6.8, 6.9 ek„/ 1�
ITEMS 6.8. & 6.9.
ty of / MEMORANDUM
�lk •
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assista
DATE: August 27, 1996
SUBJECT: City of Elk River Request for a Land
Use Plan Amendment and Rezoning
of East Highway 10 Properties, Public
Hearing Case No. LU 96-3 and No. ZC 96-
15
Issues
Consider a land use map amendment and corresponding rezoning of certain
properties located along and adjacent to east Highway 10. The land use map
amendment includes changing the land use designation of certain properties
• from HB (Highway Business) to LI (Light Industrial), HB (Highway
Business) to LR (Low Density Residential) and LR (Low Density Residential)
to LI (Light Industrial).
The proposed rezoning includes rezoning certain properties from C3
(Highway Commercial) to I1 (Light Industrial), C3 (Highway Commercial) to
Rla (Single Family Residential) and R1a (Single Family Residential) to I1
(Light Industrial).
Location
The subject properties are located on the north side of Highway 10 from
Cleveland Street alignment to Filmore Street alignment and the south side of
Highway 10 from Hoover Street alignment to the Ramsey boundary.
Attachments
• Location map
• Existing land use map
• Proposed land use map
• Existing zoning boundaries
• Proposed zoning boundaries
• • Current land uses
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/ZC 96-615 Page 2
August 27, 1996
• Overview
In order to control the spread of strip commercial development along this
portion of Highway 10, the City is considering rezoning certain properties to
light industrial and single family residential. In doing this, the City would be
able to concentrate commercial development at the Jarvis Street/Highway 10
intersection, be able to provide some supplemental land available for
industrial development outside the urban service area, provide for some open
space at the Elk River and Ramsey boundary and reduce the number of split
zoned parcels.
By concentrating commercial development around the Jarvis Street/Highway
10 intersection a commercial node can be created and limit the possibility of
strip commercial development. The transportation plan calls for Jarvis Street
to be a minor arterial and the Jarvis Street/ Highway 10 intersection to be
signalized. Improvements to Jarvis Street and the extension of 156 Avenue,
both east and west of Jarvis, are currently being considered. These factors,
along with the proposed Furniture and Things commercial development on
the northwest corner of the intersection, will provide for some solid
commercial development opportunities in the proposed C3 zone.
• There are three parcels on the northwest side of Highway 10 that because of
their current uses will retain the existing C3 zoning. The City recently
approved a conditional use permit for Highway 10 Used Auto Sales which is
located on one of the parcels. Shimers Produce Market is located on the other
two parcels. Both of these uses are allowed in the C3 zone and not allowed in
the I1 zone. In order to avoid creating non-conforming uses, it is not proposed
that the C3 zoning of these parcels be changed at this time. However, in
order to reflect the long range land use plan for those three lots, it is proposed
to change the land use plan classification to LI (Light Industrial).
The supply of available industrial land within the urban service area,
excluding the business park zone, is close to being exhausted. The proposed
expansion of light industrial land would accommodate industrial
development opportunities along east Highway 10. This area along Highway
10 would be a logical extension of the existing light industrial zoning along
the railroad tracks. The properties would be easily accessed from the existing
service road on the south side of the highway or the planned extension of
156th Avenue on the north.
Rezoning the property south of the Tailwinds Trailer property to residential
would provide for some open space between the commercial property in Elk
River and the commercial property in Ramsey. This break in the commercial
• development would provide a point of separation between Elk River and
s:\planning\scott\zc96-15.doc
Memo to the Planning Commission/ZC 96-615 Page 3
August 27, 1996
• Ramsey and reinforce the semi-rural character that the City is trying to
preserve.
The proposed zoning boundaries also follow property lines as much as
possible. The current zoning boundaries result in 8 properties with split
zoning; the proposed zoning boundaries result in just one lot with two zoning
classifications.
