7.2.A SR 06-19-2017City of
Elk -
River
Request for Action
To
Item Number
Mayor and City Council
7.2.A
Agenda Section
Meeting Date
Prepared by
Public Hearings
June 19, 2017
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Zone Change from C4 (Community Commercial)
Zack Carlton, Planning Manager
to I2 (Medium Industrial)
Reviewed by
Peter Beck, City Attorney
Action Requested
If City Council does not believe the zone change is consistent with the Comprehensive Plan, staff
recommends denial, by resolution, the rezoning of certain property from C4 (Community
Commercial) to I2 (Medium Industrial).
2. If City Council believes the zone change is consistent with the Comprehensive Plan, staff
recommends approval, by ordinance, the rezoning of certain property from C4 (Community
Commercial) to I2 (Medium Industrial).
3. The applicant may also extend, in writing, the review of their application to August 22, 2017, to allow
further development of the master plan required for rezoning by the Comprehensive Plan.
Background/Discussion
Case No. ZC 17-03
The properties are zoned C4 (Community Commercial) and I2 (Medium Industrial) and the applicant is
seeking approval of a Zone Change (ZC 17-03), a Conditional use Permit (CUP) to operate a bus, truck
and implement storage, maintenance and repair facility (CU 17-08), and a Plat (P 17-03). The applicant's
proposed project includes four parcels. The northern two parcels are currently zoned I2 (proper zoning
for the proposed project) and the southern two parcels are zoned C4 (improper zoning for the proposed
project).
The applicant is requesting the two C4 zoned parcels be changed to an I2 zoning.
Applicable Regulation
In reviewing a proposed amendment, consideration
shall be given to existing conditions within the area
directly and indirectly affected by the proposal, the
conservation of property values, the use to wbicb the
property affected is being devoted at the time, and
relevant provisions, if any, in the land use plan.
The property is surrounded by industrial and
commercially zoned properties, the same as
Existing Proposed
T
r
the subject property, with many of them containing legal non -conforming residential structures.
Although the proposed zone change is consistent with the Land Use Plan, it is not consistent with the
Comprehensive Plan, which through the Mississippi Connections Plan, requires working with property
owners in the development of a master plan prior to rezoning the parcels. A master plan for the area has
been developed in partnership with the applicant, but the application being reviewed tonight is not
consistent with the master plan.
Staff has been working diligently with the applicant to facilitate implementation of the master plan, but
requires additional time to finalize negotiations with adjacent property owners. If the negotiations are not
resolved, or stall, the obligation of the master plan to work with interested property owners would be
met, and the current proposal could be approved. However, that standard has not yet been achieved.
Analysis
Comprehensive Plan
The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and
Quinn Avenue area is a relatively small area witb a variety of incompatible land uses including botb residential and beavy
industrial. Higbivay 10 improvements will include Proctor Drive intersecting with Higbway 10 via an overpass. Tbir
overpass will extend to the north, over the railroad tracks. Thin long elevated road will create a unique opportunity for the
property in the area, altering visibility and access. Due to the area's proximity to the train tracks and Highavay 10 traffic,
the Plan suggests business park uses and employment centers.
Strategies of the Plan are:
1. Wlork with the development community to identi
ft and explore market opportunities and the feasibility of
redeveloping the area as a wbole.
2. ilork witb interested property owners in the development of a master plan prior to rezoning the parcels.
3. Establisb opportunities to construct community directional signage andgateway signage along Proctor Avenue.
As indicated in the Plan, the rezoning of parcels cannot happen without the development of a master
plan.
Planning Commission Meeting Summary
No one spoke for or against the request and staff has not received any comments since the Planning
Commission meeting.
During the Planning Commission meeting, staff reviewed the master plan and discussed the progress
being made towards implementing the plan. The Planning Commission, with the understanding that
discussions on implementation of the master plan would continue, unanimously recommended approval
of the request.
Additional information
Since the Planning Commission meeting on April 25, 2017, staff has had discussions with legal counsel
regarding the master plan language in the Plan. It has been affirmed, the Plan identifies the need for a
master plan prior to rezoning. Based on this information, staff is recommending the zone change request
be denied.
