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5.8 PCSR 08-23-1994 k.f �\ AGENDA ITEM 5.8 'tyof MIRRiver MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNEFy, W.—- DATE: AUGUST 23, 1994 SUBJECT: REQUEST FOR REZONING BY THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. ZC 94-10 REQUEST Request to rezone approximately 150 acres from PUD (Planned Unit Development) and C2 (Office District) to BP (Business Park). LOCATION • Certain properties lying south of US Highway 10 between Joplin Street extension and Waco Street. ZONING / LAND USE PUD (Planned Unit Development) and C2 (Office District) / LI (Light Industrial) and P (Public) ATTACHMENTS Zoning Map, Comprehensive Land Use Plan Map, Business Park Zoning Ordinance, excerpt from Focus Area Study, Resolution Adopting Text from Focus Area Study, Memo from Bill Rubin BACKGROUND In 1990, a Focus Area Study was completed by BRW, Inc. which identified circulation patterns and land use opportunities in four (4) primary areas of Elk River, including the western area of the community. One of the major land use elements discussed centered on creating a business park, providing • for the development of light manufacturing, office, and limited commercial uses. At the time this concept was discussed and adopted by the City P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Planning Commission, ZC 94-10 Page 2 August 23, 1994 IIICouncil, the land use designation of LI (Light Industrial) and zoning of PUD (Planned Unit Development) were interim designations the City indicated for the intended land use as a business park. As such, the area identified in the Focus Area Study intended for the business park was rezoned PUD (Planned Unit Development) by the City Council with an underlying land use of LI (Light Industrial). During the latter part of 1993, the Business Park Task Force participated in drafting a business park zoning ordinance, which was presented to the Planning Commission and City Council for consideration. Subsequently, on January 18, 1994, the City Council adopted a Business Park Zoning Ordinance which sets forth allowable uses and development standards for a business park. This ordinance was a follow-up to the Focus Area Study which recommended the City create a business park ordinance to be implemented in those areas intended for business park. STEERING COMMITTEE As part of updating the comprehensive plan, the Steering Committee, on May 25, 1994, discussed industrial development within the City. Several issues, • including the benefits and opportunities for industrial development were discussed. The Steering Committee had some summarizing comments relative to the need to preserve lands within the community for a well balanced mix of light, medium, and business park industrial opportunities. Furthermore, the Committee recognized that the development of industrial property takes a longer amount of time than commercial and the opportunities for industrial should be preserved to allow for the overall proper land use mix of residential, commercial, and industrial. BUSINESS PARK TASK FORCE The Business Park Task Force has been given the challenge to explore industrial development opportunities for the community. As mentioned above, the Business Park Task Force was involved in the creation of the Business Park Zoning Ordinance and had focused for its implementation in the western area of the community upon those properties which are currently zoned PUD (Planned Unit Development) with an underlying land use of LI (Light Industrial). The Task Force focused on these areas because of the studies performed by BRW in 1990 and to continue moving forward with implementing a business park concept. At an August 16, 1994, meeting the Business Park Task Force agreed to support the City's requests to rezone certain properties to the BP (Business Park) zoning designation (see attached • memo from Bill Rubin). zc94-10.pc Planning Commission, ZC 94-10 Page 3 August 23, 1994 • ANALYSIS Currently, the property has a land use designation of LI (Light Industrial) and zoning of PUD (Planned Unit Development). The only exceptions to this are the County Government Center, which has a zoning of C2 (Office District) and underlying land use of P (Public), as well as the southeast corner of Waco Street and US Highway 10, which has a land use designation of HB (Highway Business). Those properties that currently have a land use designation of LI (Light Industrial) and zoning of PUD (Planned Unit Development) can be developed today as a light industrial PUD (Planned Unit Development) very similar to a business park. However, under the present circumstances, no commercial uses are allowed. The adopted Business Park Zoning Ordinance allows for a broad range of uses ranging from light industrial to a mixture of commercial businesses that would compliment the industrial park. In this sense, the Business Park Zoning designation allows for more land use opportunities than the current designation of PUD (Planned Unit Development) and land use designation of LI (Light Industrial) zoning. • The reason to bring this rezoning application forward at this time is threefold: • To implement the business park concept discussed in the 1990 Focus Area Study and adopted by the City Council. • Rezone those properties that have a underlying land use of LI (Light Industrial) to bring the zoning map into compliance with the land use plan map. • Establish appropriate zoning designations within the western area in anticipation of the imminent development activity as a result of the current plans to extend City water and sewer into the next phase of the western area. For the most part, the Planning Commission and City Council have not taken action on rezoning requests that may have an impact on the outcome of the Comprehensive Plan update. However, this request is the last step to implement the long discussed business park concept. • RECOMMENDATION zc94-10.pc Planning Commission, ZC 94-10 Page 4 August 23, 1994 • It is recommended the Planning Commission recommend approval of the request to rezone approximately 150 acres from PUD (Planned Unit Development) and C2 (Office District) to BP (Business Park) based on the following findings: 1. The BP (Business Park) zoning designation will implement the concept of a BP (Business Park) as discussed in the 1990 Focus Area Study and adopted by the City Council in September, 1990. 2. The rezoning will be consistent with the comprehensive land use plan map. 3. The rezoning to BP (Business Park) will provide for continuity in the zoning map as well as provide for compatible development under the BP (Business Park) zoning standards with the adjacent land uses. 4. Increased development interest in the western part of the City constitutes a change of circumstances and conditions requiring that properties in this area of the City be rezoned to the • appropriate zoning district so that development will be compatible with surrounding development and consistent with the City's adopted comprehensive land use plan. 5. The rezoning is consistent with action taken by the City Council on September 17, 1990, whereby Ordinance 90-35 was adopted rezoning properties to Business Park. However, this ordinance was superseded by Ordinance 90-40 establishing a PUD (Planned Unit Development) designation because the City did not have a BP (Business Park) zoning text in place. • zc94-10.pc 411 ' ORDINANCE' 94 - 2 CITY OF ELK RIVER AN ORDINANCE AMENDING SECTION 900 . 