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5.9 PCSR 11-22-1994 r Planning Commission, LUA 94-11 Page 2 November 22, 1994 • The proposed land use amendment would not make the courthouse a non- conforming use. The existing courthouse facility is consistent with the proposed land use designation. The intent is to amend the land use plan for the area to provide consistency with the Business Park zoning designation. RECOMMENDATION It is recommended the Planning Commission approve the request to amend the Comprehensive Land Use Plan from P (Public) to LI (Light Industrial) for the Sherburne County Courthouse parcel. The recommendation is based upon the following findings: 1) THE LAND USE AMENDMENT WOULD BETTER IMPLEMENT THE BUSINESS PARK CONCEPT, ADOPTED BY THE COUNCIL. 2) THE LAND USE AMENDMENT IS CONSISTENT WITH THE EXISTING ZONING DESIGNATION AND SURROUNDING LAND USES. • • lua 94-11.troy inv. A f • I•f i for r a 0 / "" c0RD•#33 CO. ,Fmt: 4 p it . ___ . ,) ,,,,. w Jh t cp e L • .4'1 ' . AI ' I AL .r a I illill 641 lir . E ft) 611011P - --lij _ (A Y • 11- -it lir il, ; . III 1 0 illkiLir io f (14. ' ...,,. rir.‘,„45.7,g, N. -lip ,o. i Si HWY10&52 baltidttlir*4"" - �VIlarb 7; AL '' SHERB-- 4a'..' \maf.. VRIG I - ♦ z1 LOCATION i © U U J r 1 • �t , City of W F 1 k Raver � . �L yi.a o 13 P LOCATION MAP ,6, Et % ti • ___Rip., CASE: LUA 94-11 r------------- • � r `� AGENDA ITEM 7.9 ity of Elks River MEMORANDUM TO: MAYOR AND CITY COUNCIL FROM: STEVEN B. ACH, CITY PLANNER. �E�� � DATE: SEPTEMBER 19, 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 Map illustrating Planning Commission Recommendation, Letter from Guardian Angels, Memorandum from Bill Rubin, Report to Planning Commission dated August 23, 1994 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 111, Council, the land use designation of LI (Light Industrial) and zoning of PUD P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 CC, Ordinance - ZC 94-10 Page 2 September 19, 1994 • (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. SUMMARY OF PLANNING COMMISSION MEETING The Planning Commission received comments from three parties on this matter. The first was from a resident in Sandpiper Estates who opposed the rezoning because of the possible uses allowed in the Business Park Ordinance. It was pointed out to the resident that the uses allowed in the business park zone are very similar to what could be developed under the present zoning and land use designation. Secondly, a letter from Guardian Angles was received expressing their support for the rezoning as the business park would be a complimentary neighbor to their future development plans. Lastly, Stewart Wilson, who owns approximately 80 acres that is directly affected by this rezoning, expressed his support for the rezoning to BP (Business Park) with one exception. Mr. Wilson asked if the proposed business park zoning line could be adjusted to extend directly west from the southwest corner of the County Government Center's property. This adjustment would provide for a larger area for residential development while maintaining the integrity of the business park district. The Planning Commission discussed the importance of establishing property for industrial development, therefore, unanimously supported the request to rezone the identified property to BP (Business Park) including Mr. Wilson's request to amend the proposed zoning line. STEERING COMMITTEE AND BUSINESS PARK TASK FORCE Both of these groups discussed the need to preserve lands within the • community for a well balanced mix of light, medium, and business park industrial opportunities. The Business Park Task Force in particular, has zc94-10.council CC, Ordinance - ZC 94-10 Page 3 September 19, 1994 spent a great deal of time researching opportunities for industrial development within a campus setting. The Task Force has identified the subject area for business park use based on previous reports, including the Focus Area Study prepared by BRW in 1990 and the current zoning and land use designation. At an August meeting, the Business Park Task Force agreed to support the City's request to rezone the identified property to BP (Business Park) to provide for high quality industrial development opportunities along with supporting commercial. 