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2a sr.docx
Staff has a strong desire to continue working with the applicant to facilitate the master plan, assemble the
required properties, and demolish the required structures. Staff believes this can be accomplished within
a timeframe that allows the applicant to maintain their desired construction start date of October 1, 2017,
as well as provide for the orderly development of the area, benefiting the community as a whole.
Staff has included three action items for the current zone change request, which are described below.
1) Deny the current zone change application. This option will provide the city with additional time
to facilitate development of the master plan. Implementation of the master plan, which includes
shifting the project to the north, still requires rezoning and a land use application could be
submitted in July.
2) Approve the current zone change application. The current application isolates residential uses
between industrial operations, does not create a plan for efficient development of the remaining
parcels within the block, extends the timeline for implementation of the quiet zone (potentially
costing additional taxpayer dollars), and does not allow for the county preferred location of a
replacement for 6`h Street as part of future improvements to Proctor Avenue NW.
3) The applicant may extend, in writing, their application to allow further work to be completed on
the implementation of the master plan.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 -day review period ends on April 28, 2017. The application has
been extended to June 27, 2017.
Attachments
■ Resolution of denial for Item 7.1(A -C)
■ Location map
■ Applicants narrative
■ Ordinance amendment
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2a sr.docx
Item 7.2 A -C
Resolution 17 -
A Resolution of the City of Elk River, Minnesota
A Resolution Denying the Request for a Zone Change and a Conditional Use
Permit to Change the Zoning and Allow a Truck Storage, Maintenance, and
Repair Facility at 623 Proctor Avenue NW, 620 Quinn Avenue NW, 633
Proctor Avenue NW, AND 634 Quinn Avenue NW
WHEREAS, Ken Beaudry currently owns and operates Beaudry Oil and Propane from
two buildings located on separate but contiguous parcels on property at 711 Proctor Ave
NW and 730 Quinn Ave NW; and
WHEREAS, in addition to the two parcels with buildings, Mr. Beaudry owns a third
contiguous parcel which is used for storage and parking; and
WHEREAS, Mr. Beaudry uses a portion of the city's Quinn Ave right-of-way for parking,
pursuant to a license agreement with the city; and
WHEREAS, Mr. Beaudry also owns non-contiguous property to the south of his current
operation and desires to expand his business by developing a truck storage, maintenance,
and repair facility, with associated parking on those southerly parcels; and
WHEREAS, on February 27, 2017, Mr. Beaudry, Annie Deckert, and Beaudry Oil and
Propane, ("Applicant"), applied ("Application") for a Zone Change (Case No. ZC 17-03) to
amend the zoning map from C-3 (Highway Commercial) to I-2 (Medium Industrial), a
Conditional Use Permit to operate a truck storage, maintenance, and repair facility (Case No.
CU 17-08), and a Preliminary and Final Plat of New Resources Addition (P 17-03) for
properties located at 623 Proctor Ave NW, 620 Quinn Ave NW, 633 Proctor Ave NW, and
634 Quinn Ave NW; and
WHEREAS, on March 13, 2017, city staff met with the Applicant to discuss the
Application and the guidance provided within city plans to explore opportunities and the
feasibility of redeveloping the area as a whole, and preparation of a master plan prior to
rezoning the parcels. Preliminary master plan options were provided to the Applicant for
their consideration; and
WHEREAS, on March 20, 2017, city staff met with the Applicant to discuss alternatives to
the master plan and provided additional options for consideration by the Applicant; and
WHEREAS, on March 27, 2017, city staff received an email from the Applicant requesting
to delay review of the Application for one month to provide the city an opportunity to
explore city facilitation of the master plan presented on March 20, 2017; and
WHEREAS, on March 28, 2017, the Planning Commission delayed action, at the
Applicant's request, on the Application until April 25, 2017; and
WHEREAS, the City Council held a work session on April 3, 2017, to discuss the master
plan for the block, and provided staff with direction to perform appraisals on parcels needed
for city facilitation of the master plan; and
WHEREAS, the City Council opened and continued the public hearing for the
Application on April 17, 2017, as action could not be taken without a recommendation from
