5.4 PCSR 09-27-1994 rk/ A-(
•ity of
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ElkMERiverAGENDA ITEM 5.4
MORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER
DATE: SEPTEMBER 27, 1994
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT AND REZONING BY
RIVERSIDE DEVELOPMENT CO.,
PUBLIC HEARING, CASE NO. LUA 94-7
AND ZC 94-11
REQUEST
Riverside Development Company is requesting:
A. A comprehensive land use plan amendment changing the land use
from MR (Medium Density Residential) to HB (Highway Business),
• and,
B. Rezoning from Rlc (Single Family Residential) and PUD (Planned
Unit Development) to C3 (Highway Commercial)
LOCATION
The general location is the southeast corner of Highway 169 and 193rd
Avenue. More specifically, a strip of land approximately one hundred (100)
feet in width along the southeast border of Oak Parc Plaza.
ZONING / LAND USE
Rlc (Single Family Residential) and PUD (Planned Unit Development) / MR
(Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map, Plat
Illustrating Area to be Amended
Ill
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Riverside Development Page 2
September 27, 1994
III
ANALYSIS
The existing land use plan and zoning boundaries are currently inconsistent
with one another. The zoning boundary follows along the south, southeast,
and east property lines of Oak Parc Plaza plat. On the other hand, the land
use designation only covers the western portion of the commercially zoned
property. Riverside Development is requesting to adjust both the land use
plan and zoning line to accommodate their development plans for the
proposed Lot 1, Block 1, and eventually, Outlot B. At the same time, the
request will provide consistency between the two maps.
The adjustment to the land use plan and zoning map to create Lot 1, Block 1,
is a logical extension in that it includes the remaining upland area before
reaching the large wetland basin to the south. On the other hand, the
proposed area to be rezoned along the southeast property line raises a few
concerns.
First of all, this area would be on the east side of the natural ridge which
currently parallels the southeast property line. This ridge creates a natural
II
buffer between the commercial and residential to the east. By rezoning the
property east of the ridge to commercial, this expands the area of commercial
which provides additional opportunities for development. Therefore,
commercial development could possibly encroach into, and upon the ridge if
the rezoning and land use plan amendment were approved.
Conversely, it should be pointed out that there is a forty (40) foot building
setback from the southeast property line. This setback in itself will assist in
protecting the natural buffer. However, if the requested applications are
approved, the ridge and natural buffer can be protected through the use of
easements as part of platting the property.
Lastly, if the Planning Commission doesn't agree with expanding the C3
(Highway Commercial) zoning district closer to the residential area and
beyond the natural buffer, consideration should be given to amending the
land use to be consistent with the current zoning boundary.
•
1ua94-7.pc
Riverside Development Page 3
September 27, 1994
•
RECOMMENDATION
It is recommended the Planning Commission recommend the following:
A. APPROVING THE LAND USE PLAN AMENDMENT FROM MR
(MEDIUM DENSITY RESIDENTIAL) TO HB (HIGHWAY
BUSINESS) BASED ON THE FOLLOWING:
1. EXTENDING THE COMMERCIAL LAND USE ALONG
HIGHWAY 169 FURTHER SOUTH TO INCLUDE THE
REMAINING UPLAND AREA IS A LOGICAL
EXTENSION.
2. THE LAND USE PLAN AMENDMENT WILL NOT HAVE A
DETRIMENTAL AFFECT ON SURROUNDING
PROPERTIES.
3. CONDITIONS HAVE CHANGED WITH RESPECT TO
SEWER AND WATER EXTENSIONS, COMMERCIAL
• DEVELOPMENT ACTIVITY, AND THE PLATTING OF
PROPERTY AROUND THIS AREA TO WARRANT A
CHANGE IN THE LAND USE.
4. THE LAND USE PLAN AMENDMENT WILL BE
CONSISTENT WITH THE CURRENT ZONING
DESIGNATION OF C3 (HIGHWAY COMMERCIAL).
B. APPROVING THE REZONING FROM R1C (SINGLE FAMILY
RESIDENTIAL) AND PUD (PLANNED UNIT DEVELOPMENT)
TO C3 (HIGHWAY COMMERCIAL) BASED ON THE
FOLLOWING:
1. THE REZONING WILL BE CONSISTENT WITH THE
AMENDED COMPREHENSIVE LAND USE PLAN.
2. THE REZONING WILL NOT HAVE A DETRIMENTAL
IMPACT ON THE HEALTH, SAFETY, OR WELFARE OF
THE SURROUNDING PROPERTIES.
3. REZONING IS A LOGICAL EXTENSION OF THE
• COMMERCIAL AREA GIVEN THE PHYSICAL AND
NATURAL SURROUNDING FEATURES.