12 OF THE CITY OF ELK RIVER CODE OF ORDINANCES ESTABLISHING A BUSINESS PARK ZONING ORDINANCE . The City Council of the City of Elk River does hereby ordain as follows : Section 1 : Section 900 .12 of the Elk River Code of Ordinances is hereby amended to add the following section, which shall read as follows : 15 . B-P Business Park STATEMENT OF PURPOSE : The Business Park District is established to encourage a planned, integrated environment for certain industrial, office, and limited commercial uses which are compatible with and compliment each other as well as the surrounding land uses . 4111 It is the intent of this ordinance that development reflects common themes using compatible architectural design and consistency in signage, landscaping, and lighting. It is also the intent to encourage businesses which generate a high number of jobs per square foot rather than predominately warehouse type uses . a. Permitted Uses - i . Light manufacturing ii . Research and development laboratories iii . Governmental, business, and professional offices iv. Mail order operations v. Telecommunication operations vi . Financial institutions vii . Outpatient health care facilities viii .Personal service establishments ix. Health and athletic clubs x. Restaurants (Class I ) • 1 b. Accessory Uses - i . Off-street parking lots or facilities ii . Private recreational facilities iii . Public shelters and essential services c . Conditional Uses - i . Any permitted use which involves more than 30% warehouse space. ii . Hotels and motels iii . Licensed day care facilities iv. Zero lot line developments v. Retail shops and stores which compliment and serve the Business Park subject to the standards setforth in 2 . ( j ) below. vi. Vocational, technical, and trade schools 4110) vii . Motor vehicle specialty service stations viii . Multiple buildings on a lot ix. Above ground storage tanks 2 . STANDARDS a. Minimum lot size - one and one-half ( 1 1/2) acres b. Building setbacks (minimum) i . Front Yard - Thirty-five ( 35) feet, or one-half ( 1/2 ) the total building height whichever is greater. ii . Side Yard - Twenty (20) feet, or one-half ( 1/2 ) the total building height, whichever is greater. iii . Rear Yard - Twenty (20) feet, or one-half ( 1/2/) the total building height, whichever is greater. iv. All setbacks shall be determined from the planned Right-of-Way (ROW) , as designated in the City, County, or State Transportation Plan, and •) normally defined in the subdivision regulations . c . Parking Lot Setbacks (minimum) i .411) Front Yard - Twenty-five ( 25 ) feet. ii . Side Yard - Twenty ( 20 ) feet. iii . Rear Yard - Twenty (20) feet . iv. All setbacks shall be determined from the planned Right-of-Way (ROW) , as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations . d. Loading Spaces/Overhead Doors i . Loading spaces/overhead doors shall be located primarily in designated rear yards and secondarily in designated side or front yards as approved by the Zoning Administrator. ii . Loading spaces and overhead doors should be designed to be compatible with the principle building. Architectural techniques should be employed to reduce visual impacts from adjacent properties and roadways . e. Dumpsters/Refuse Enclosures 4111) i . All dumpsters shall be completely screened from public view by using enclosures constructed of similar material as the principal building. ii . Refuse enclosures shall include gates and be located in designated rear or side yards . f. Roof-Top/Ground Electrical Equipment All utility equipment shall either be: i . Screened from the eye level view of adjoining properties by use of exterior wall (s) and/or landscaping; or, ii . Painted to match or complement the building structure; or, iii . Incorporated into an architectural design, as approved by the Zoning Administrator. g. Architectural Standards i . Major exterior surfaces of all walls shall be face brick, stone, glass , stucco, architecturally treated concrete cast in place or pre-cast panels, decorative block, or architectural metal, or approved equivalent, as determined by the Zoning Administrator. • h. Landscaping (a) Not withstanding the provisions of Section 900 . 30, the following requirements shall be met: i . Of the total number of overstory trees required, a minimum of twenty-five ( 25) percent shall be ornamental trees and twenty five ( 25) percent shall be conifer trees . ii . A landscaping credit of up to twenty-five (25 ) percent may be given to a site plan which contains exterior sculptures , fountains , ponds beyond those required for storm drainage and other site enhancements as approved by the Zoning Administrator. iii . Underground irrigation shall be installed within the front yard and all landscaped areas adjacent to a public right-of-way. i . Signage (a) Not withstanding the provisions of Section 900 . 22, the following requirements shall be met: i . All freestanding signage be of a monument style sign and have a maximum size of sixty-four ( 64 ) square feet and height of eight ( 8 ) feet. ii . One ( 1) on-premise business wall sign per occupancy, not to exceed two (2 ) square feet in sign area for each linear foot of the building frontage up to a maximum of one hundred and twenty-eight ( 128) square feet per occupancy is permitted. j . Standards For Retail Shops and Stores i . Freestanding retail shops and stores shall be limited to those which compliment other uses within the business park, provide a service to those other businesses, and shall not exceed 20, 000 square feet in size . ii . Retail/wholesale sales incidental to products manufactured, assembled, or warehoused on the premises, may be permitted as an accessory use provided no more than ten ( 10) percent of the building is used for retail/wholesale sales . 40) • ) k. Hazardous Material i . Any business which involves the handling or storage of hazardous material shall provide data information sheets to the City for review and receive appropriate permits from applicable agencies . Section 2 : Section 900 . 12 of the Elk River Code of Ordinances is hereby amended as follows : 1) Section 900 . 12 ( 15) is renumbered to Section 900 . 12 ( 16 ) 2 ) Section 900 . 12 ( 16 ) is renumbered to Section 900 . 12 ( 17 ) 3) Section 900 . 12 ( 17 ) is renumbered to Section 900 . 12 ( 18) 4 ) Section 900 . 12 ( 18 ) is renumbered to Section 900 . 