the Planning Commission; and
WHEREAS, on April 24,2017, city staff received proposals from LHB to survey the
properties included in the master plan and determine if the standards were met for
establishment of a TIF district; and
WHEREAS, on April 25, 2017, the Planning Commission reviewed the Application and
recommended approval with an understanding that the Applicant was continuing to work
with city staff to further develop and refine the master plan; and
WHEREAS, on May 1, 2017, the HRA approved a $75,000 forgivable loan to the
Applicant for the purposes of demolishing blighted structures within the master plan area,
subject to a determination by the city that certain properties within the master plan area
satisfy the conditions necessary to create a redevelopment TIF district; and
WHEREAS, on May 5, 2017, city staff and the Applicant met to review the proposed
master plan with Sherburne County Public Works staff to discuss future road projects and
fit within the master plan; and
WHEREAS, on May 15, 2017, the City Council continued the public hearing for the
Applications to June 19, 2017, providing additional time to finalize the appraisals for
properties needed to implement the master plan and finalize the TIF district; and
WHEREAS, on May 15, 2017, the City Council also passed an interfund loan resolution
authorizing advance of funds for purchase and demolition of the required properties and
called a public hearing for July 3, 2017, to finalize the redevelopment TIF district; and
WHEREAS, on June 5, 2017, the City Council held a closed meeting to discuss the
appraisals for the properties needed to implement the master plan and directed staff to begin
negotiations with the property owners; and
WHEREAS, at the continued public hearing on June 19, 2017, and at the prior public
hearings before the Planning Commission and the City Council the Applicant and all others
wishing to speak were given numerous opportunities to present testimony to the Planning
Commission and City Council; and
WHEREAS, the City Council, at the conclusion of the June 19, 2017, continued public
hearing on the Applicant's Application, made the findings set forth below; and
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
WHEREAS, the record in this matter shall include all of the materials submitted to the
Planning Commission and City Council in connection with the
■ February 27, 2017, Zone Change application; and
■ February 27, 2017, Conditional Use Permit application; and
■ February 27, 2017, Preliminary and Final Plat applications
including the staff reports and all attachments thereto, all other written materials submitted
to the Planning Commission and City Council, and all staff presentations and other
testimony taken at the public meetings considering the Zone Change, Conditional Use
Permit, and Preliminary and Final Plats, all of which is incorporated in and made a part of
the findings of fact and this resolution;
NOW, THEREFORE, the City Council of the City of Elk River makes the following
findings of fact and decision with respect to the February 27, 2017, Application by Ken
Beaudry/Annie Deckert for a Zone Change and Conditional Use Permit to operate a truck
storage, maintenance, and repair facility on properties located at 623 Proctor Ave NW, 620
Quinn Ave NW, 633 Proctor Ave NW, and 634 Quinn Ave NW.
FINDINGS OF FACT
The parcels at 623 Proctor Ave NW and 620 Quinn Ave NW encompass a portion
of the land the Applicant desires to use for a truck storage, maintenance, and repair
facility and are currently zoned C-4 (Community Commercial). The C-4 zoning
district does not allow a truck storage, maintenance, and repair facility as a permitted
or conditional use. Therefore, the parcels at 623 Proctor Ave NW and 620 Quinn
Ave NW are required to be rezoned to I-2 (Medium Industrial) prior to approval of
the Conditional Use Permit.
2. The City of Elk River Comprehensive Plan, adopted May 19, 2014, guides the
properties included in the Application (the "Properties") in accordance with the
Mississippi Connections Plan, Adopted November 19, 2012.
3. The Mississippi Connections Plan describes the Properties and the surrounding area
as "a variety of incompatible land uses in both residential and heavy
industrial," and "suggests business park uses and employment centers."
4. The Mississippi Connections Plan also includes strategies for implementation of the
Plan, two of which state:
a. Work with the development community to identify and explore market
opportunities and the feasibility of redeveloping the area as a whole.
b. Work with interested property owners in the development of a master plan
prior to rezoning the parcels.
