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6&7 PCSR 01-25-1994 \44* ty of ITEM 6 & 7 llk� River TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER, ,--- DATE : JANUARY 25, 1994 SUBJECT: A) COMPREHENSIVE LAND USE AMENDMENT REQUEST BY MARV PROCHASKA/ PUBLIC HEARING, CASE NO. LUA 93-1; B) COMPREHENSIVE LAND USE AMENDMENT REQUEST BY COUNTRY RIDGE PARTNERSHIP/ PUBLIC HEARING, CASE NO. LUA 93-2 REQUESTED ACTION Planning Cases LUA 93-1 and LUA 93-2 have been incorporated into one staff report because of their identical request, proximity to one another, and both sharing the same planning issues . The applicants are requesting to amend the Comprehensive Land Use Plan from L1 (Light Industrial) to HB (Highway Business ) . • LOCATION The two applications include a 20 acre parcel and a 24 acre parcel, respectively, lying west of Joplin Street alignment and east of Sherburne County Government Center. ATTACHMENTS Zoning Map, Land Use Plan Map, Land Use and Circulation Plan from Focus Area Study, Developable Commercial property along Highway 169 , Developable Industrial Property. OVERVIEW In 1990, BRW Inc . completed a Focus Area Study which analyzed land use and transportation alternatives for an area generally lying west of City Hall between Highway 10 and County Road 30 . One of the primary land uses proposed for this area was business park (BP) . In addition, some commercial land use was also identified to compliment the business park development. At the time this Focus Area Study was completed, the City did not have a business park zoning ordinance adopted. Therefore, one of the recommendations from the Focus Area Study was for the City to create a business park zoning ordinance setting forth the standards and uses that would be found in the • business park district. This ordinance has recently been completed and approved by the City Council . P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 However, prior to adopting the Business Park Zoning Ordinance, the City expanded the Planned Unit Development (PUD) zoning designation and underlying land use of light industrial to cover the identified business park and commercial area. The combination of this zoning and land use preserved the integrity of a future business park until the Business Park Zoning Ordinance had been adopted. A CHANGE TO COMMERCIAL Representatives from Menards have been looking for a site in the Elk River area for the past few years . Recently, they have focused in on an area lying west of the Fairgrounds to the County Government Center. Menards would like to build a new store as part of a major shopping center (approximately 350,000 square feet) which would consume both the 20 acre and 25 acre parcel . To accommodate this development request, the Land Use Plan will have to be amended to reflect an underlying land use of HB (Highway Business) . The HB land use designation will allow retail commercial similar to that found along Highway 169 . ANALYSIS Prior to considering this land use plan change for these properties, it is important to recognize and evaluate the • following issues : Inventory of available industrial and commercial property for development. There are approximately 140 acres of commercial property along Highway 169 that either has water and sewer available or is close proximity to the utilities . On the other hand, industrial property is limited to 8 platted industrial lots ( 13 acres) and one unplatted tract of approximately 45 acres . The diminishing availability of industrial property has raised concern and is one of the challenges the Business Park Task Force has taken on to expand that industrial inventory. - Concentrating commercial activity along Highway 169 . By encouraging commercial development along the Highway 169 corridor, a critical mass of commercial activity would draw focus and identity to the corridor. The identity would not be a pedestrian oriented downtown, however, the massing of commercial activity will reinforce the central retail district of the City. Focusing on Highway 169 corridor and the Main Street corridor to the original downtown area will unify and bring together the three types of commercial found in the City, highway commercial along Highway 169, offices along Main Street, and • service oriented businesses within the downtown commercial area. III - Endorsing and adhering to developing a business/ industrial park. Through the City' s comprehensive planning efforts, various industrial areas have been identified on the land use plan map. Once the City has endorsed these industrial parks, a long term commitment needs to be made to preserve the integrity of the park. This commitment is important to protect the park from commercial ventures responding to cyclical market demands . When this occurs, the City will need to weigh if the long term benefits of commercial development equals the long term return from industrial business . An industrial park will take longer to build, however, provides an important element to the City' s land use composition. BUSINESS PARK TASK FORCE The Business Park Task Force has been given the challenge to explore industrial development opportunities for the community. Based on information in the Focus Area Study, which discusses the business park concept and the appropriate zoning and land use, the Task Force has gravitated towards establishing a business park upon the sites requested for a change in land use . Obviously, if the land use plan is amended, the Task Force will need to reevaluate the viability • of a business park along west Highway 10 . Pat Dwyer, Chairman of the Business Park Task Force, will be at Tuesday' s meeting to express the Task Force ' s position on the requested land