6.3. - 6.5. SR 01-19-1999
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ITEM # 6.3-6.5.
Item #
MEMORANDUM
FROM:
Planning Commission
Stephen Wensman, Planner S vJ
DATE: December 22, 1998
SUBJECT: Request by LeFebvre Co. for Zone
Change, Preliminary Plat and
Conditional Use Permit Amendment,
Public Hearing Case No.s ZC 98-12,
P 98- 9 and CU 98-29
Reauest
Consider a request by LeFebvre Co. for:
.
A) A Rezoning to PUD (Planned Unit Development).
B) A Preliminary Plat, create one industrial lot to be combined with existing.
C) A Conditional Use Permit amendment for a proposed planned unit
development
Location
10895 171 st Avenue, Lot 1, Block 1 and Outlot B, Leon LeFebvre Addition
ZoninI!/Land Use
I-I (Light Industrial) / LI (Light Industrial)
Attachments
. Location/zoning map
. Preliminary Plat
. Landscape Plan
. Ordinance No. 98-_
Overview
LeFebvre Companies, in July 29, 1996, were granted final plat approval to
create an approximately 3 acre industrial lot and two outlots with the
. remaining acreage (approximately 8 acres). Also, a conditional use permit
13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
Memo to Planning CommissionlZC 98-12, P 98-9 and CD 98-29
December 24, 1998
Page 2
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was granted for a Planned Unit Development to construct an office and truck
terminal on the three acre industrial site.
The office and terminal have out grown the 3 acre site and are presently
utilizing Outlot B for tractor and trailer storage which is beyond the scope of
the Conditional Use Permit and other approvals. The applicant is attempting
to bring the site into compliance.
Rezonine
The rezoning of a 7.51 acre parcel (Outlot B and triangle ofland from the
City) from light industrial to planned unit development will allow the
LeFebvre Companies the same zoning as the 3 acre site. As part of the
rezoning, the current planned unit development and developers agreements
for the 3 acre site (currently unsigned) will be amended to include the
proposed additional 7.51 acres.
The rezoning to PUD can be considered based on the following findings:
· The rezoning is consistent with the LI (Light Industrial) land use found in
the Comprehensive Plan.
. · Times and conditions are similar to the adjacent rezoning from II to PUD,
and the applicants business has grown.
· The proposed rezoning is consistent with the proposed expansion of the
urban service area and the concept of providing industrial land within
the urban service area.
· The proposed zoning district is compatible with the adjacent zoning
districts.
Preliminary Plat
The applicant is proposing to plat 7.51 acres (Outlot B and a small triangle of
land presently owned by the City). The applicant is presently using Outlot B
for tractor and truck storage. The proposed 7.51 acre Plat will be joined to
the existing 3 acre LaFabvre Addition for the use of the truck terminal with
the following conditions:
.
. The developers agreement be amended, signed and executed outlining
the terms and conditions of approval prior to releasing the plat for
recording.
\ \el kriver\sys\shrdoc\planning\stevewen \pcmmo\lefvrepc.doc
Memo to Planning Commission1ZC 98-12, P 98-9 and CD 98-29
December 24, 1998
Page 3
.
· The planned unit development agreement outlining the terms and
conditions of the plat approval and installation of improvements be
prepared, signed and executed prior to releasing the plat for recording.
· A temporary easement for construction of sewer and water be granted
to the city in exchange for ownership of the City parcel prior to
releasing the plat for recording.
Conditional Use Permit Amendment
The conditional use permit is required to facilitate the review and approval of
proposed development plans. The applicant has not provided staff with
adequate information to conduct a proper review. The applicant presently
has a conditional use permit to operate the existing office and truck terminal
(CD 96-18). The existing conditional use permit shall be amended to include
the newly platted land. B~sed on what was submitted, the following
additional information needs to be provided:
The Site Plan shall include:
.
. Identification of actual existing conditions and proposed
including actual and proposed tractor trailer storage area
with proper setbacks.
. Identificaton of the surface material of the tractor trailer
storage area (should be identified as gravel).
. Identify the location of existing and proposed concrete
curb and gutters. Curb and gutter should extend along
the tractor trailer storage area parallel to 171st Ave. NW
to separate the gravel areas from landscaped areas.
. Location of dumpster and enclosure
. Location of fuel vault
. Location of monument sign
. Location of utilities
. Striped parking with handicap stalls
. Existing retaining wall to the north of the building
. Any parking lot lighting
The Landscape Plan shall include:
.
. 32 overstory trees with not more that 50% of the trees
comprised of one species
. 16 evergreen trees
. 16 ornamental trees with not more that 50% of the trees
comprised of one species
\\elkriver\sys\shrdoc\planning\stevewen \pcmmo\lefVrepc. doc
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.
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Memo to Planning Commission/ZC 98-12, P 98-9 and CD 98-29
December 24, 1998
Page 4
· Identification of sodded and seeded areas
· Identification of irrigated areas
Recommendation
Staff recommends that the Planning Commission recommend approval of the
following:
A) Rezoning of a roughly .25 acre parcel (presently city owned) from II (Light
Industrial) to PUD (Planned Unit Development) based on the following
findings:
· The rezoning is consistent with the LI (Light Industrial) land use
found in the Comprehensive Plan.