5. On February 27, 2017, the Applicant submitted a Zone Change application, Case
No. ZC 17-03, Conditional Use Permit application, Case No. CU 17-08, and
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
Preliminary and Final Plat applications, Case No P 17-03. The applications were
deemed complete and scheduled for review by the Planning Commission and City
Council.
6. On March 13, 2017, in accordance with the Comprehensive Plan and the strategies
recommended in the Mississippi Connections Plan, city staff met with the Applicant
to discuss the Application and a proposed master plan for the project area and the
block described in the Mississippi Connections Plan. Preliminary sketches for a
master plan were reviewed, and provided to the Applicant for review.
The Applicant reviewed the preliminary master plan sketches and again met with city
staff on March 20, 2017, to discuss their conclusions. The preliminary sketch did not
work for the Applicant, but the Applicant described an alternative of shifting the
current site plan to the north, all for a more efficient utilization of space within
the master plan area and improving long-term development potential. A revised
master plan illustrating the Applicant's alternative was prepared by the city and
provided to the Applicant.
8. On March 27, 2017, the Applicant requested a one month delay in the review of the
Application to allow the city to explore facilitation of the revised master plan
proposal.
On April 3, 2017, the City Council directed city staff to proceed with the work
necessary to facilitate the development of the Applicant's proposed facility,
consistent with the revised master plan.
10. Following City Council approval to proceed, city staff has diligently proceeded with
the many tasks required to implement the revised master plan and facilitate the
Applicant's proposed project, including:
a. Receiving proposals and engaging a consultant to determine if the master
plan area meets the standards for establishment of a redevelopment TIF
district.
b. Seeking and receiving approval from the HRA for a $75,000 forgivable loan
to the Applicant for demolition of blighted structures in the master plan area.
c. Meeting with Sherburne County Public Works staff to coordinate future
improvements to Proctor Avenue and the TH 10/ Proctor Avenue
intersection with the master plan.
d. Seeking and receiving City Council approval of an interfund loan resolution
authorizing an advance of funds for purchase and demolition of properties
within the master plan area.
e. Proceeding with negotiations to acquire the required properties into the
master plan area.
f. Scheduling a public hearing for July 3, 2017, to approve a TIF District so that
acquisition of the required properties may continue.
11. At the present time it is expected that the TIF District will be in place and that the
properties required for the Applicant's project to proceed in accordance with the
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
revised master plan will be acquired, the buildings on the properties demolished, and
the properties transferred to the Applicant for redevelopment consistent with the
revised master plan by August 31, 2017.
12. In spite of these efforts to facilitate the development of the Applicant's project in a
manner that is consistent with the city's Comprehensive Plan, the Applicant has
requested that the Applicant's original February 27, 2017, application be approved by
the City Council.
13. Zone change applications are reviewed by the Planning Commission and City
Council and are evaluated based on consistency with the adopted Comprehensive
Plan.
14. Conditional Use Permits are reviewed in accordance with the following criteria, as
identified in section 30-654 of the Elk River City Code.
(1) Will not endanger, injure or detrimentally affect the use and
enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience or general welfare of the
neighborhood or the city.
(2) Will be consistent with the comprehensive plan.
(3) Will not impede the normal and orderly development and
improvement of surrounding vacant property.
(4) Will be served adequately by and will not adversely affect essential
public facilities and services including streets, police and fire
protection, drainage, refuse disposal, water and sewer systems, parks
and schools; and will not, in particular, create traffic congestion or
interference with traffic on adjacent and neighboring public
thoroughfares.
(5) Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons or
property because of excessive traffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
(6) Will not result in the destruction, loss or damage of a natural, scenic
or historic feature of major importance.
(7) Will fully comply with all other requirements of this Code, including
any applicable requirements and standards for the issuance of a
license or permit to establish and operate the proposed use in the city.
15. Plats are reviewed in accordance with the following criteria, as identified in section
30-375 of the Elk River City Code.
(1) The proposed subdivision is consistent with the zoning regulations
(article VI of this chapter) and conforms in all respects with all
requirements of this Code, including the zoning regulations and this
article.
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
(2) The proposed subdivision is consistent with all applicable general
and specialized city, county, and regional plans, including, but not
limited to, the city's comprehensive development plan.