1ua94-7.pc
Riverside Development Page 4
September 27, 1994
•
4. REZONING TO C3 (HIGHWAY COMMERCIAL) IS
CONSISTENT WITH THE ZONING DESIGNATION
IMMEDIATELY TO THE NORTH AND WOULD BE A
MINOR EXTENSION.
•
•
1ua94-7.pc
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�- I Y / O OWNER &DEVELOPER :
------------
_---___-�___--_ ' V
-- Riverside Development
, / NORTH LINER 241 Main Street
LOT I,BLOCS 3 Elk River, Mn.
-"—AREA TO BE REZONED TO C-3*'----... j' LO E N.YOF 241-0714
LOT , 'CCM J P
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'\ + ```� DATE: September 1994
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SURVEYORS &ENGINEERS:
AD / John Oliver&Associates, Inc.
� ''-N.W,CORNER aF
a I'` LOT L BLOCK 3 I 580 Dodge Ave.,
58'7e18'28rW O f �<v�£ I 4Mn. 55330
�-Q-�� p a-- 441-2072
k7 naosx. at Cg +vt
y�S xsi MNP SWEET J ZONING C-3
° ENR IVOR.MN
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s'.( ,'Ai 0 .. /h
. nts are shown
��s DoT ER OF ATO HAVE LAND USE AMENDED TO H
ARE
`` S87'18r28"W AND REZONED TO C3
a� LD
Int ' A`° 1 ' 1 1
....
f Y , PHOENIX oITDVn�LLC ♦� I
`V NI mow SWEET
< Y on RIVER,MN K I—— —___ Bsinq (eel in width and adjoining right-
of-wa linea, unless otherwise
• Pi f- Indicated. as shown on the plot.
`fOs `nom n , I 1
2 ; r
`, DIZICRIPTION OF PROPOSED'OAK PARC PLAZA SECOND ADDITION' 119 REVISED:
�__S.W.CORNER OF
MILL BLUFFS.....
OUSLOT SherburnemOutlet A of the duly reworded plat of OAR PARC PLAZA. Sherburne County.IDeeote.
— -- 77'---
- _.._ AND D"tlot A of the duly recorded plat of CHEWRHQL BLUFFS,maid Sherborne County.
{rf•0 SOUTH LINE
YH. I AND that part of the Best Half of the Southwest Quarter of Section 2'7.Township 99,Range 26, add Sherburne County,described es
L CHERRL BLIIFFS--� / follows:
^\ I i" Beginning at a point on the South line of said Outlet A of Cl�wYHILL BLUFFS a dietaoce of i 16.17 feet said of the Sonthwe•t
t / corner of add Outlet A,e.measured along Bald South line; thence South 2 degree.41 minutes 32 seconds East fora Melones
of 160.00 feet;thence South 67 degrees IS mtautes E8 seeuude Rest for a dietenoe of 348.24 feet,more or lees. to intersect
/' r'" the Keeterly line of the right-of-way of U.S.Highway No. 189;theme northerly along said Seeterty line of the Highway right-
- V i of-way for a distance of 166.70 feet,more or les "a
s.to intersect the South line of said plat of OAK PARC PLAZA, id Sherburne
_) County,oleo being the westerly erbium/on of said South line of Outlot A,CHERRYHQL BLUFF&thence North 67 degree. 18 minutes
28 noonda Best along mid South line of OAK PARC PLAZA for a dletenoe of 279.63 feet to add Southwest corner of Outlet A
theme continue North 57 degrees IS minutes 2B eseonds Bast dons maid South line of Outlet A for a distance of 118.17 feet
to the Point Of Beginning.
SNo01a dtvewnEs,LIC 9C 08:/OPPIsErr.ded 9/06/64 Plla 113204.20-08 ('�_;
/ Y 1 ORIGINAL DATE 9h2/14 I HEREBY CERTIFY THAT THIS
241 MSrREET / 4.../ DESIGN BY: •I85K PLAN, SPECIFICATION. OR REPORT John Oliverivera Associates./7Q, OAK PARC PLAZA
AA
OA RIVER.MN • DRAWN BY: BO WAS PREPARED BY ME OR UNDER SECOND ADDITION
L / _ /' CHECKED BY: .n MY DIRECT SUPERVISION AND THAT ye qeje Avenue RIVER.' ` t. \ I AM A DAILY REGISTERED SURVEYOR MS!blew,12rwee•f. ELK RIVER. �rA
Y— \�� / REVISIONS: UNDER THE STATE OF MINNESOTA (ers}wt-sour(Kar)441.-seas
r 4, t ` 01a,e_,. RIVERSIDE DEVELOPMENT INC.
t PRELIMINARY PLAT
SIGNED:
GATE:ah2/9e REG. NO. Llai SAP No. SHEET 1 OF 1 6294 203
Ml LIE
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