDING VIEW
ELK RIVER MACHINE CO.
ACCESSORY BUILDINGS
® AC 10262015 A
Comprehensive Plan —Mississippi Connections Plan
■ The comprehensive plan guides the area for mixed -uses
with an emphasis on jobs.
■ ERMC is a large employer in the city and will
continue to create/sustain jobs in the area.
■ The proposed uses are consistent with the
comprehensive plan
PUD
■ The request appears to meet all requirements for
approval of a PUD as outlined in the staff report and
Sec. 30-1564
■ Current uses will be identified as permitted uses in the
PUD
■ Requiring administrative site plan review
Action Requested
■ Recommend approval of ZC and CUP with conditions
stated in the memo. — two motions