(3) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and drainage are suitable for the type and
density of development and uses contemplated.
(4) The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage transportation, erosion control and
all other services, facilities and improvements otherwise required in
this article.
(5) The proposed subdivision will not cause substantial environmental
damage.
(6) The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
(7) The proposed subdivision will not have an undue and adverse
impact on the reasonable development of neighboring land.
(8) The proposed subdivision is not premature. A subdivision is
premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support
systems.
16. The Applicant's project, as proposed in the February 27, 2017, Application, is
inconsistent with the City of Elk River Comprehensive Plan, which calls for the
redevelopment of this area of the city as a whole and for the development of a
master plan prior to the rezoning of individual parcels. Accordingly, the proposed
rezoning for the project is inconsistent with the Comprehensive Plan and must be
denied.
17. The Applicant's project, as proposed in the February 27, 2017, Application is not
a permitted or conditional use in the existing zoning district and must be denied if
the property is not rezoned.
18. The Applicant's project, as proposed in the February 27, 2017, Application, does
not meet the criteria for approval of a Conditional Use Permit because it is
inconsistent with the City of Elk River Comprehensive Plan, and it will impede
and prevent the orderly redevelopment of the surrounding area pursuant to the
revised master plan.
19. The Applicant's project, as proposed in the February 27, 2017, Application, does
not meet the criteria for approval of a Plat because it is inconsistent with the City
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
of Elk River Zoning Code, is inconsistent with the City of Elk River
Comprehensive Plan, and it will have an undue and adverse impact on the
reasonable development of neighboring land pursuant to the revised master plan.
20. Development of the Applicant's project consistent with the revised master plan
would merely move the Applicant's project to the north without reducing the size
of the proposed building or functionality of the building and site plan. However,
moving the project to the north, consistent with the revised master plan, would
allow for redevelopment of this area of the city as a whole, and would allow the
city to develop a functional street system to serve this area of the city. Therefore,
moving the Applicant's project to the north, as proposed in the revised master
plan, would be consistent with the city's comprehensive plan and would meet the
criteria for approval of a rezoning and a conditional use permit.
DECISION
Therefore, the City Council of the City of Elk River:
a.) Denies the February 27, 2017, Application for a Zone Change at 623 Proctor Ave
NW and 620 Quinn Ave NW because the proposed rezoning and project are
insistent with the City of Elk River Comprehensive Plan.
b.) Denies the February 27, 2017, Application for a Conditional Use Permit to develop a
truck storage, maintenance, and repair facility because the proposed use is not
allowed in the current zone, and does not meet the criteria for approval of a
Conditional Use Permit
c.) Denies the February 27, 2017, Application for a Preliminary and Final Plat of the
properties at 623 Proctor Ave NW, 620 Quinn Ave NW, 633 Proctor Ave NW, and
634 Quinn Ave NW plat and develop a truck storage, maintenance, and repair facility
because the proposal is inconsistent with the Comprehensive Plan, and does not
meet the criteria for approval of a plat as described in city ordinances.
Passed and adopted this 19"' day of June 2017.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2 a -c (attResolution of denial for all 3 applications.docx
Z: '*or
, - .J
Beaudry
Plat, Zone. Change, CtT
Case No: P |7-0 3
Z C 17-03
CU |7-08
Project Narrative- Rezoning — Truck Shop
Detailed description/scope of project. What is being proposed?
BACKGROUND OF COMPANY
Beaudry Oil & Propane is a local, family owned business that has been in the petroleum business since
1981. Founded by Ken and Carrie Beaudry, it began with one truck and one employee; today Beaudry
Oil employs over 50 full time employees. In 1987, the company started delivering propane, and over the
years, has added lubricant products, their own brand of diesel and oil, and propane cylinder exchange.
Today, Beaudry Oil is a leading fuel company that delivers millions of gallons of petroleum across the
state of M N.
Truck Shop is a division of Beaudry Oil, and is 100% owned and operated by Ken Beaudry. Established
on February 20, 2017, this business will provide minor repair for Beaudry Oil & Propane fleet (not open
to the public), which includes oil changes, replacing tires, changing brakes, minor service, light
maintenance, cleaning and detailing.