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. zc94-10.council CC, Ordinance - ZC 94-10 Page 4 September 19, 1994 • RECOMMENDATION It is recommended the City Council approve Ordinance 94-_ rezoning approximately 150 acres from PUD (Planned Unit Development) and C2 (Office District) to BP (Business Park). . zc94-10.council • ORDINANCE 94 - CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM PUD (PLANNED UNIT DEVELOPMENT) AND C2 (OFFICE DISTRICT) TO BP (BUSINESS PARK) CASE NO. ZC 94-10 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described as: See Attached Exhibit A from PUD (Planned Unit Development) and C2 (Office District) to BP (Business IIIPark) 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 IIIon September 17, 1990, whereby Ordinance 90-35 was adopted Ordinance, ZC 94-10 Page 2 • 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. Section 2. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this 19th day of September,1994, by the City Council of the City of Elk River. • Henry A. Duitsman, Mayor ATTEST: Sandra A. Thackeray, City Clerk • • EXHIBIT A Beginning at the intersection of the Southerly right-of-way line of U.S. Highway No. 10 and the East line of the Northwest Quarter of the Southwest Quarter of Section 32, Township 33, Range 26, Sherburne County, Minnesota; thence Southerly along said Fist line to an intersection with a line parallel with and distant 50.00 feet Southerly of the South line of said Northwest Quarter of the Southwest Quarter; thence South 89 degrees 36 minutes 50 seconds West, an assumed bearing along said parallel line, a distance of 240.02 feet; thence Westerly and Northwesterly, a distance of 222.73 feet along a tangential curve concave to the North having a radius of 300.00 feet and a central angle of 42 degrees 32 minutes 17 seconds; thence Northwesterly and Westerly, a distance of 223.84 feet along a reverse curve concave to the South having a radius of 300.00 feet and a central angle of 42 degrees 44 minutes 58 seconds; thence South 89 degrees 24 minutes 09 seconds West, tangent to said last described curve, a distance of 675.44 feet to a point on the East line of Sandpiper Estates, according to said plat on file and of record in the office of the County Recorder, Sherburne County, Minnesota, distant 30.00 feet South of the Northeast corner of Outlot A in said Sandpiper Estates; thence North, along said East line of Sandpiper Estates to the Northeast corner of said Sandpiper Estates; thence West, along the North line of said Sandpiper Estates and the North line of Sandpiper Estates Two, according to said plat on file and of record in the office of the County Recorder, Sherburne County, Minnesota, to the Northwest corner of said Sandpiper Estates Two; thence South, along the West line of said Sandpiper Estates Two, said West line also being the East line of the West half of the Southeast Quarter of Section 31, • Township 33, Range 26, Sherburne County, Minnesota, to a point on said East line distant 1320.00 feet South, as measured along said East line, from the intersection of said East line and said Southerly right-of-way line of U.S. Highway No. 10; thence West, at right angles to said East line, to the intersection with the West line of the Southeast Quarter of the Southwest Quarter of said Section 31; thence North, along said West line to the Northwest corner of said Southeast Quarter of the Southwest Quarter; thence North, along the West line of the Northeast Quarter of said Southwest Quarter and its Northerly extension to said South right-of-way line of U.S. Highway No. 10; thence Fasterly, along said Southerly right-of-way line of U.S. Highway No. 10 to the point of beginning. • %_ 11111 o.! — is \ + • �, s it ' •-1 : i• l.. 111-14 I M � •r , / i I F7..,1.,.:421!....-„,...,,,,,,:,..„ . r , /n , 7- \,..,. ....7.-.-.., 1 .....„. „,t..,.... • • • • • • • • • , ... • „ Rib:. - , �.•.' •1...1_,•. 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COURY Ilk yl �..i � ill EMMEilillii .1 1_MR '.Z1 .0: �� i i . , � gal � i ,:z 1 _, ,: Ria : y/_ I .... . .. ..-. .... ..... . ................ • v 3 O ZI - ¢ Z WI U O J V J W Z O KI z cZ.': K C Z O K1 5 I NI ¢ O 4 O ¢ ¢ Y p O u.l ? 0 I I I d Z w ¢ x L. 0 p m V N • ZONJYG MAP ( i __\i • , • --\d . ..