6.5., 6.6. & 6.8. SR 02-16-1999
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Item # 6. 5 . . 6 . 6 . & 6. 8 .
MEMORANDUM
River TO:
FROM:
Mayor and City Council
Stephen Wensman, Planner ~
February 16, 1999
DATE:
SUBJECT: Request by LeFebvre Co. for Zone
Change, Preliminary and Final Plat and
Conditional Use Permit Amendment,
Public Hearing Case No.s ZC 98-12,
P 98- 9 and CU 98-29
Request
Consider a request by LeFebvre Co. for:
.
A) A Rezoning to PUD (Planned Unit Development).
B) A Preliminary and Final Plat to create one industrial lot to be combined
with existing.
C) A Conditional Use Permit amendment for a proposed planned unit
development
Location
10895 171st Avenue, Lot 1, Block 1 and Outlot B, Leon LeFebvre Addition
Zonine/Land Use
PUD (Planned Unit Development) 1 LI (Light Industrial)
Attachments
. Location/zoning map
. Leon LaFabvre Second Addition Plat
. Landscape 1 Site Plan
. Ordinance No. 98-_
. Memorandum to Planning Commission, December 22,1998
.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 . TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
.
.
.
Memo to City Counci!l ZC 98,12, P 98-9 and CD 98-29
February 16, 1999
Page 2
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
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 existing Conditional Use Permit and other approvals. The applicant is
attempting to bring the site into compliance.
Rezon inI!
The rezoning of a City owned triangle of land, roughly 1/4 acre, from light
industrial to planned unit development will allow the LeFebvre Companies
the same zoning as LeFebvre Companies property. As part of the rezoning,
the current planned unit development and developers agreements for the site
will be amended to include the proposed additional parcel.
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 and Final 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:
\ \elkriver\sys\shrdoc\planning\stevewen \ccmmo \lefVrecc.doc
Memo to City Counci!l ZC 98-12, P 98,9 and CU 98-29
February 16, 1999
Page 3
.
. 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.
. The existing drainage and utility easement between Lot 1, Block 1 and
Outlot A be vacated 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. Presently, the applicant has a conditional use
permit to operate an office and truck terminal on Leon Lefebvre Addition
(CD 96-18). The existing conditional use permit shall be amended to include
the newly platted land, Leon Lefebvre Second Addition. The applicant has
submitted a site 1 landscape plan, however it does not yet meet all the Elk
. River landscape requirements and is missing the following:
. 7 deciduous overstory trees, 4 ornamental trees.
. Concrete curb and gutter from entrance drive on 171 at Ave. along
periphery of existing and proposed bituminous paved parking areas.
The Elk River Parking Ordinance requires that the proposed future parking
area have a B6-12 concrete curb and gutter (shown as bituminous) where the
parking fronts on the public right of way extending back to the building wall.
The Parking Ordinance also allows the City to exempt curbing where the
City has approved future expansion of the parking lot. In this case, the City
can exempt concrete curbing adjacent the future parking area until the
future parking area is developed or used for parking.
PlanninI! Commission
The Commission recommended approval of all three requests by LeFebvre
Companies and the approval included the following condition:
.
. That staffs comments be included into the site plan and landscape plan
prior to City Council approval.
\ \elkriver\sys\shrdoc\planning\stevewen \ccmmo \lefvrecc. doc
Memo to City Counci!l ZC 98-12, P 98,9 and CU 98,29
February 16, 1999
Page 4
.
Recommendation
Staff and the Planning Commission recommend that the City Council
recommend approval of the following:
A) Rezoning of a roughly 1/4 acre parcel (presently city owned) from II (Light
Industrial) to PUD (planned Unit Development) based on the following
findings:
1) THE REZONING IS CONSISTENT WITH THE LI (LIGHT INDUSTRIAL)
LAND USE FOUND 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 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.
4) THE PROPOSED ZONING DISTRICT IS COMPATIBLE WITH THE
ADJACENT ZONING DISTRICTS.
.
A) Preliminary and Final Plat to create an industrial lot to be combined to
the adjacent Leon LaFabvre Addition with the following conditions:
1) THE DEVELOPERS AGREEMENT BE AMENDED, SIGNED AND
EXECUTED OUTLINING THE TERMS AND CONDITIONS OF APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2) 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.
3) 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.
4) THE EXISTING DRAINAGE AND UTILITY EASEMENT BETWEEN LOT 1,
BLOCK 1 AND OUTLOT A BE VACATED PRIOR TO RELEASING THE PLAT
FOR RECORDING.
A) Conditional Use Permit Amendment to include the 7.51 acre site with the
following conditions:
1. THE APPLICANT MUST SIGN A DOCUMENT GRANTING A TEMPORARY
EASEMENT TO THE CITY IN EXCHANGE FOR OWNERSHIP OF THE CITY
PARCEL.
.
\\elkriver\sys\shrdoc\planning\stevewen \ccmmo\1efvrecc.doc
Memo to City Counci!l ZC 98-12, P 98-9 and CU 98-29
February 16, 1999
Page 5
.