Their new facility is anticipated to generate nearly $11,000 in additional revenue each year upon project
completion.
PROPOSED PROJECT
Mr. Beaudry is proposing a redevelopment project on four sites immediately west of Beaudry Oil on CR
1/ Proctor:
0 634 Quinn (owns)
• 620 Quinn
* 633 Proctor
• 623 Proctor (owns)
Pending approval, Mr. Beaudry intends to acquire the two remaining properties; he has purchase
agreements pending for both properties. He intends to build an approximately 7,216 sf facility to
operate a light maintenance facility for his existing company fleet
The facility will be used for minor repair for Beaudry Oil & Propane fleet (not open to the public), which
includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and
detailing. There will be no heavy motor overhauls or outside storage. Per the city on 1-11-17, this use
falls under "bus, truck and implement storage, maintenance and repair", which is a conditional use in
the 1-2 zoning district. The goal is to get vehicles in and out of the facility as quickly as possible.
Approximately 224 sf will be used for office, and there will be approximately 1,600 sf of mezzanine for
storage on the northern quarter of the building. There will be three overhead doors on the west end of
the building, and three on the east. The proposed facility will be a block building, and approximately
20'-22' high. The new facility is anticipated to generate nearly $11,000 in additional revenue each year
upon project completion, in addition to creating five new jobs averaging $23.20/VICETVED
FEB 2 7 2017
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Ordinance 17 -
An Ordinance Amending the City of Elk River Zoning Map to Rezone Certain
Property from C4 to 12.
Case No. ZC 17-03
The City Council of the City of Elk River does hereby ordain as follows:
SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to
rezone the property described on attached Exhibit A to I2 (Medium Industrial).
SECTION 2. That the rezoning approved by this Ordinance is based on the following findings:
1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as
part of the City of Elk River Comprehensive Plan.
SECTION 3. That this ordinance shall take effect upon adoption and be published as provided by
law.
Passed and adopted by the City Council of the City of Elk River this 19th day of June, 2017.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
Last Updated March 2014
Pnw€REO 0
NATURE]
Exhibit A
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Zone Change
Preliminary Plan
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Case N: P 17-03
ZC 1-3
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Intro
■ Present all three applications
■ Act on all three separately
■ Approvals to operate a bus, truck and implement storage,
maintenance and repair facility
Zone Change Background
■ Zoned I2 (use allowed) and Zoned C4 (use not allowed)
■ Change all to I2
Comprehensive Plan
Mississippi Connections -Strategies:
1. Work with the development community to identify and
explore market opportunities and the feasibility of
redeveloping the area as a whole.
2. Work with interested property owners in the
development of a master plan prior to rezoning the
parcels.
Planning Commission
■ No one spoke for or against the ZC request
■ Have not received any comments since the PC meeting
■ The PC, with the understanding that discussions on
implementation of the master plan would continue,
unanimously recommended approval of the request
Planning Commission
■ Since PC meeting, staff consulted with legal counsel
■ The comp plan identifies the need for a master plan prior
to rezoning
■ Staff continues to have a strong desire to work with the
applicant on all three applications to facilitate the master
plan, assemble the required properties, and demo the
required structures
0 Oct 11 2017 per applicant -believe can be maintained
Zone Change Action Requested
■ If not consistent with Comp Plan/Miss. Connections?
■ Deny ZC by resolution
■ If consistent with Comp Plan/Miss. Connections?