(--*_,---,,,.. __,,I...,:.)City of,J1 + ,� ESS , , CASE .ZG 614- 10 O. Box 490 • 127065 Orono p. • _ : . G MI Elk RiverArea Ohamber of Commerce September 16, 1994 Mayor Hank Duitsman and City Council Members City of Elk River 13065 Orono Parkway Elk River, MN 55330 Dear Mayor Duitsman and Council Members: I am writing you on behalf of the Elk River Area Chamber of Commerce Board of Directors to express our strong support for the proposed rezoning of the 150 acre area located south of US Highway 10 between • Joplin Street extension and Waco Street. The chamber board agrees with the City Planner's and Planning Commission's recommendation to rezone this area to provide for the development of a new business park. We also endorse the findings of the Business Park Task Force that the city is in need of additional improved, industrially-zoned property to accommodate future industrial development. Thank you for providing the vision and leadership which will make Elk River an even better place to live in the future. Sincerely, ELK RIVER AREA CHAMBER OF COMMERCE Sharon Bromen President SB/cjc • 729 Main Street • Elk River, Minnesota 55330-1595 • (612) 441-3110 "Building a Better Conu nunity Together" Prie SEP _ 1 1994 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: Rezoning of Properties South Side of U.S. Highway 10, West of Joplin Street and East of Waco Street 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. 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, 47,74) 4a/4/y,, Carol J. Mills Executive Director CJM:pjo • Specializing in Services for Seniors ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY • MEMORANDUM TO: MAYOR AND CITY COUNCIL FROM: WILLIAM RUBIN, EDA EXECUTW 1 DIRECTOR �1 DATE: SEPTEMBER 19,1994 SUBJECT: PUBLIC HEARING ON BUSINESS PARK (B-P) REZONING I wish to advise the Elk River City Council that the EDA Business Park Task Force supports the above-referenced rezoning action. This item was discussed at a task force •� meeting on August 16, 1994. It was the consensus of the task force to support the B-P rezoning. hi addition, the Elk River EDA met on September 12, 1994 and also discussed the B-P rezoning. EDA commissioners voted unanimously to recommend to the City Council its support of the rezoning, too. In a separate memo, prepared by the city planner, you will also note that the Elk River planning commission supports this rezoning as well. 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. 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 ITEM 5.9. MEMORANDUM ver TO: PLANNING COMMISSION FROM: TROY LANGER, PLANNING INTERN J7 DATE: NOVEMBER 22, 1994 SUBJECT: LAND USE AMENDMENT, PUBLIC HEARING, CASE NO. LUA 94-11. INTRODUCTION The City of Elk River is requesting to amend the comprehensive land use plan map from P (Public) to LI (Light Industrial). LOCATION County Courthouse, Elk River, MN. ZONING / LAND USE BP (Business Park) / P (Public) ATTACHMENTS Location Map, Zoning Map, Comprehensive Land Use Map, Steve Ach's memo to City Council dated September 19, 1994. ANALYSIS The proposed land use amendment contains an approximate twenty (20) acre site, which includes the Sherburne County Courthouse, south of Highway 10 and is currently zoned BP (Business Park) with an underlying land use designation of P (Public). The zoning for this site has been recently amended by the City Council from C2 (Office District) to the BP zoning designation. The proposed land use amendment from the P (Public) designation to the LI (Light Industrial) designation would be consistent with the recent zoning change and consistent with the existing surrounding land uses. Steve Ach's, City Planner, memo, dated to the September 19, 1994 City Council, would include more detail related to the background for the site. That memo discussed the entire area in expanded detail. P.O. Box 490 9 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 PU j/� LOCATION ti W yZ G, y T 1 g > i R1C y e 3 J <_ -i rnnury nn.n un zn2 1 ZONING MAP of aZ� cas- LUA 94-11 Eno cCUN r: � 4iF R3 River P.O. Box 490.13065 Orono Par!.Hay • Elk River, MN 553?0 • (610) —^1-7420_ Y u ELK LAKE D i RIVER p i I I I I a a �I I � II w 0 MR > a L n i of LOCATION E4iEfKTY t0QRT k,xm.. - 1 LIM �O - ASAi■A!dA a! my ORONO A PPP � COMPREHENSIVE LANU USE MAP HR High Density Residential p public CB Central Business OS Open Space HE Highway Business A Agricultural LI Light Industrial LR Low DensityResidential ?+ i MI Medium Industrial MR Medium Desity Residential CASE LUA 94-11 .er River P.O. Box -490 to 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420