12 ( 19) Passed and adopted by the Elk River City Council this 18th day of January, 1994 . ..) Larry Farb , Vice Mayor ATTEST: • Sandra Thackeray, City erk .3 XxCEitpr p lecov i FOCUS 4E ,4 S'7"�JDr • • It is assumed that the municipal ballfields will be relocated to another site in the city. • Single—family housing will be built along both sides of County Road 30 (Mississippi Road) with the exception of a site plan— ned for an elementary school near the intersection of Mississippi tft Road and Waco Street. Single—family housing is also planned west of Waco Street and along the Elk River north of Highway 10. Care will be taken to ensure that the size of future residential lots which abut older large lots (such as the Grandview Addition) are of sufficient size so as to not diminish the value of the existing homes. • Multiple—family housing is planned in the northeast between the single—family housing and the business park. Multiple—family housing may consist of duplexes, four—, six—, or eight—family buildings or apartments. • 3k" • A future business park would be developed along the south side of Highway 10 on both sides of the Sherburne County Government Center. The business park would include light industry, offices, office—warehouse, and office—showroom buildings. A new zoning district would be created which would be created which would give the City additional control over site planning and exterior building design in the business park to ensure that all developments project an attractive image. Additionally, the City would create a master landscaping plan for the edges of the new business park streets and at the entrances, requiring that private developers implement it. Please refer to the following section, "Focus Area A Site Design Recommendations" for fur— ther discussion of business park site planning and street edge landscaping. • 38 ptirpom pla ri. p-- I �J 1 _1 I L—J t__t 4= r i � I r Lt. - I � r t_. _ -t t_ °.....:11 .09TH LA -- — �vg'�m�,P4'�• _\•!.i r$pTh Single-Family Residential h Ytt+' ...id °�4 7R • 11:11 i3 • � LMFJ Multifamily Residential \ Pa MI 2� 2 /. i. I .: ._- ...: r/.:. \�. � msc App SES�,'PP �1 (--E–' Commercial-Retail ..a— ( V/EW Y/ . , 1 .."10:10:7- an gip.,... I [tti■• '�' W `BPJ Business Park c 4 rS+ •, C, ,, .11 L S J School .. erH • j? ). V `e1�. f,.�, a.':; rPU�Public :\,1. I ��•: a°:_ T�Park e TH .� 1 1— W /� � � n'- ,I ``�//fitly.% > /�/ i!IFI1) F1sl r\ I I W ,I MF u / /�( .. C JIJ caeE ogogo SF I 2I C /%� BP ^ III \./j/ 1 I 11 \•;r w m ~� /"/ __i i III Pu I I BP �� BP �� 1, I .I II 31, '31 81 \\7 IISherbu�sl�--J1 J'1 \�\�J�� I // >/ :/ —J. -a •� �,r.:`"�.`'-� \tA�t "It .. �04 --- :I I�a ium I at wer I IL / • RESOLUTION 90 - 46 A RESOLUTION OF THE CITY OF ELK RIVER A RESOLUTION ADOPTING THE TEXT FOR THE FOCUS AREA STUDIES BY BRW DATED JULY 1990 AS AN ADDENDUM TO THE CITY OF ELK RIVER' S GROWTH MANAGEMENT PLAN DATED AUGUST 22 , 1988 WHEREAS , the City Council of the City of Elk River identified four specific areas of Elk River that needed a more detailed study regarding land use patterns as a follow-up to the 1988 Growth Management Plan; and, WHEREAS , the City of Elk River contracted the services c1 BRW Inc . , Planning Consultants, to conduct said studies; and WHEREAS , the Elk River Planning Commission held public hearings regarding BRW' s findings and made recommendation to the City Council regarding said studies; and WHEREAS , the City Council of the City of Elk River held a • public hearing regarding said studies; and WHEREAS , the City Council of the City of Elk River found said studies to be acceptable. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota that the text of the Focus Area Studies dated July, 1990 by BRW Inc . is adopted as an addendum to the City of Elk River' s 1988 Growth Management Plan. Passed and adopted by the City Council of the City of Elk River this 17 day of September, 1990 . James A. Tralle, Mayor ATTEST: Sandy Thac'keray, City Clerk • ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY . MEMORANDUM TO: ELK RIVER PLANNING COMMISSION FROM: WILLIAM RUBIN, EDA EXECUTIV fr DIRECTOR 1// ``'� DATE: AUGUST 23, 1994 SUBJECT: PUBLIC HEARING ON B-P BUSINESS PARK REZONING In mid-1993, the Elk River Economic Development Authority (EDA) established a Business Park Task Force to examine the community's inventory of improved, industrially-zoned property and to bring forth recommendations on how to best expand upon this inventory for future users. One product of the Task Force has been the development of a B-P, Business 111 Park Ordinance for inclusion in Elk River's zoning code. This Ordinance was subsequently adopted by the City Council in January, 1994. The Task Force has also looked at various development options which range from the private sector taking the lead in owning and marketing the next industrial park/business park to the EDA developing a business park area as a public endeavor. Financing these options has also been explored by the Task Force. At its meeting on August 16, 1994, the Task Force discussed the proposed rezoning of various sites in the western part of the community to reflect the B-P, Business Park designation. It was the consensus of the Task Force to support the rezoning action. This memo is intended to convey the support of the Task Force relative to the B-P rezoning. A similar memo will be presented to the Elk River City Council when it conducts its public hearing on September 19, 1994. In the event of any questions or comments, please feel free to call Task Force Chair Patrick Dwyer at 441-1000 or the writer of this memo at 441-4905 (direct). P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330-1743 • (612) 441-7420 • Fax: (612) 441-7425 Equal Opportunity Housing and Equal Opportunity Employment • BUSINESS PARK TASK FORCE DISTRIBUTION LIST PAT DWYER, CHAIR JEFF GONGOLL, PRESIDENT BANK OF ELK RIVER ELK RIVER EDA 630 MAIN ST 13900 RIVERVIEW DR ELK RIVER MN 55330 ELK RIVER MN 55330 441-1000 (W) 726-5656 (W) JOHN DIETZ, CITY COUNCILMEMBER BILL RUBIN, ED COORDINATOR 13319 RIVERVIEW DR ELK RIVER CITY HALL ELK RIVER MN 55330 P.O. BOX 490 441-2800 (W) ELK RIVER MN 55330 441-4905 (W) CHAMBER REPRESENTATIVE STEVE ACH, CITY PLANNER ED CUNNINGTON ELK RIVER CITY HALL TESCOM CORPORATION P.O. BOX 490 12616 INDUSTRIAL BLVD ELK RIVER MN 55330 ELK RIVER MN 55330 441-4900 (W) 241-3250 (W) EDA R & D COMMITTEE: • CL ' L •NDBERG CAROL MILLS 400 J• :4 SON AVENUE 300 EVANS AVENUE ELK R • MN 55330 ELK RIVER MN 55330 441- 51 (W 441-1213 (W) LARRY TOTH DICK GONGOLL 813 FAWN ROAD 729 MAIN STREET ELK RIVER MN 55330 ELK RIVER MN 55330 441-2840 (H) 441-2200 (W) JOHN OLIVER 580 DODGE AVENUE NW DNI1.4NN\l ELK RIVER MN 55330 441-2072 (W) p4 T K. (;( j • ,� It - r \� i_._.M 7.6. City of 1' lkRjver MEMORANDUM TO: MAYOR AND CITY COUNCIL FROM: STEVEN B. ACH, CITY PLANNER AND BILL RUBIN, ECONOMIC DEV. COORD DATE: AUGUST 1, 1994 SUBJECT: REQUEST FOR CITY COUNCIL TO INITIATE REZONING OF PROPERTY TO BUSINESS PARK ISSUE Request for the City Council to initiate an application to rezone certain properties to BP (Business Park) providing for the development of light industrial and mix of commercial as set forth in the Business Park Ordinance. • BACKGROUND In 1990, a Focus Area Study was completed by BRW Inc., which identified circulation patterns and land use opportunities for the western area of the community. One of the major land use elements discussed centered on creating a business park. At the time this concept was discussed, the land use designation of LI (Light Industrial) and zoning of PUD (Planned Unit Development) were interim designations the City had to indicate the intended land use as business park. As such, the site associated with the Focus Area Study was zoned PUD (Planned Unit Development) with an underlying land use of LI (Light Industrial). On January 18, 1994, the City Council adopted a Business Park Zoning Ordinance that could be implemented for the western area business park (see attached). This ordinance basically provides for light manufacturing, office, and limited commercial uses. The requested rezoning to business park for those properties identified on the attached map will be consistent with the adopted comprehensive land use plan designation of LI (Light Industrial). Therefore, the requested rezoning will implement the existing land use plan designation and concept of a • business park for the western area of the community. P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 City Council Minutes Page 12 August 1, 1994 • 3. THE VARIANCE WILL NOT BE INJURIOUS OR ADVERSELY AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE RESIDENTS OF THE CITY OR THE NEIGHBORHOOD IN WHICH THE PROPERTY IS SITUATED AND WILL BE KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. COUNCILMEMBER FARBER MOVED TO APPROVE THE CONDITIONAL USE PERMIT FOR A ZERO LOT LINE DEVELOPMENT WITH THE FOLLOWING CONDITIONS. 