7.10 (. ) A ITEM 7.10.
tyof
F41kRiver MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista
DATE: February 27, 1996
SUBJECT: Request for Rezoning by the City of
Elk River (Area #8), Public Hearing Case
No. ZC 96-6
Request
The City of Elk River is initiating this rezoning from Ric (Single Family
Residential) to I1 (Light Industrial).
Location
The properties under consideration for rezoning consist of about 160 acres, north
• of Sherburne Co. Road 12, south and east of Sherburne Co. Road 13, and west of
Tyler Street alignment.
Attachments
• Zoning Map
• Land Use Map
• Wetlands Map
• Steering Committee Minutes dated May 4, 1995
Existing Conditions
The approximately 160 acres are currently zoned Rlc (Single Family
Residential) and the land use designation is LI (Light Industrial). The adjoining
zoning and land use designations are as follows:
North - Rlc (Single Family Residential); MR (Medium Density Residential)
South - Rld (Single Family Residential), R2b (Two Family Residential and PUD
(Planned Unit Development; MR (Medium Density Residential) HB(Highway
Business)
East - R1a (Single Family Residential); MR (Medium Density Residential)
West - Ric (Single Family Residential and R4 (Multi-Family Residential); MR
1111 (Medium Density Residential)
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
ZC 96-6
February 27, 1996
•
The surrounding land uses are generally low density residential, vacant land
and farmland and the homesteads associated with the farms. There is some
higher density residential on the west side of Co. Road 13 along with some
multi-family near the intersection of Co. Roads 12 and 13.
Land uses in the area under consideration for rezoning are very similar to the
surrounding land uses. Farms and vacant land are the two dominant land uses.
Single family homes and a light industrial facility are also located in this area.
The physical characteristics of the area are diverse. There is a substantial
wetland located in the north central portion of the site with several scattered
smaller ones surrounding it. The site is relatively flat with lowlands associated
with the wetlands and somewhat higher ground in the area surrounding the
wetlands. Vegetation includes stands of hardwoods, areas of brush and scrub
trees, wetland plants and tillable farmland.
Background
This area was the subject of discussion by the Steering Committee during the
recent Comprehensive Plan update. At their May 4, 1995 meeting, the Steering
• Committee recommended the zoning be changed from Rlc (Single Family
Residential) to I1 (Light Industrial). This area was also included in the recent
revision to the Land Use Map. The land use designation of this area was
changed from MR (Medium Density Residential) to LI (Light Industrial).
The City initiated this rezoning request so that the zoning would be consistent
with the recent change in the land use designation from MR (Medium Density
Residential) to LI (Light Industrial). This rezoning request is part of a larger
process that the City is undertaking to rezone certain areas so that they are
consistent with the recent revisions to the Land Use Map.
Evaluation of Request
In order to approve a rezoning request there must be a finding that a) the plan
was in error when it was adopted, and therefore, should be changed or, b) the
times and circumstances have changed since the plan was adopted, and a change
is warranted.
This rezoning is being considered in order that this area will be consistent with
the land use plan. The updated land use plan designated this area as LI (Light
Industrial). The proposed rezoning to I1 (light Industrial) is consistent with that
• revised land use designation, and therefore, the second finding is met.
s:\planning\scott\zc96-6.doc
Memo to Planning Commission Page 3
ZC 96-6
February 27, 1996
• Consideration should also be given to the existing conditions within the area
directly and indirectly affected by the proposal, the use to which the property
affected is being devoted at the time and the relevant portions of the land use
plan.
This proposed rezoning should not have an adverse impact on the adjacent
properties. The rezoning is consistent with the concept of providing industrial
land within the urban service area. The accessibility to Highway 169 and the
ease that municipal services could be extended make this area very suitable for
industrial uses.
Recommendation
Staff can recommend approval of the proposed rezoning from Rlc (Single Family
Residential) to I1 (Light Industrial) based on the following:
1. The proposed rezoning is consistent with the Comprehensive Land Use
Plan designation of LI (Light Industrial).
2. The proposed rezoning is compatible with the adjacent land uses and
zoning.
• 3. The proposed rezoning is consistent with the concept of providing
industrial land within the urban service area.
•
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Steering Committee Minutes Page 2
May 4, 1995
Issues related to industrial development such as increased tax base and local
• jobs were discussed.
Steve Ach reviewed 6 areas (Areas A through F) as possible locations for industrial
development, as referred to in his memo to the Steering Committee dated May 4,
1995.