2.
THAT A LANDSCAPE PLAN BE SUBMITTED THAT CONFORM TO THE
REQUIREMENTS OF THE ELK RIVER ZONING ORDINANCE AND
INCLUDE AN ADDITIONAL 7 DECIDUOUS OVERSTORY TREES AND 4
ORNAMENTAL TREES PRIOR TO RELEASING THE PLAT FOR
RECORDING:
3. THAT THE LANDSCAPE PLAN BE INSTALLED WITHIN ONE YEAR
FOLLOWING THE COMPLETION OF THE EAST ELK RIVER
IMPROVEMENTS.
4. THAT THE SITE PLAN BE AMENDED TO INCLUDE A B6-12 CONCRETE
CURB AND GUTTER FROM ENTRANCE DRIVE ON 171sT AVENUE NW
(SHOWN AS BITUMINOUS) ALONG THE PERIPHERY OF EXISTING
PARKING WHERE THE PARKING FRONTS ON THE PUBLIC RIGHT-OF-
WAY, EXCEPT WHERE THE PARKING IS ADJACENT PROPOSED FUTURE
PARKING.
5. THAT NO SECOND ACCESS BE ALLOWED ONTO 171ST AVE. NW.
6. THAT THE PROPOSED FUTURE PARKING AREA HAVE A B6-12
CONCRETE CURB AND GUTTER (SHOWN AS BITUMINOUS) WHERE THE
PARKING FRONTS ON THE PUBLIC RIGHT OF WAY EXTENDING BACK
TO THE BUILDING WALL WHEN THE AREA IS DEVELOPED OR USED
FOR PARKING.
.
.
\ \elkriver\sys\shrdoc\planning\stevewen \ccmmo \1efvrecc.doc
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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
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \oa98. _.doc
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Exhibit A
That part of the North Half of the Northeast Quarter of Section 11, Township 32,
Range 26, Sherburne County, Minnesota which lies Southwesterly of the Burlington
Northern Railroad and which lies Northwesterly of a line drawn parallel with and
distant 18.048 meters (59.21 feet) Northwesterly of the following described line:
Beginning at the Southwest corner of the Northeast Quarter of the Northeast
Quarter of said section 11; thence South 89 degrees 59 minutes 53 seconds East, on
an assumed bearing along the South line of said Northeast Quarter of the
Northwest Quarter, a distance of 73.704 meters (241.81 feet); thence Easterly, a
distance of 39.866 meters (130.79 feet) along a tangential curve concave to the
North having a radius of 198.567 meters (651.47feet) and a central angle of 11
degrees 30 minutes 11 seconds; thence North 78 degrees 29 minutes 56 seconds
East, tangent to the last described curve, a distance of 10.000 meters (32.81 feet);
thence Easterly, a distance of 39.866 meters (130.79 feet), along a tangential curve
concave to the South having a radius of 198.608 meters (645.04 feet); thence
Easterly and Northerly, a distance of 84.945 meters (278.69 feet) along a tangential
curve concave to the Northwest having a radius of 125.000 meters (410.10 feet) and
a central angle of 38 degrees,56 minutes 09 seconds; thence North 51 degrees 03
minutes 58 seconds East; tangent to the last described curve, to the Southwesterly
right-of-way line of said Burlington Northern Railroad and there terminating.
s: \planning\stevewen \pcmmo \oa98. _.doc
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( );
J!k;
ITEM # 6.3-6.5.
Item #
MEMORANDUM
FROM:
Planning Commission
Stephen Wensman, Planner s rJ
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 171st Avenue, Lot 1, Block 1 and Outlot B, Leon LeFebvre Addition
Zonine/Land Use
I-I (Light Industrial) 1 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
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 of land 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 pun 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 I1 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.
\ \elkriver\sys\shrdoc\planning\stevewen\pcmmo\lefvrepc.doc
Memo to Planning CommissionlZC 98-12, P 98,9 and CU 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. Based 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 I71st 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 pa~king 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
\ \e I kri ver\sys\shrdoc\plann ing\stevewen \pcmmo \Iefvrepc.doc
.
.
.
Memo to Planning CommissionlZC 98,12, P 98-9 and CU 98-29
December 24, 1998
Page 4
· Identification of sodded and seeded areas
· Identification of irrigated areas
Recommen.dation
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:
\ \e I kri ver\sys\shrdoc\p I ann ing\stevewen \pcmmo \Iefvrepc. doc
.
.
.
Memo to Planning CommissionlZC 98,12, P 98-9 and CU 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 I7Ist Ave. N\V
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
\ \e I kri ver\sys\shrdoc\pl anning\stevewen\pcmmo \lefvrepc. doc
Memo to Planning CommissionlZC 98-12. P 98-9 and CU 98-29
December 24, 1998
Page 6
.
· Identification of areas with underground irrigation
including the landscaped area along 171st
.
.
\ \el kriver\sys\shrdoc\pl ann ing\stevewen \pcmmo\lefvrepc. doc
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