1. ALL COMMON WALLS BE CONSTRUCTED TO MEET THE SEPARATION REQUIREMENTS AS SET FORTH IN THE UNIFORM BUILDING CODE. 2. A LANDSCAPED BERM BE IMPLEMENTED ALONG MEADOWVALE ROAD. COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.5. Consider initiating an application to "amend various sections of the zoning ordinance Steve Ach informed the Council that staff is requesting authorization to initiate amendments to the zoning ordinance pertaining to landscaping and parking. • COUNCILMEMBER FARBER MOVED TO SUPPORT STAFF IN ITS REQUEST TO INITIATE AMENDMENTS TO THE ZONING ORDINANCE PERTAINING TO LANDSCAPING AND PARKING. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.6. Consider initiating an application to rezone certain property to business park Steve Ach indicated that on January 18, 1994, the City Council adopted a Business Park Zoning Ordinance which could be implemented for the western area business park. He stated that in order to adequately address any development requests that come forward, it would be appropriate to establish a business park zone. Jay Johnson of Country Ridge Partnership indicated that he is in the process of developing the Lakoduk property. He requested the Council not to zone the property to business park at this time. He indicated he would like the opportunity to complete their study and make a land use amendment request to the Council for the property. COUNCILMEMBER DIETZ MOVED TO INITIATE A REZONING FOR THOSE PROPERTIES THAT HAVE BEEN IDENTIFIED IN THE WESTERN AREA OF THE CITY TO BP (BUSINESS PARK) ZONING DESIGNATION TO IMPLEMENT THE INTENDED DEVELOPMENT PATTERN AND LAND USE MIX OF THE WESTERN AREA PRIOR TO EXTENDING TRUNK UTILITY LINES TO SERVE THIS AREA. COUNCILMEMBER FARBER SECONDED THE MOTION. THE • MOTION CARRIED 5-0. GUARD . FOUD . ELK RIVER TEL :441-7101 Aug 23 ,94 14 :49 No .004 P .02 0 . Guardian Angels of, , Elk River, Inc. , 280 Evans Avenue • Elk River,MN 55330 • (612)441-1213 • Fax (612) 441-7101. , August 23. 1994 , City of Elk River Planning Commission , c/o Steve Ach, City Planner 13065 Orono Parkway • Elk River, MN 55330 RE; Rezoniug,of Properties South Side of U.S. Highway 10, West of Joplin Street and East of Waco,Strcct To Members of the Elk River Planning Commission: Guardian Angels of Elk River, Inc. supports the rezoning of the,above described properties for a Business Park. . ID1 , . , Our newly acquired 14-acre site across U.S. Highway 10.will be developed for Seniors after sewer and water is available to the property. Guardian Angels feels the Business Park zoning will be complimentary to the neighborhood as well as an enhancement to our future 'development. , I am sorry that I cannot be' present for the public hearing this evening, but I had another, commitment which could not be changed. , Please call if you have any questions. , Sincerely, i' 4/1141(A/Z) Caw] J. Mills Executive Director , CJM:pjo • • ill . , - . , Specializing in Services for Seniors • MINUTES GF THE ELK RIVER PLANNING COMMISSION HELD AT THE ELK RIVER PUBLIC LIBRARY TUESDAY, JULY 24, 1990 Members Present: Chairman Kimball, Commissioners Nadeau, Eberley and Johnson Members Absent: Commissioner Schroeder Staff Present: Stephen Rohlf, Building and Zoning Administrator; Janelle Szklarski, Zoning Assistant, and Tim Keane, City Attorney 1. Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order by Chairman Kimball at 7:00 p.m. 2. Consider 7/24/90 Planning Commission Agenda Item 10.1 - "Workshop Agenda" , Item 10.2 - "1990-1991 Planning Commission Budget", and Item 10.3 - "Miscellaneous" were added to the agenda. COMMISSIONER EBERLEY MOVED TO APPROVED TO THE 7/24/90 PLANNING COMMISSION AGENDA AS AMENDED. COMMISSIONER NADEAU SECONDED THE MOTION. THE MOTION CARRIED 4-0. • 3. Consider 6/26/90 Planning Commission Minutes COMMISSIONER JOHNSON MOVED TO APPROVE THE 6/26/90 PLANNING COMMISSION MINUTES. COMMISSION EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 4-0. 4. Planning Commission Representative to Attend the 8/20/90 City Council Meeting It was indicated that Chairman Kimball would attend the 8/20/90 City Council meeting. 5. Consider Conditional Use Permit by Elk River Development Corp. (Outlot A)/Public Hearing Stephen Rohlf, Building and Zoning Administrator, explained that the Elk River Development Corporation is proposing to develop Outlot A of Deerfield 3rd Addition. The proposed development called for three commercial uses on the parcel (specialty food store, a restaurant, and a satellite bank operation) . Mr. Rohlf also explained that since the property is within a Planned Unit Development, a conditional use permit is required and the seven standards for a conditional use permit must be met. He went on to explain that staff is recommending that the property be developed under the C-2 standards, which would allow less • intensive commerical development. Chairman Kimball opened the public hearing. Planning Commission Minutes Page 2 July 24, 1990 • Arlon Fuchs-266 Elk Hills Drive, questioned what uses were allowed in the C-2 zoning district. Mr. Fuchs explained that he was concerned with the specialty food, store and restaurant proposed. He was also concerned with the amount of traffic generated by these uses, which was estimated at 5,000 trips per day. Stephen Rohlf listed the uses allowed in the C-2 zone, and explained that this zone is frequently used as a buffer between more intensive commerical and residential uses. Mr. Rohlf further explained that staff is recommending that Dodge Avenue be upgraded to four lanes from Elk Hills Drive to 189th Avenue. Mark Cramer-242 Elk Hills Drive, stated that he was concerned with the food store and restaurant because of the night time hours that these types of uses typically have. Mr. Rohlf stated that, staff's recommendation would allow uses which have hours more compatible with residential uses. He also stated that hours of operation could be limited through the PUD agreement. Mr. Rohlf stated that staff is also recommending a 30 ft. buffer of green space along Dodge Avenue, which would be bermed and have plantings on top of it. Dick Gongoll of First National Bank, stated that they are proposing the satellite bank in the southern lot of Outlot A. He stated that in order for the business to be . profitable in a location it must have access and traffic. He also stated that there are limited sites available within the sewer and water district, which have such • accessibility. John Youngquist-11344 Elk Lane, stated that he was concerned with the intersection of Dodge Avenue and Elk Hills Drive as it is already a major problem. In particular he had concerns with the stacking of traffic at that intersection. Mr. Youngquist also stated that the affects of Deerfield 4th Addition have not yet been felt on this intersection. Stephen Rohlf explained that staff's recommendation was to' keep the most intense uses to the southern end of Outlot A so as to