· Times and conditions are similar to the adjacent rezoning from II to
PUD, and the applicants business has grown.
· The proposed rezoning is consistent with the proposed expansion of the
urban service area and the concept of providing industrial land within
the urban service area.
· The proposed zoning district is compatible with the adjacent zoning
districts.
B) Preliminary Plat to create an industrial lot to be combined to the adjacent
Leon LaFabvre Addition with the following conditions:
. The developers agreement be amended, signed and executed outlining
the terms and conditions of approval prior to releasing the plat for
recording.
. The planned unit development agreement outlining the terms and
conditions of the plat approval and installation of improvements be
prepared, signed and executed prior to releasing the plat for recording.
. A temporary easement for construction of sewer and water be granted
to the city in exchange for ownership of the City parcel prior to
releasing the plat for recording.
C) Conditional Use Permit Amendment to include the 7.51 acre site with the
following conditions:
\ \elkriver\sys\shrdoc\planning\stevewen \pcmmo \Iefvrepc.doc
Memo to Planning CommissionlZC 98-12, P 98-9 and CD 98-29
December 24, 1998
Page 5
.
· The must sign a document granting a temporary easement to the city
in exchange for ownership of the City parcel.
· That a site plan and landscape plan be submitted that conform to the
requirements of the Elk River Zoning Ordinance.
· That the landscape plan be installed within one year following the
completion of the East Elk River improvements.
· That no second access be allowed onto 171st Ave. NW.
· That the newly platted 7.51 acre site be limited to tractor trailer
storage only.
· That staffs comments be included into the site plan and landscape
plan prior to City Council approval. Staffs comments are as follows:
The Site Plan shall include:
.
· Identification of actual existing conditions and proposed
including actual and proposed tractor trailer storage area
with proper setbacks.
· Identificaton of the surface material of the tractor trailer
storage area (should be identified as gravel).
. Identify the location of existing and proposed concrete
curb and gutters. Curb and gutter should extend along
the tractor trailer storage area parallel to 171 st Ave. NW
to separate the gravel areas from landscaped areas.
· Location of dumpster and enclosure
. Location of fuel vault
. Location of monument sign
. Location of utilities
. Striped parking with handicap stalls
. Existing retaining wall to the north of the building
. Any parking lot lighting
The Landscape Plan shall include:
.
. 32 overstory trees with not more that 50% of the trees
comprised of one species
. 16 evergreen trees
. 16 ornamental trees with not more that 50% of the trees
comprised of one species
. Identification of sodded and seeded areas
\ \elkriver\sys\shrdoc\planning\stevewen\pcmmo \Iefvrepc. doc
.
.
.
Memo to Planning CommissionlZC 98-12, P 98-9 and CD 98-29
December 24, 1998
Page 6
· Identification of areas with underground irrigation
including the landscaped area along 171 st
\ \elkriver\sys\shrdoc\pl anning\stevewen \pcmmo\lefvrepc .doc
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E EeVAE
COMPANIES
January 19, 1999
Mr. Stephen Wensman, Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Dear Mr. Wensman:
10895 - 171st Avenue
Elk River. MN 55330
Phone (612) 441-2681
1-800-900-8157
Office Fax (612) 441-0673
Operations Fax (612) 441-0856
I respectfully request that the City Council Agenda for today, January 19, 1999, be
amended to show withdrawal of items 6.3,6.4,6.5, and 6.6 respectively, regarding LeFebvre
Companies' request for rezoning, plat approval, easement vacation, and amendment to the PUD
conditional use permit.
Thank you.
Sincerely,
J i V~
-d / L L P/t i tilt?,"
Bob Strong, Gen. Mgr.
LeFebvre Companies,' c.
.
.
.
ORDINANCE 99-
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTY FROM 11 (LIGHT INDUSTRIAL)
TO PUD (PLANNED UNIT DEVELOPMENT)
CASE NO. ZC 98-12
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:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following findings:
1. THE REZONING IS CONSISTENT WITH THE LI (LIGHT INDUSTRIAL) LAND USE IN THE
COMPREHENSIVE PLAN.
2. TIMES AND CONDITIONS ARE SIMILAR TO THE ADJACENT REZONING FROM 11
TO PUD, AND THE APPLICANTS BUSINESS HAS GROWN.
3. THE PROPOSE REZONING IS CONSISTENT WITH THE PROPOSED EXPANSION OF
THE URBAN SERVICE AREA AND THE CONCEPT OF PROVIDING INDUSTRIAL
LAND WITH IN THE URBAN SERVICE DISTRICT
4. THE PROPOSED ZONING DISTRICT IS COMPATIBLE WITH THE ADJACENT
ZONING DISTRICTS.
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 day of
Council of the City of Elk River.
, 1999 by the City
Stephanie A. Klinzing, Mayor
ATTEST:
Sandra A. Peine, City Clerk
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