5.10 PCSR 11-22-1994 Planning Commission, LUA 94-12 Page 2
November 22, 1994
• ANALYSIS
Since the area is currently zoned PUD with a LI (Light Industrial) land use
designation, a townhouse style development would not be allowed under
these conditions. The proposed land use amendment would be appropriate
for a medium density townhouse style development.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of
the request to amend the Comprehensive Land Use Plan from LI
(Light Industrial) to MR (Medium Residential) for the area indicated
on the map. This recommendation is based upon the following
findings:
1) TIMES AND CONDITIONS HAVE CHANGED TO
WARRANT A LAND USE AMENDMENT.
2) THE LAND USE AMENDMENT WOULD BE CONSISTENT
WITH THE CURRENT ZONING DESIGNATION AND
• WOULD ALLOW A MEDIUM DENSITY TOWNHOUSE
DEVELOPMENT.
3) THE CONSTRUCTION OF 183RD AVENUE, WEST OF
JOPLIN STREET, HAS LEFT A NARROW STRIP OF
LAND WHICH WOULD BE DIFFICULT TO DEVELOP
UNDER THE CURRENT LI (LIGHT INDUSTRIAL) LAND
USE DESIGNATION.
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River MEMORANDUM
TO: MAYOR AND CITY COUNCIL
FROM: STEVEN B. ACH, CITY PLANNER,)EZ��-
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
• 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
III 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
9 industrial opportunities. The Business Park Task Force in particular, has
zc94-10.council
CC, Ordinance - ZC 94-10 Page 3
September 19, 1994
1111 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
III 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).
•
III
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
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
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 East 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
Fast 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 Easterly, along said Southerly right-of-way line of U.S. Highway No. 10
to the point of beginning.
•
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i-- rCiver. MN -__ -
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ElltRiverArea
• Chamber 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 Community Together"
SEP _ 1199:4
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,
44,Wciya,&
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 EXECUTIV) \�
DIRECTOR II V
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.
In 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 5.11.
'ty of
kRiver
i.l
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TROY LANGER, PLANNING INTERN j7_,
DATE: NOVEMBER 22, 1994
SUBJECT: AMEND VARIOUS SECTIONS OF THE
PARKING AND LOADING ORDINANCE
(SECTION 900.24), PUBLIC HEARING,
CASE NO. OA 94-06
REQUEST
Staff is proposing several amendments to various sections of the parking and
loading requirements (Section 900.24). Currently, it is still under revision
• and additional time is required to complete all proposed amendments.
RECOMMENDATION
Staff recommends that the Planning Commission table the request for
ordinance amendments to the parking and loading requirements (Section
900.24) until the December 27, 1994 Planning Commission meeting.
•
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Vel TO:
INTRODUCTION
FROM:
DATE:
ITEM 5.10.
MEMORANDUM
PLANNING COMMISSION
TROY LANGER, PLANNING INTERN
NOVEMBER 22, 1994
SUBJECT: LAND USE AMENDMENT, PUBLIC
HEARING, CASE NO. LUA 94-12
The City of Elk River is requesting to amend the land use plan map from LI
(Light Industrial) to MR (Medium Residential).
LOCATION
Between Sandpiper Estates and Country Crossings, Elk River, MN.
ZONING / LAND USE
P.U.D. (Planned Unit Development) / LI (Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Map, Memo dated
September 19, 1994 to the Mayor and City Council from Steve Ach.
BACKGROUND
The proposed land use amendment contains an approximate three (3) acre
site. Currently, the area is zoned PUD (Planned Unit Development) with an
underlying land use designation of LI (Light Industrial). Recently, the site to
the north was rezoned from PUD to BP (Business Park). The area containing
the proposed land use amendment was not rezoned to the BP designation and
remained PUD. It was anticipated that prior to the rezoning request, that
this area would be developed as a townhouse style development. The area to
the south is zoned R1c (Single-family residential) and is expected to be
developed as single-family residential. The area to the north is zoned BP and
is anticipated to be developed as light industrial.
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
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l� River P.O. Box 490 • 13065 Orono Parkway 9 Elk River, MN 53330 9 (612) 441-7420