use plan amendment. CONCLUSION In reviewing this land use plan amendment, it is important to note that the issue is not whether a specific tenant such as Menards and/or other anchor tenants are appropriate at this location. The question is whether the City wants to introduce large scale highway commercial to west Highway 10 corridor or implement the concept of a business/industrial park. Staff believes that there is a need for a certain amount of commercial along the west Highway 10 corridor, however, this limited commercial would be supported by and compliment businesses found within the business park as well as the surrounding residential developments . A change in land use to HB for 45 acres would set the stage for another development similar to Elk Park Center. This type of regional commercial will alter the character and change the course of present plans for the west Highway 10 area. Therefore, staff is recommending the land use plan amendments by Mary Prochaska and Country Ridge Partnership be denied based 111 on the following: III 1 . The Growth Management Plans Goals and Policies states that commercial development should be located to strengthen the downtown area and strip or scattered commercial along major roadways should be avoided. 2 . The Focus Area Study has set the foundation for a business park concept along with supporting commercial (not highway business) activity. This study involved the concensus of several people and established a vision for the community to develop a strong industrial tax and employment base. 3 . Commercial development opportunities currently exist along Highway 169 corridor, which should remain as the focus for commercial development continuing to serve the community and regional needs . This will strengthen the City' s position as destination shopping for residents throughout the trade area. 4 . Supplementing industrial zoned property with commercial without replacing the industrial elsewhere in the community only contributes further to depleting the available industrial inventory for development purposes . This in turn creates a greater imbalance of land use distribution between commercial • and industrial within the community. 5 . The HB (Highway Business) land use designation will allow commercial activities immediately adjacent to both future and existing residential area. Without a natural buffer or physical separation, the compatibility of Highway Business and Low Density Residential is questionable. If the Planning Commission decides to amend the land use plan, the following is recommended: - The commercial land use occur at the corner of the Joplin Street extension and Highway 10 . - The amount of property designated for commercial not exceed ten ( 10) acres . - Whatever amount of property is changed to commercial an equal amount of industrial be recaptured elsewhere within the community. • 'tu i ti P. f Js E ...T. L4 I rSF, Single-Family Residential .- a y @ g ' �'� LMFJ Multifamily Residential ; .04 0 0. .:4 , 1%: 1� ! _ .." :{moi I �P 4 V ;I • _ I (-6-1 Commercial-Retail : :r do c� ,sPp • ♦ rBPm Business Park "' _ im s a i. MI fro /� L S J School I -/ , a4n c/Rc` W ♦ 1�1 ♦ :I `87H �T o , , 3 • 3 ��e L J Public I SF \ z tI e' C Park • e I i �i i tt 4 � I i I4 ;II MF �i� /-� I C �IF. c4hE 5, • .I I I I s ,a.1 //— \\ /.,� ,, -I ORONJ g4. 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Box 490 • 13065 Orono Parkway 0 Elk River, MN 55330 a (612) 441-7420 194TH 193RD 1922ND 191ST 190TH 89TH 88TH I BTTH 186TH 85TH 184TH 183RD 82ND 181 ST 180TH 179TH LOCATION MAP CASE ver P.O. Box 490.13063 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 9380 192ND 191ST 190TH 189TH 198TH 187TH 18STH 85TH 184TH 183 R0 182141) 181ST 160TH 179TH City of �-7 Fboapleln Al A9rkulturel CnneerveRan 812 Single Family Realdengel rRlbl Single Femlly Realdan(lal 870 Single Family Realdentlal Ell Single Family Reskiantlel ® Single Family neaMentkl ZONING MAP NJ Two Family Resldantinl ® Two F.1y Rasklantbl 07 Highway Commemlel R3 Tevmm .e/Multiple Family R..M.nllal 11 ugM InduelHel 12 Medium indn.ttlal R4 MuMpl. Family Residential ® S.W Weal. F.Uly PO Planned Und oevabpm.nt C.ob.l Canmemlal AT Amen.. Tows AAE Mlmrel Eacaveibn C2 Office OHvkt CASE QUA 3I /* • Iver P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 I NO iT TH TH TH TH TX TH TH RD 'ND ST 'X )` H COMPREHENSIVE LAIC® USE MAP HR Hi h D 't R 'd t' 1 CS g ensi y es i en �a Central Business P Public HB Highway Business OS A Open Space LI Light Industrial LR Agricultural Low Density Residential r+ MI Medium Industrial MR Medium D ver P.O. Bor 490 • 13065 Orono Parkway . Elk River, MN 55330 • (612) 441-7420 ensity Residential CASE LVA 93-/ ver P.O. Bor 490 • 13065 Orono Parkway . Elk River, MN 55330 • (612) 441-7420 I -M Single Family NeaWentlel Rlc Shoals Family Meldenilsl ltl Single Family De Wand l file Single Family Reeldentlal IH41 Multiple Family Residential PU Planed Unit Development Cl Central Canme¢lel 2 Duke Dlsidot CASE L U A ® SOW Waste Faollity AT Amenna Tower ME Nonni$ Exurelko 173-2- P.O. 3-Z P.O. Box 490 • 13065 Orono Parkway • Elk River, NIN 55330 • (613) 441-7420 194TH 1 LI 19 11I 3I 190TH 189TH IBBTH IBTTH 188TH 88TH 184TH 183RD 182ND I81 8T ISOTH 179TH r LOCATION MAP CASE L .. 6.7/7 M1104 ',.� ver P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 ID NO .T 'M TH TN TH TH TH TH WD ND ST TH iT H /Ai/1 L�/''-F-7 COMPREHENSIVE LAND USE MAP HR High Densit Residential CB y Central Business P OS Public HB Highway Business A Open Space LI Light Industrial LR Agricultural Low Density Residential MI Medium Industrial MR Mediu D III ensity Residential CASE LU A 93 -Z ver P.a. Box 490 • 13065 Orono Parkway 9 Elk River, MN 55330 • (612) 441-7420