Recommendation
It is recommended that the Planning Commission recommend approval of the
attached Resolution No. 96- amending the Land Use Plan based on the
following findings:
1. The amendment to the Land Use Map is consistent with the
Comprehensive Plan in that:
a) The long range plan for industrial development calls for industrial
development opportunities in the southeast sector of the city.
b) The area under consideration for light industrial land use
designation is adjacent to other industrial zoned property and/or
•
has access to Highway 10, which can provide for the adequate
transportation needs required for industrial development.
c) By concentrating the highway commercial development near the
intersection of Jarvis Street, strip or scattered site commercial
development can be limited.
d) The LR (Low Density Residential) land use would aid in controlling
commercial strip development in the area and help preserve the
semi-rural character on the community.
It is recommended that the Planning Commission recommend approval of the
attached Ordinance No.96- rezoning certain properties from C3
(Highway Commercial) to I1 (Light Industrial), C3 (Highway Commercial) to
Rla (Single Family Residential) and Rla (Single Family Residential) to I1
(Light Industrial) based on the following findings:
1. The rezoning is consistent with the Comprehensive Land Use Plan
designations of LI (Light Industrial) and LR (Low Density
Residential).
•
s:\planning\scott\zc96-15.doc
Memo to the Planning Commission/ZC 96-615 Page 4
August 27, 1996
• 2. Times and Conditions have changed to warrant an extension of
industrial development opportunities along Highway 10.
3. The proposed industrial zoned property is located on or has access to
Highway 10 which can meet the transportation needs for industrial
development.
4. Times and Conditions have changed to warrant the need to control
commercial strip development along southeast highway 10.
5. Low density residential development does not require the extension of
sewer and water.
6. The new zoning boundaries follow property lines were ever possible
resulting in only one parcel with split zoning.
•
•
s:\planning\scott\zc96-15.doc
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• CITY OF ELK RIVER
RESOLUTION NO. 96 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM
HB (HIGHWAY BUSINESS) TO LI (LIGHT INDUSTRIAL),
HB (HIGHWAY BUSINESS TO LR (LOW DENSITY
RESIDENTIAL), AND LR (LOW DENSITY RESIDENTIAL)
TO LI (LIGHT INDUSTRIAL)
CASE NO. LUA 96-13
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2,
prescribes the procedure for amending the Comprehensive Plan, and
WHEREAS, the Planning Commission held a public hearing August 27,
1996, and recommended approval regarding the Comprehensive Plan
amendment request for the property generally described as:
• See Attached Exhibit A
and,
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the change to be in general conformance to the
adopted Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of Elk River that the Land Use Plan be amended to change the property as
described above from HB (Highway Business) to LI (Light Industrial), HB
(Highway Business) to LR (Low Density Residential), and LR (Low Density
Residential) to LI (Light Industrial).
PASSED by the City Council of the City of Elk River this day of
, 1996.
Henry A Duitsman, Mayor
ATTEST:
• Sandra A. Thackeray, City Clerk
s:\document\resoluti\lu96-13.doc
EXHIBIT A
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III ORDINANCE 96 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
C3 (HIGHWAY COMMERCIAL) TO I1 (LIGHT INDUSTRIAL),
C3 (HIGHWAY COMMERCIAL) TO R1A (SINGLE FAMILY
RESIDENTIAL),
AND R1A (SINGLE FAMILY RESIDENTIAL) TO I1 (LIGHT
INDUSTRIAL)
CASE NO. ZC 96-15
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
Section 2. The rezoning is being approved based on the following
findings:
1. The rezoning is consistent with the Comprehensive Land Use
Plan designations of LI (Light Industrial) and LR (Low Density
Residential).
2. Times and Conditions have changed to warrant an extension of
industrial development opportunities along Highway 10.
3. The proposed industrial zoned property is located on or has
access to Highway 10 which can meet the transportation needs
for industrial development.
4. Times and Conditions have changed to warrant the need to
control commercial strip development along southeast highway
10.
•
1111
5. Low density residential development does not require the
extension of sewer and water.
6. The new zoning boundaries follow property lines were ever
possible resulting in only one parcel with split zoning.
Section 3. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
Passed and adopted this day of ,1996, by the City Council of
the City of Elk River.
Henry A. Duitsman, Mayor
• ATTEST:
Sandra A. Thackeray, City Clerk
III
s:\document\ordinanc\zc96-15.doc
EXHIBIT A
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