have less mixing of commerical and residential traffic. He stated that the proposed bank is a conditional use within the C-2 zone, and therefore, if staff's recommendations were adopted, the bank would still need to go through the conditional use permit process which would require another public hearing. Earl Hetrick-271 Elk Hills Drive, stated that he was particularly concerned with the hours of operation for the restaurant. Mr. Hetrick was concerned that hours set through the PUD Agreement, could be subject to change at a later date. Steve Rohlf stated that the PUD Agreement is a legal and binding document, however, amendments are always possible. Ed Wortman-18857 Dodge Street, questioned whether a service road was possible from 193rd Avenue to Elk Hills Drive. Stephen Rohlf explained that a frontage road was proposed at one time, but that it would not • work physically. Bill Christian-18847 Dodge Street, stated that he would like to see a wider buffer strip along the commerical property. He also stated that Planning Commission Minutes Page 3 July 24, 1990 • there were problems with being notified for the public hearing. Steve Rohlf explained that if Dodge Avenue were upgraded it would be a minimum of 46 feet wide with the 30 ft. buffer in addition to that. Mr. Rohlf also stated that notification is done according to the property tax books, which are updated on yearly basis. Ed Wortman questioned if a second street, parallel to Dodge, would work, possibly having two one way streets to access this site. Steve Rohlf stated that if a street ran along Highway 169 it would not allow any stacking of traffic. Kathy Hansen-11366 190th Court NW, stated that there are a number of children in Deerfield 3rd Addition, and that she is concerned with the non-motor activity in this area. Steve Rohlf explained that a four lane Dodge Street would only help where traffic was concerned. He also explained that a pathway along Dodge Avenue is recommended by staff. Carrie Christen-11378 189th Avenue, stated that she agreed that the proposal would generate too much traffic when considering the amount of children in the neighborhood. Steve Rohlf suggested that the City Engineer could look at the possibility of installing a three way stop sign at the intersection of Dodge Avenue and 189th Street. Tim Christen-11378 189th Avenue, questioned what the traffic estimates would be if C-2 uses were allowed on this parcel instead. Chairman Kimball stated that C-2 uses would generate a different type of traffic, which would result in less frequent trips. Steve Rohlf explained that staff would still recommend that Dodge Avenue be upgraded to four lanes even if C-2 uses were approved. He also stated that a traffic study was needed for this area to determine how much traffic this area can handle. Mark Cramer-242 Elk Hills Drive, stated that he was worried that if this proposal were approved people would avoid left hand turns onto Dodge due to traffic congestion, and take an alternative route into Elk Hills and through Deerfield 3rd. John Youngquist-11344 Elk Lane, questioned whether there was additional right-of-way available, and if Dodge Avenue could be moved over to the east to eliminate the "S" configuration, which presently exists. Steve Rohlf stated that although it' was desirable to eliminate the "S" configuration, if Dodge Avenue was moved to the east it would result in a situation where the intersections were not aligned, and that would be dangerous as well. Jerry Hansen-11366 190th Court, questioned whether there would be medians in the upgraded Dodge Avenue. Steve Rohlf stated that there would be no medians. Mr. Hansen stated that it would be difficult for residents to back out of their driveways onto this busy street. Mr. Rohlf added that it would be desirable to construct new driveways in such a way to avoid backing into the street. Planning Commission Minutes Page 4 July 24, 1990 • Lou Pollack of Elk River Development Corporation, questioned where the figure of 5,000 trips per day came from. Steve Rohlf stated that, the City Engineer, Terry Maurer, had come up with this figure using figures generated by the Minnesota Department of Transportation. These figures are based on the use of the property. Ed Wortman-18857 Dodge Street, stated that the City should also consider the traffic generated by the number of employees that these uses would generate. Steve Rohlf stated that the City did not propose this development; they are reacting to a request from a private developer. Although, the underlying land use of this parcel is commerical, staff is recommending that the low intensity commerical uses be allowed so as to be compatible with the surrounding single family residential uses. Lyle Fisher-21587 Brook Road, stated that much of the traffic generated currently in Deerfield 3rd is due to construction of houses in that area. Eventually this type of traffic will cease as the property develops more fully. Leo Pollack of Elk River Development Corporation, stated that 193rd Avenue could be an alternative access to this site. He also questioned when a traffic light was going to be installed at the intersection of 193rd Avenue and Highway 169. Steve Rohlf stated that it may be a while before the traffic light is installed at that intersection. He • also stated that people will begin to use 193rd Avenue as Elk Hills Drive becomes congested. Lou Pollack stated that the northern part of the Deerfield Development will use the 193rd intersection, thereby eliminating some of the traffic congestion at the Elk Hills Drive intersection. Bill Christian-18847 Dodge Street, stated that the majority of the lots within Deerfield 3rd Addition are 80 feet wide, and it is hard to fit a driveway which allows vehicles to turn around on these lots, therefore the majority of homes within Deerfield must back into the busy streets. Steve Rohlf questioned whether the proposed pathway should be on the east side of Dodge instead of the west side of Dodge, since that's where more of the pedestrian traffic would be generated. Tim Christen-11378 189th Avenue, questioned whether on-street parking would still be allowed on Dodge Avenue if it were upgraded. Steve Rohlf stated that Terry Maurer, the City Engineer, will be addressing traffic issues at the City Council meeting, and he will take these comments into consideration. Chairman Kimball closed the public hearing. • Steve Rohlf stated that staff is recommending that the proposed upgrading of Dodge Avenue be paid for by the developer. Chairman Kimball stated that he agreed with staff's recommendations regarding the proposed development. Commissioner Johnson stated that she felt Planning Commission Minutes Page 5 July 24, 1990 . the C-2 uses were more appropriate than the C-3 uses. Commissioner Eberley stated that the location of this property dictates that C-3 would be a logical zoning classification, however, C-2 is more appropriate in her estimation because of the proximity to single family residential dwellings. Commissioner Eberley also stated that along with traffic, safety is a number one concern with her, and she felt that possibly a foot bridge over Hwy. 169 would eliminate some of the safety concerns. Commissioner Nadeau stated that he would like to see no development go into this parcel until the intersection of Elk Hills Drive and Hwy. 169 is cleaned up. However, he felt that C-2 uses were more appropriate than C-3. Chairman Kimball stated that there were a number of technical questions which still needed to be answered, but that these would be resolved prior to the City Council meeting in August. Commissioner Johnson questioned whether PUD Agreements had an expiration date. Tim Keane, City Attorney, stated that PUD Agreements bind developers to certain tasks and responsibilities. The expiration of the PUD Agreement is determined by events and not dates. Mr. Keane went on to explain that there is great latitude in PUD Agreements, and that a number of controls could be implemented through this document. COMMISSIONER EBERLEY MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT TO ESTABLISH A PUD REFERENCING STAFF'S MEMO DATED JULY 19, 1990, AS THE FINDINGS OF FACT, AND THAT THE APPROVAL BE SUBJECT TO THE SAME STIPULATIONS AS OUTLINED IN STAFF'S MEMO AND THAT THE FOLLOWING ISSUES BE RESEARCHED FURTHER: • 1. THAT THE ISSUE OF PARKING ON DODGE AVENUE BE ADDRESSED BY THE CITY ENGINEER. 