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2 & 3 PCSR 03-28-1995 ( ITEM 2. & ITEM 3. ty of * iMEMORANDUM lk Rver TO: PLANNING COMMISSION FROM: TROY LANGER, PLANNING INTERN DATE: MARCH 28, 1995 SUBJECT: A REZONE AND LAND USE AMENDMENT REQUEST BY THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. ZC 95-02 AND LUA 95-02 REQUEST Rezone the fairgrounds property from R3 (Townhouse/Multiple Family Residential) to B.P. (Business Park) and amend the land use from HR (High Density Residential) and MR (Medium Density Residential) to LI (Light Industrial). • LOCATION South of Orono Road and west of City Hall (South of Highway 10), Section 32, Township 33, Range 26. ZONING / LAND USE R3 (Townhouse/Multiple Family Residential) / HR (High Density Residential) and MR (Medium Density Residential). ATTACHMENTS Location Map, Zoning Map, Land Use Map, Site Plan Map BACKGROUND In 1990, a Focus Area Study was completed by B.R.W., 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 development of light manufacturing, office and limited commercial land uses. At the time this concept was discussed and adopted by the City • Council, the land use designation of HR (High Density Residential) and MR 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Fairgrounds Rezoning Page 2 March 28, 1995 III (Medium Density Residential) and a zoning of R3 (Townhouse/Multiple Family Residential) were the interim land use designation the City indicated for the intended land use as a business park for the fairgrounds property. 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 the 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. In September of 1994, the City Council authorized the area to the west of the fairground property to be rezoned to the B.P. zoning designation with the underlying land use of LI (Light Industrial). Since that time, there have been development proposals for that area. It was also determined that the fairground property would be consistent with the property to the west and at a future date the fairgrounds property would • be developed in a similar degree. INTRODUCTION By request from the City Council, the fairgrounds property is being proposed for a zone change to be consistent with the newly created Business Park zoning district to the west. The area is currently zoned R3 with two (2) underlying land use designations of HR and MR. The property is being used for the County Fair during the summer months and remains primarily vacant during the remainder of the year. The rezoning of the property to B.P. will not discourage or prevent the property from being used for the purpose of a County Fair. According to State Statutes, Sect. 38.16, pg. 988, "When lands are owned by a county and used for agricultural fair purposes, the lands and buildings are exempt from the zoning, building, and other ordinances of the municipality." At the current time, there are no plans for future development of this site and the rezoning of this site is to be consistent with the property to the west. • s:/planning/troy/cc-fair Fairgrounds Rezoning Page 3 March 28, 1995 • ANALYSIS Currently, the property has a land use designation of HR and MR and a zoning of R3. This would allow an individual to develop this property with a high density multi-family proposal and would only be required to meet the standards set forth in the R3 requirements. It is no longer the intent of the City to have this property developed as outlined in the R3 zoning requirements. Sherburne County has not expressed interest to sell the property or to develop the property in the near future, but that does not prohibit development of this particular parcel. In order for a rezoning of a parcel of property to be approved, two items must be discovered: 1) There has been an error in the determination of the current zoning designation. 2) The times and conditions have changed to warrant a new zoning designation. • The reason to bring this rezoning and land use amendment 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. - Amend the land use map to be consistent with the property boundaries. - 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 phase of the western area. - It has been determined that the City has a high percentage of multiple family residential units and by rezoning this property a more balanced land use mix will be achieved. STAFF COMMENTS III Staff is of the opinion that times and conditions have changed to warrant a new zoning designation for the fairgrounds property. s:/planning/troy/cc-fair Fairgrounds Rezoning Page 4 March 28, 1995 RECOMMENDATION It is recommended that the Planning Commission approve the rezoning and land use amendment request for the fairgrounds property based upon the following conditions: 1. THE B.P. (BUSINESS PARK) ZONING DESIGNATION AND L.I. (LIGHT INDUSTRIAL) LAND USE DESIGNATION WILL IMPLEMENT THE CONCEPT OF A B.P. AS DISCUSSED IN THE 1990 FOCUS AREA STUDY AND ADOPTED BY THE CITY COUNCIL IN SEPTEMBER OF 1990. 2. THE LAND USE AMENDMENT WILL ALLOW LAND USE BOUNDARIES TO BE CONSISTENT WITH PROPERTY LINE BOUNDARIES. 3. THE REZONING TO BP (BUSINESS PARK) WILL PROVIDE FOR CONTINUITY IN THE ZONING MAP AS WELL AS PROVIDE 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 AND THE LAND USE BE AMENDED TO THE APPROPRIATE LAND USE DESIGNATION SO THAT DEVELOPMENT WILL BE COMPATIBLE WITH SURROUNDING DEVELOPMENT. • s:/planning/troy/cc-fair i .. . . ___ ,,,,,,,„,,,..„.. r __ --T yis • L , •r. de Q---. • �O •f133 / /l 1 LOCATION �t^� o.. 111 f a i..:-.' mill z. o_ c.) • iiiii co ie.,,, Pit llt AlAittitila I il .::: L.....: 7 or • 61111F ridliti 1= Baa /1111A11 LI I rA1RV I wiN 0 - 111 ilk 1' 1� (....\11 � '(. X 11 miaf 4'� jig 611*-641'1411r44:7-a..._)*pv4H-kii=inkor In c ' vir. a1 � � � •� P. MINIM �'�„ , . vtRi3yR .a`'" r ,,,_ \VIf le� o0 U U i . .....4 D i City of cccc , _ R, iV � �' sky az tm H f. 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Bo49013065 , Box. • Orono Parkway • E1k River, MN 5'7330 • (6i11 42.1-7•=:70 ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY . MEMORANDUM TO: Planning Commission FROM: William Rubin, EDA Executive Direct DATE: March 28, 1995 ((/ SUBJECT: Fairgrounds Comp Plan Amendment/Zone Change At its meeting on March 13, 1995, the Elk River Economic Development Authority (EDA) reviewed the above-referenced land use/zoning matter. Subsequently, EDA Commissioners voted to recommend to the Planning Commission and City Council: • • that the City's Comprehensive Land Use Plan he amended to reflect an LI, Light Industrial designation for the fairgrounds property; and, • that this property be rezoned to B-P, Business Park. In the event of questions or comments, please feel free to contact 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