■ Approve ZC by ordinance
■ Applicant may extend application in writing —Aug 22
■ Allow further development of master plan
CUP Background
■ Construct a 7,216 square foot one story facility
■ To operate a bus, truck and implement storage,
maintenance and repair facility
■ Outdoor parking for 28 delivery vehicles
■ Expansion of existing operation north of site
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■ Access via Quinn Avenue
■ Adequate on site circulation
■ Proctor — dedicated right turn lane for Hwy 10
■ 6t1' Street — will be cul-de-sac
■ The county's preferred roadway location is within the
south side of the subject site
0 Master plan moves subject site north
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■ 28 trucks
■ 4 public parking
■ Complies
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Master Plan
■ Ongoing discussions prior to April 25, 2017, PC meeting
■ Shifts the project north
■ Moves the future east/west street connection south of
the revised subject site (county preferred)
■ Provides Proctor Ave access to five southern parcels
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Planning Commission
■ No one spoke for or against the CUP request
■ Have not received any comments since the PC meeting
■ The PC, with the understanding that discussions on
implementation of the master plan would continue,
unanimously recommended approval of the request
Planning Commission
■ Since PC meeting, staff consulted with legal counsel
■ The Plan identifies the need for a master plan prior to
rezoning
■ NoZC=No CUP
CUP Requirements
■ Staff's analysis of the application shows non-compliance
with 3 of the 7 criteria required for approval of the CUP.
■ #2 —Not consistent with Comp Plan
■ #3 —Orderly development could be impeded
■ #7 —Doesn't comply with all requirements of Code — C4
CUP Action Requested
■ If not consistent with Comp Plan/Miss. Connections or
Z C denied?
■ Deny CUP by resolution
■ If consistent with Comp Plan/Miss. Connections and
ZC approved?
■ Approve CUP by motion with conditions outlined
■ Applicant may extend application in writing -Aug 22
0 Allow further development of master plan
Preliminary Plat Background
■ Proposed Plat — 1.51 acres (.05 for R.O.W.)
■ Meets dimensional requirements
---------
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Planning Commission
■ No one spoke for or against the request
■ Have not received any comments since the PC meeting
■ The PC, with the understanding that discussions on
implementation of the master plan would continue,
unanimously recommended approval of the request
Planning Commission
■ Since PC meeting, staff consulted with legal counsel
■ The Plan identifies the need for a master plan prior to
rezoning
■ Consistency with Comp Plan?
Plat Requirements
■ Staff's analysis of the application shows non-compliance
of 3 of the 8 regulations required for approval of a plat.
■ #1 —Inconsistent with zoning regulations
■ #2 —Conflicts with Comp Plan
■ #7 —Without master plan, may have undue or adverse
impacts
Plat Action nequesteci
■ If PP not consistent with Comp Plan/Miss. Connections?
■ Deny PP by resolution
■ If PP consistent with Comp Plan/Miss. Connections?
■ Approve PP by motion with conditions outlined and
adopt by resolution the FP
■ Applicant may extend application in writing -Aug 22
■ Allow further development of master plan
r,xtension
■If anything falls through and master plan looks like it will
not happen...
■ The council can review the applications at the next
available meeting and act on it as submitted
Financing
■Amanda and Mikaela will discuss TIF
f t'J
ccy or
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q.r City Limits
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7.11
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(1-24-2017)
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Redevelopment 131511" 11
#24 City of Elk Rive
a
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Disclaimer:
rnis drawing is legally
neither a rerorded mai
rvey and is not Intended to be used as one. This
0 194 Feet
drawing is a compilahen of records, intormatinn, and data
located in various clay, county, and state offices, and other
0 Bolton & Menk, Inc - Web GIS 5/15/2017 11:06 AM
sources affecting he area shaven, and is to be used for
re'er,rer'ihjPf�sonly.es h P
n. in.,r<� .ai•;P i. —n aiaed�
■ The Increment generated by the Beaudry Project will be
utilized for city acquisition, demolition and site prep cost
for 706 Quinn and 709 Proctor
■The Increment generated by the Beaudry Project will not
be enough to cover all of these costs
■ The Increment generated by the future development
along 6th Street is based on assumptions consistent with
the current market conditions.
■ Future increment from the 6th Street project will be used
to pay back interfund loan from the city
Action Requested
■ We have not fulfilled our obligation to the comp plan
■ Negations with 3 properties in process
■ TIF -July 3
■ Proposal does not meet comp plan
■ Master plan not implemented yet
■ Should be denied or extended by applicant in writing
Actions nequestea
■ Act on the Zone Change Request
■ Act on the Conditional Use Permit
■ Act on the Preliminary and Final Plats
70
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