2. THAT THE PROPOSED BIKE PATH LOCATION BE DISCUSSED IN FURTHER DETAIL. 3. THAT A TRAFFIC COUNT AND STUDY OF THE AMOUNT OF TRAFFIC THAT THIS AREA IS ABLE TO HANDLE BE CONDUCTED. 4. THAT THE POSSIBILITY OF CONSTRUCTING A FOOT BRIDGE OVER HIGHWAY 169 BE RESEARCHED. 5. THAT THE INTERSECTION OF HIGHWAY 169 AND DODGE AVENUE BE STUDIED TO DETERMINE HOW THE PROPOSED DEVELOPMENT WOULD AFFECT IT. COMMISSIONER NADEAU SECONDED THE.MOTION. THE MOTION CARRIED 4-0. 6. Consider Conditional Use Permit (Daycare) By 1st Step Preschool/P.H. Janelle Szklarski, Zoning Assistant, stated that the applicant (Paulette Hanlon) is proposing a preschool, which would accommodate up to 20 children at a time in the existing Central Lutheran Church located at 1103 School Street. Daycare facilities for more than 17 children are a conditional use in the R-4 zone. • Chairman Kimball opened the public hearing. There being no one for or against the request, Chairman Kimball closed the public hearing. CI l egEeC_ EXEc_ors.42 • DEERFIELD THIRD ADDITION OUTLOT A CONDITIONAL USE PERMIT PLANNED DEVELOPMENT AGREEMENT AND DEVELOPER' S AGREEMENT THIS AGREEMENT, made and entered into this day of , 1990, by and between the CITY OF ELK RIVER, a municipal corporation organized under the laws of the State of Minnesota (the City) , and ELK RIVER DEVELOPMENT CORPORATION (the "Corporate Developer" ) , and GERALD SMITH, LEO POLACK and LOUIS POLACK (the " Individual Developers" ) collectively referred to hereinafter as the "Developer" ; WITNESSET H: WHEREAS, the Developer has made application to the City for • an amendment to the planned development and subdivision of a plat of land located within the City and legally described as follows : Outlot A, Deerfield 3rd Addition, Sherburne County, Minnesota (the Property) ; and WHEREAS, the City Council by motion adopted August 20, 1990, has granted planned development as amended for the development of on the Property (the Development) , subject to certain conditions, including that Developer enter into appropriate agreements with the City so as to fully comply with the City' s Zoning and Subdivision Ordinances; and WHEREAS, the City' s Zoning Ordinance requires that a 411 Conditional Use Permit be issued for Planned Developments and that a Planned Development Agreement be entered into; NOW, THEREFORE, in consideration of the premises and the mutual promises and conditions hereinafter contained, it is hereby agreed as follows : 1 . ) Entire Agreement - Except as otherwise provided in Section 4 ( 07 ) herein, this Agreement shall supplement the Conditional Use Permit for the Property entered into November 12 , 1986 and as amended April 12 , 1990; the Planned Development Agreement for the Development and the Developers , Agreement for the Development, as herein amended, and shall govern the parties rights , responsibilities and obligations with respect to the Development, subject to the compliance by all parties with applicable City Ordinances and State and Federal laws . 2 . ) Warranty of Developer - Developer hereby warrants and represents to the City, as inducement to the City' s entering into this Agreement, that the Corporate Developer holds a fee . interest in the Property. 3 . ) Conditions - ( 01 ) The following stipulations shall be placed upon the subdivision : a . Prior to development, the Property shall be platted in accordance with the Subdivision Regulations and the stipulations set forth below. b. That Dodge Avenue is upgraded to four lanes from the intersection of Elk Hills Drive to the intersection of 189th Avenue at the expense of the developer. This upgrading must be done to applicable City standards for a commercial street including such items as a 36 foot wide face of curb to face of curb, urban section road with concrete curb and gutter. c. That improvements to City sewer and water needed to service the lots or buildings within this plat, including stub-ins, are designed by the City Engineer and paid for by the developer. Further, that an escrow account is established by the developer in an amount estimated by the City Engineer to cover his services for designing the sewer and water system. • 2 d. That a detailed storm drainage plan is provided by the • developer and approved by City Engineer. Further, that all improvements needed to assure that no negative impact due to storm water from this development will occur on-site or off-site are the responsibility of the Developer . e. A pathway (minimum 6 foot wide concrete sidewalk) along the north side of Elk Hills Drive and the east side of Dodge Avenue at the expense of the Developer . If sufficient right-of-way is not available after the upgrading of Dodge Avenue to four lanes, the Developer may dedicate an easement to the City for said pathway. The maintenance of the pathway would be the responsibility of adjacent property owners in the PUD. f . The Developer pay the City for the first seal coating of the upgraded portion of Dodge Avenue in an amount estimated by the City Engineer. g. The Developer pay the City park dedication fees in the amount required at the time of the subdivision of this Property. h . Street lights are to be provided, the numbers and location of which would be determined by City staff . • The cost of the lights and the installation of them are the responsibility of Developer. i . The Developer shall reimburse the City for all costs incurred for reviewing this proposed subdivision, and the inspection of associated improvements . j . That a letter of credit be provided to the City, by the Developer, to assure the improvements are accomplished. k. That the above-referenced improvements are accomplished prior to occupying any buildings within this PUD. 1 . That a developer' s agreement is entered into stipulating the above mentioned requirements whether the council requires platting of this property or allows the split as an administrative subdivision . ( 02 ) That those uses allowed as principal and conditional uses within the C-2 zone and retail uses be allowed within this PUD as they exist at the time of specific site plan review. Those uses that are conditional uses within the C-2 zone and all retail uses would require an additional conditional use permit to be issued for their approval • within this PUD. 3 . ( 03 ) Dimensional regulations for this PUD are as follows : • a. Minimum lot requirement ( 1 acre with 100 feet of frontage on Dodge Avenue) . b. Minimum building, parking, and loading setbacks : i. 30 feet from the right-of-way line of Elk Hills Drive and Dodge Avenue and also the northern boundary of this PUD. ii . 