Bill Birrenkott stated that the problem with many of the areas mentioned is the
lack of available sewer and water. He questioned if there are restrictions to
prevent establishing smaller-sized sewer and water districts to service these areas.
Steve Ach explained that Terry Maurer is researching the feasibility of setting up a
small water and sewer district in the southeast area of the City. Steve noted that
the City of Ramsey has stated their intent to bring water and sewer up to the
City's southeastern boundary. Discussion followed regarding purchasing services
from Ramsey vs. establishing a small sewer and water district to serve the
southeast Highway 10 corridor.
Bill Birrenkott stated he felt the Committee should decide where industrial
development should occur based on best use of land and accessibility to
highways, and that economics will determine how the property is serviced with
water and sewer.
Pat Dwyer commented that Areas A and B appear to be a natural extension of
City water and sewer. He expressed concern with Area C for industrial use
because of its close proximity to the river, and felt that should be used for
residential. Pat stated that other areas such as E, D and F could be developed
with smaller uses without city water and sewer.
Mary Eberley suggested that public park land could be set aside in planning an
industrial park near the river.
Discussion followed regarding competition with neighboring communities for
industrial development. Bill Rubin explained that competition is based on the
level of incentives cities are willing to provide.
Pat Dwyer stated that the areas identified are likely to be long-term prospects
and that areas for immediate needs should be considered.
Bill Rubin explained developers have indicated there is a real need for industrial
property in Elk River. He suggested that area C may be a good option for a
highway industrial, multi-tenant, office/warehouse development.
Steve Ach stated industrial uses along Highway 10 after the Kelley Farm would
create a "softer" entrance to the City, rather than the more intense, highway
commercial uses.
Mary Eberley stated she supported Areas A and B since these areas are close to
city water and sewer. Also, she supported Area C,with a use as suggested by Bill
Rubin.
Steering Committee Minutes Page 3
May 4, 1995
Lloyd Barthel questioned how many areas are in Areas A and B. Steve Ach
estimated a total of 140 acres in the two areas, but wetland would reduce the
• number of developable acres to approximately 80. He felt that industrialp ark
users should pay for water and sewer and not the residents. He felt that in Area C
should be residential and the remaining area along the highway could be
industrial. He stated that it would be necessary to spot zone the area and also,
to extend water and sewer to the property. He felt the same could be said for
Areas D, E and F, unless the parcels were large enough to develop with some
type of on-site water and sewer, as suggested by Bill Birrenkott.
Steve Ach suggested a mix of residential and commercial in the southeast area
of the City to help pay for extending services.
Dave Anderson expressed his concern for residential development in this area.
Discussion followed regarding the impact of industrial taxes on residential.
Arne Engstrom suggested some type of industrial dedication fees charged to
residential developers, such as the current park dedication fees, to provide for
future industrial land and/or development. He felt that portions of the Cargill
property should be zoned industrial next to the railroad tracks. Discussion
followed regarding zoning the property for future use. He stated he was in favor
of the Specht property being zoned industrial.
Dave Anderson stated he was in favor Mary Eberley's idea for a riverside park.
410 Chair Minton concluded that Areas A and B are preferences for industrial park
use and also to extend industrial along the railroad tracks down to Areas F and D.
Hank Duitsman stated that he felt the traffic problem would become worse at
Highway 169 and Main Street if industrial development were to occur in Areas A
and B. Discussion followed regarding traffic issues and also extending water and
sewer southeast along Highway 10.
Greg Renner, of Renner Well Co., expressed his concern regarding the pig farm,
the excess speed of trains in the Jarvis Area. He stated he was in favor of
developing the industrial areas from the core city area out. He felt that area F
should be industrial, not residential. He stated that if it is desired to have industrial
property in the extreme southeast area of the City, the only way it could be done
is with private systems, and it would be 20 to 30 years city water and sewer would
be extended.
Discussion followed regarding traffic congestion that would be associated with
Areas A and B.
BILL BIRRENKOTT MOVED TO RECOMMEND THAT AREAS A AND B BE REZONED FOR
BUSINESS/INDUSTRIAL PARK USE. PAT DWYER SECONDED THE MOTION. THE MOTION
CARRIED 8-2-1. DAVE ANDERSON AND DICK HINKLE OPPOSED. HANK DUITSMAN
ABSTAINED.
ARNE ENGSTROM MOVED TO ZONE AREAS G AND F BE REZONED FOR INDUSTRIAL
USE. MARY EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 11-0.
/0
ZONINGIV
City of t MAP
Elk River /�
13065 Orono Parkway • P.O. Box 490 CASE: ZV 96 - 6
Elk River, MN 55330