10 feet from the right-of-way line of U. S . Highway 169 . iii . 10 feet from the lot lines in the interior of the PUD, and also assumed lot lines between multiple principal buildings on a single lot. c. Maximum lot coverage established by setbacks , parking requirements, etc . d. The maximum building height is 24 feet. ( 04 ) That signage in this PUD is allowed as per the requirements for signage in the C-3 commercial district • except that there be no signs on the east side of the building other than driveway identification signs . ( 05 ) That a site plan review is required prior to the development of any parcel within this PUD. The site plan will be subject to the submission requirements, the procedures for approval , and the findings required for a Conditional Use Permit as set forth in Section 900 . 42 of the Zoning Ordinance . ( 06 ) Development proposals must be consistent with applicable City regulations for the C-2 zone or the specific business proposed regarding such items as landscaping, loading, parking, drives, lighting, storage, outdoor display screening and architectural standards . ( 07 ) That no incinerators are allowed within this PUD. ( 08 ) That the hours of operation for businesses within this PUD are from 7 : 00 a .m. to 10 : 00 p.m. and deliveries are restricted to 10 : 00 a .m. to 7 : 00 p.m. ( 09 ) That a 30 foot landscaped buffer strip is provided on the north and east side of the PUD. Further, that a berm is placed within this buffer strip at an elevation of 4 feet higher than adjacent parking or loading with a maximum 111 of 4-1 slopes, and 5 foot high spruce planted on top of it with a 6 foot spacing. 4 . ( 10 ) That the Developer reimburse the City for all cost • incurred for reviewing this request. ( 11 ) That the petitioner enter into a PUD agreement with the City reflecting the conditions set on the PUD by the City Council . ( 12 ) Parking shall be located on the west portion of the Property facing Highway 169 and away from the residential area to the east . 4 . ) General Provisions - ( 01 ) Building and Occupancy Permits - If the Developer fails to comply with any of the provisions hereof, the City may refuse to issue a building permit or certificate of occupancy for any lot or parcel in the Development . City will not issue any building permit for any lot or parcel in the Development until all of the conditions set forth in Section 6 above have been met in full . City will not issue any Certificate of Occupancy for any building constructed on any lot or parcel in the Development until all of the conditions set forth in Section 3 above have been met in full . Developer agrees to advise purchasers of any lot or parcel within the Development of the existence of this Contract and the obligations and restrictions created • herein prior to the completion of a sale. Further, Developer agrees to save and hold the City harmless from any and all claims or actions arising from the right to withhold the issuance of such permits and certificates . ( 02 ) Binding Effect - The terms and provisions hereof shall be binding upon, and inure to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Development and shall be deemed covenants running with the land. References herein to Developer, if rather be more than one, shall mean each and all of them. A certificate evidence the existence and terms of this Agreement, at the option of the City, shall be placed of record so as to give notice hereof to subsequent purchasers and encumbrances of all or any part of the Property, and all recording fees, if any, shall be paid by the Developer. ( 03 ) Severable - In the event that any portion of this Agreement shall be held invalid for any reason, the same shall not affect in any respect whatsoever the validity of the remainder of this Agreement . ( 04 ) Waiver - Any waiver, whether express or implied, by any party of a breach of any provision of this Agreement • will not operate as or be construed to be a waiver of any subsequent breach of this Agreement . 5 . ( 05 ) Notices - All notices and demands specified herein • shall be deemed appropriately and timely given when delivered personally or deposited in the United States mail to the addresses hereinafter set forth by certified mail (return receipt requested) . The addresses of the parties hereto are as follows until changed by written notice given as above : If to the City at : City of Elk River Attn : City Administrator 720 Dodge Avenue N.W. Elk River, Minnesota 55330 If to the Developer at: Elk River Development Corporation 11413 Hanson Boulevard Coon Rapids, Minnesota 55433 ( 06 ) Incorporation by, Reference - All plans, special provisions, proposals, specifications and contracts for the Improvements to be made pursuant to this Agreement shall be and hereby are made a part of this Agreement by reference as fully as if set forth herein in full . ( 07 ) No Replacement - This Agreement is in addition to and is not in replacement of the terms and conditions of the Planned Development Agreement dated November 12 , 1986, and • as amended April 12 , 1990, the Petition for Public Improvements and Waiver of Right to Public Hearing and Right to Object relating to the Development executed by the Individual Developers . IN WITNESS WHEREOF, the City and Developer have caused this Agreement to be duly executed on the day and year first above written . CITY OF ELK RIVER By: Its : Mayor By: Its : City Administrator • 6 . STATE OF MINNESOTA • COUNTY OF SHERBURNE The foregoing instrument was acknowledged before me this day of , 1990, by James Tralle, the Mayor of the City of Elk River, on behalf of the City of Elk River. Notary Public STATE OF MINNESOTA ss . COUNTY OF SHERBURNE The foregoing instrument was acknowledged before me this day of , 1990, by Patrick D. Klaers, the City Administrator of the City of Elk River, on behalf of the City of Elk River. Notary Public DEVELOPER: • ELK RIVER DEVELOPMENT CORPORATION By: By: Gerald Smith Leo Polack Louis Polack • 7 . STATE OF MINNESOTA ss . COUNTY OF SHERBURNE The foregoing instrument was acknowledged before me this day of , 1990, by Gerald Smith, of Elk River Development Corporation . Notary Public STATE OF MINNESOTA ss . COUNTY OF SHERBURNE The foregoing instrument was acknowledged before me this day of , 1990„ by Leo Polack, of Elk River Development Corporation . Notary Public STATE OF MINNESOTA ss . 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" --:,- __\ „,,.6.,:!?!7.4":#1;-;:p7;•..!1.4,../7 1•09"---r -; . •.„„.•,.. - °'*!••7,' V,,,-,.•• ..-0 /1,,', - • ' • -• . ,/, \----\'-- ---\ \,.\-•:\•-l''''' ' '...''Z'1.,:, / .:'r. '-..' ',.,; .',/;,:':.. './-"''' ,:/'';':.:; ''. '_,.. ,....';.1::'... ELK \ \_,..,..\,`,„:,--..j .,1'iriOP- -..,.--• -. .,,f;--..... ,..,-<".•,,..-/-••,- •-,i!-- a,l:j„.i,-r.t.,re.fr.:;0e0,',,,..4-",47.7- 4i0,r 0, ,(..,./---,- r•• -•r'.,r,,., .../• ,.,,/-..,';.-_-,,,r -,-.,,--,,,,-,,,,,4,: ,,,,,.-.,-.-,,7.-r.":.,-,'-,•-.;, 21,",.."-„,.. „r RETAIL ' 1 CENTER -." • 1-',/, - ---.'-' 'r,/l.r, ',/r -;.,0%-•// ' ,_ ..,:i'?r ''''. . . . „ .-- 0,,-..-;". .. ,y..--. .,,,,,,,,,, f• ..f.. ,,,,,.,-P SITE PLAN "... E 71 : 1 N AI 1.=30 i • 10 SITE LAYOUT mi 3 NO — .1M11111 1•=30•-0• 1,111.7 1 NA N' IA . COMER 1994 kli‘Gk‘. 0 10 30 60 FT - w • comes O. 9424 Fu se. 9424 .___...._ /1.4 7 --70-----' , xx _ . . _ __ V-. N 11.1 2 • 0 ch or, • Ir. I. 30'S ----/--1..\\\_..... -44........................ I 307 -. ''. ;•.:: . *...."....."'•---.---. (e> : '7.69 \ _ 24'41• a CI . - - — 457 I 100-0' CLEAN . OUT TRASH ENCLOSURE W/PAINTED It. WO CRS 'O. .1 251LA REAL I wt. .s3 1— 40 M — CP 8. SF AU. •1200 : 507 / CSAU/STUCCO TRASH mow* AUTO w,PAINTED 141)ORS ,-- FFE 941 3.903 V 25'. 13 STALLS :74 , O •1:mo . i 1 FFE 945 ._ ‘... .... .. 10 ip .__ 10CP <4-> co NI O. . . ...2 '..■111•1 0 Cr. zi. LOT 3 LOT 2 3O-0FFE 946 ) 1 ) ( ) <1.4/433CAPE s,?..7 11111111111111111=1 ' + i i _ -40 REOUIRED . 60'-0' 3.-0' 14'.0*j 24*-0'• I- ','--___1 24.-0- I 40 • 'i 24.-O• I.- ' -I 24*-0 1 40' • I . C UTILITY o - . I .....__, .... . - -- • EASEMENT d 2 .8 Lff, -.. .1; ...... tsI I ,---• RETAIL --LOT 4-- _ 17 I71 5420019.3 •1:200 ... EMT FFE 944 -. CYCLCNE :22 k FENZE ON ---- . LINE > IIPPP k ""1" 1 ---.-.- - ._ ._ ..- , \,_ - _-- ....__ .2 3011 '•-• • _---- ' .....••••f<L0":5:°1-14 1 . /0-R L -- --- __v.____1•3111.11/ENI ......, , SIGN --- ' ....,..---....- \ -• 1.-- .. ......_.__..--- .. --- .•...,-..'-'--...--- 0 e ...-'--- -.-- , * I I .. _ . : • • • — • • } • • _ . TOTAL BLDG AREA 29,075 SF Cluts TOTAL PARKING REO'D 192 TOTAL PARKING PROVIDED 192 0' Brien - .,, Strother ARCHITECTS n20 PRUNE. PLACE CRT•E • • ®EPI PRAME.w 5534 Ie**4I-4422 PAP NI-4161 �, xagat/3-�� •• 09115"E 121.54 �W: 3 • �IEgDTcernnrlDISPlxl- �r 57. ROAAM WI I CREAM iia ra w DIRECT ^•F 9/OMSOI NO SIMT w A OAT RCR�Ap.,,,,110.1:.... TCT 1.at LAS LAR a WE SUR Q 4u•ESOTA. DAR-,E0 q 5'CCP47"liIlliIllIlliIllIll WALK N\ �' • • 24'-0• 4 \ N�•-- q Rh��B.09 \SITEO22 e4Eur \ \N. 1 -2 ss.1°..".:i.,... .... 4s --- I \\ %TS`; 9�. 50'38'51'4 MI.IMIA RESTAURANT �a, xy �is� i� > o zI-2.x-9+Pal an REVIEW —. 5.375 SF •�'.', `"�'' s q� �"'• .c a I MU - Z2-AUG-04 — ------ 85 STALLS• 1'7s — .,;:5;,'y�aa>:;`. .-' :\.t ."V TREE .— 11E 945 .:'•'9'YCi)kr,:ti%.St4f`Ti t,j;. z LOT }— s- `� x .?k{��j • $ --- <I q HDCP �?:2.7. "�.•',:Sy�,.r;.1144' .: s�. M �•, 'z 5.. ri:: ids. w Y 4:ks '?: ' �C• BLDG 3 v moi.. �' ?e ( w 1 -- :ik<u�t ! NN., e ® \F swiv /l i ELK o � oRIVER uv RETAIL -vs- J / CENTER Z ; . . . SITE PLAN E At 1'=30'-0" 169 0SITE LAYOUT 76_77 N ,-1$ COMM *04 N0.04N1_I•. 0 10 30 60 FT w S • 00u6310T NO 7424 • EAE b. 7424 ,.ET N 1 Py /. 6 XX -- .. -- - - w a3 )—z rn CO • • . 7.69 \\ ,i __\\ _.--__---_ ,i___ _. __ ----"--------" \ ` /9i' D°DGE Awl ii, _ .:::: .......... ..... 1 , \. \ \ J l �/ \ .,„ _ 1 3 \ �sIf 9p9 \ 'O. 1,GSA; W"" t :r it ,\v �,� �9a I • / fff,412 RAIL sr I U ,AUTO Os �IlG2/ C. FFE 917 -- _ ",�ti• �: •,• \ MD FEE 915 oma. n' � 6.16•t- 3 W \\ : I -k • N • _T_�: 4pppj TIE - I.R 9M.:II ) NEEMEMini //, sus __ . ----- Ali iI • Ot RETAIL•/ SOliii / O. .. \ / \ :glIP / / \ --. FEE 911 / i / .�\ ��- i q \ // / \ r ±. A v / , \_ - st / 1 `�\��i n;.6 Ire i i� \ Q..., ft �) / i \\ r.6'� i NA'�3 4 ------, --_ _...:00.......,„ _____........ _______....... __. ....... ..... „„---- _. __ .\10,,,,,.......: _. _ __ ...... . .... 0.,, I , , . , ,;,, ,, . ..... ..„.... ... , ,...... ., .... , iti ,.,__- _._,--,:_---_-_-::.----..._---___,- - 7 ,___ _.. _____.„.... _____ ... ._ ., , . .N..9.43.0 .7- "-. 4" n ELEC �..le cft -Emsreis U 4,, os — _ 1' • II • • • 1 I i 1 ••• ••- • • • • }- •• • • •• ——— — • 1 , 1 1 . • • ... •.• • . • ! 1 Cluts 0' Brien Strother --............ . J \.. • ARCHITECTS s'. / ••••••-.N.. • 7520 MARKET RACE C•IVE EDEN PURE . 55344 10,21941-48T2 Ell 411 4951 • \°. \ ,OV.,3 ' • • ff.,,_ ji -07115'E 121 5 Aigiummile V 46. I IfFEBY COM OlAT NS PLAN •• /ilk 1.5 7 N"•••• F•f•IFO IV 1k OP MEP VI MEC SIMMS(MO 1140 I AY A LW )„, i c. i ., ...N •• -...., *GISMO ANDEECI UPOEN IKE LAOS Or ME SUIT Cf imet.131A - - \\*\'''''---, DM_WO 243_ • , I 111-11Ini - - / / I 4 f i N.. ,..„„„..• 0, •'lip' . 5 • •') •›liZA!..;;i:...,,...... 1141.11:4444.2111111W 50/,38:.5.1'E (7 1 l • F\DWG\94.24ELK 1 \SITE0322 1 • • I PhAtP2a.:,,,.,;1•M .: •'. 1.:: ,..., / ill1 RESTAURANT 'II ;'.il!s4'''i::: :r ?;;.,I<h' \!' :;lIll:' ' .:;:•.:::.!..:,.;:;:<:'''r.,.4 1 i [ ... 1/ ....': 4 ik:?,:rt ,:).',.:•:,..,, ',11.e.• itle// . .4,,,.:t ::::,4:::::: ?:;.).5 'Ir:l!fr "1-::::•1-:4:41.::•;:t:',::: ;;;4. I i Z in -J • 4 FCR CITY REVIEW • MAE DA1,1 b ,..... I - . 111111.111111111P / :i•;•A:1.::::%:1';';:;§,.,4:,•.•-•.,4:::;!?..., -± Irrill A' •-IIIII ';,4 .;:..,•$),,,,I..44,..,....,:,4,:„.,,,,s4 i.;:::1,....;:i.,:,,. 1 4 / 11 411111116, —", ,...... -- • . , .....-",. I - ANI:Al ---.--l . ''./ It Illiiiir;...;'*.'10-i,l' •Xd / ,. , ' —:_ -_7,1.: .,....,s,iir....,,-----.-' \''''\\/ 1 1111 . 11 74' / Or ,4011099- 1.‘/.ti.'1‘...(P er IP/17:6 711H 4TO / co / vm. „„....• •• ./ \ _ - „„iii,„•••••ini•'. ,• , ..---1,,,, \ x \ -1 , J4'1" - .• - .---- ••" / 7 / i \ \ ELK , , ,--- , ••••',04 „„-•' _--- ,•-- , „••• , \---\-. \ r.s.'°•k,OCA1 ' ..,_ - , , _,.. ,, „ I I •0 , RIVER \ ..„,,, / ,,...- i......5,,,,,, ,,,> ...........--7-..- - „ - __--- \ . RETAIL .-- -- -- , / \ ,- „, _- _ ...- - ,- , , CENTER - , 1 61 , z ... _ __ _- , ___ GAS 1 ..., •••• -- - ---- ..-• ,..-- / ..-, ___- ....... ..- ---- • •• --- _ - ,, --- --- -•- 0) I • ------ N .•- GRADING & . -- E I UTILITIES ,r, PLAN N Al 11 s 10 GRADING & UTILITIES PLAN riltiM.11 ..to-ovw, 1 , ,Ao. orN••• 0 10 30 60 FT w 1994 1 • . , 1 • . cc...ssook Po 9424 UPC 9424 • . • • sat NO 2 —-- --- ---- -— • )0 w _ Q .. _ . �� -. h_________, .. i R-i a. �_- aser..MU n•13�. 18769 DODGE 159.Id• AVE .5d4 F :471%.. I'F I - 3I`95 1•1."ANC I . . : 1 "3 36 1751.1.''=631.dd ANC 10..0636' SO. 09I' ' 95.17 45.53 o'cif W d I, g • r �' RETAIL a FFE 947 T' AUTO . AFFE 945 .84 ACRES LOT 3 .80 ACRES FFE 947 t• . Q C:= =.3 ( 7 f 1 150'30'32'E 139.2 P L_..--50.36,12.E 140.75 150'30 32'E 136.06 50.3032'E 14.00 R TAI LbT 4 t .-1'. FEE 9,5 Z. 16 ACRES 1 s N 1 t` 411-411.111, � \\ C\- j. \\ \ 164fit !, M77•�)b3•W • Q PLAT p I-=50• 1 j • ' f • 1 . 1 1 . . Cluts 0' Brien Strother ARCHITECTS • n26 IueET PUCE ORWE ° EOM PRA)E, IM 53].4 1612).1-.621 RI 911-1951 • ° • SPECIPCATIO.CO WORT WAS rIENIFO BY SE Mtge w OIECT L—_ __ S5903131 MO OW I W A OM kCiSI FO II109tFC1 URO ME LAM Cf Of SUM Of ma30fo WiEEO.MO.. • • e F:\DWG\9.2.EIR \SITE0622 1 1 1 • • °r '01509'I7S6E00 121 : 'R.MI3 E b 4:2,. `` °6iau 21-XL-94 FOR CITY REVIEW 22-AUG-9. e • r N ie R in• ur ii .` a 50'7651 / \` \ aya - '1 STAURAN' .Mitt s LOT -1-_ tU z FFE 939 i Z.39 ACNE, t �; x . o I. ,Kt'': in PUD n 1 1 ' � ilk f14 "4 N J !. a T ,,, p _ ,, , . ...,-, ..4'''„ ,:->'---* 1 _ (._,.....,,,,,_ . • 7_,I_ .0\ ; \ `\1rC61 11 \ 1-0610 ttc So1• ELK RIVER RETAIL C-3 CENTER po• X69 LOCATION BY ON PART OF OUTLOT A, DEERFIELD THIRD ADDITION, I e • SHERBURNE COUNTY, MINNESOTA LYING NORTH OF THE SOUTH 269.00 FEET OF SAID OUTLOT A. PLAT PLAN GROSS AREA = 5.81 ACRES 1'=50'-0. p OF LOTS = 4 E EXISTING ZONING = PUD • �Ma6 1i e 7111E1E77 PROPOSED ZONING = PUD PLAN N - s ° 9.2. • oma NE m. 9.2. e 0 10 50 100 FT w war ma 5 ___ ___ __ _ __ _ f) - C • os xx o� o �.ow R f ` iPAW LOCATION MAP CASE ZC 94.10 VerP.O. Box 490.13065 Orono Par'.cwav • Elk River, MN ;;Z-,• f5 �1 ^^ - t 0 Clq E I �' y S= COMPREHENSIVE LAND USE MAP HR High Density Residential p public ` CB Central Business OS Open Space HB Highway Business A Agricultural I Light Industrial LR Low Density Residential h Al Medium Industrial MR Medium Density Residential CASE ZC 94.10 ver P.O. BOX -490 o 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 IF09294-