5.8, 5.9 ,-- ? A.(
( /
ey of I MEMORANDUM
Elkijver TO: Planning CommissionItem# 5.8*
& 5.9*
1
FROM: Scott Harlicker, Planning Assista iri 1
DATE: July 22, 1997
SUBJECT: Request by the City of Elk River for
Land Use Amendment and Rezoning
(Area#4), Public Hearing Case No.'s
LU 97-4 and ZC 97-5
Request
The City of Elk River is initiating this land use amendment from HB
(Highway Business) to LI (Light Industrial) and rezoning from C3 (Highway
Commercial) to BP (Business Park).
Location
• The property under consideration located at the southwest corner of Highway
169 and Main Street.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Land use map
• List of uses allowed in the Business Park district
• Resolution No.97-
• Ordinance No. 97
Overview
Existing Conditions
The approximately 6 acres is currently zoned C3 (Highway Commercial) and
• has a land use designation of HB (Highway Business). The adjacent zoning
and land use designations are as follows:
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/LU 97-4/ZC 97-5
July 22, 1997
Page 2
• North - C3 (Highway Commercial); HB (Highway Business)
South - I1 (Light Industrial); LI (Light Industrial)
East - C3 (Highway Commercial); HB (Highway Business)
West - R3 (Townhouse/Multiple Family) and C2 (Office District; HR (High
Density Residential), MR (Medium Density Residential) and CB (Central
Business)
Existing land uses include a chiropractic office fronting on Main Street, there
is a billboard on the corner of Main Street and Highway 169 and the
remainder of the property is undeveloped. Adjacent land uses include the
United Power Association facility and the City of Elk River sewage treatment
plant to the south, Highway 169 and a mobile home park to the east and
Main street and a SuperAmerica convenience store to the north. To the west
of the county ditch is a mix of land uses including land that is undeveloped,
duplexes and single family residences.
The property has approximately 1000 feet of frontage on Highway 169. The
physical characteristics of the property includes a wooded berm along
Highway 169, a county ditch, which forms the western boundary of the area
under consideration. Behind the berm the property drops off to the ditch.
There appears to have been some filling of the area behind the berm. Except
• for the pines trees on the berm and the landscaping and trees around the
chiropractor's office, there is very little vegetation on the property.
Changing the land use designation and rezoning this area would not impact
the existing chiropractor's office. Professional offices are a permitted use in
the BP (Business Park) district
Background
Most of the property was rezoned from R3 to C3 in February 1996. The area
that was the subject of that rezoning is owned by Earl Hohlen; the property
that includes the chiropractor's office was not included in that rezoning. The
1996 rezoning was initiated so that the zoning would be consistent with the
1995 changes in the land use map.
On May 19,1997 the City Council adopted an Economic Development
Strategic Plan. The City initiated this rezoning request in order to implement
some of the goals and priorities identified in that plan. One of the major
issues identified in the economic development plan was to increase the city's
industrial base. This area was identified as an area that was suitable for the
type of development allowed in the BP (Business Park) zone. Attached is a
• list of the uses allowed BP district.
s:\planning\scott\zc97-5.doc
Memo to the Planning Commission/LU 97-4/ZC 97-5
July 22, 1997
Page 3
• The BP district allows a variety of uses, both commercial and industrial in
nature. The BP district was intended to allow the commercial type uses, such
as hotels/motels and class I restaurants, in areas where the underlying land
use classification is commercial. Industrial type uses, such as light
manufacturing and research and development laboratories, would be allowed
in areas that have an underlying land use classification of light industrial. In
this case, the underlying land use classification is light industrial, therefore,
the uses allowed on this property will be industrial type uses.
By amending the land use designation of this area to LI and rezoning it to BP
the following will be accomplished:
• expansion of the city's industrial base
• allow development that is complementary and compatible with adjacent
land uses
• allow development at a major intersection (Main Street / Highway 169)
while minimizing increases in traffic on to Main Street
Expansion of industrial base
The proposed land use amendment and rezoning would reflect goals and
• policies identified in the Comprehensive Plan and the recently adopted
Economic Development Strategic Plan. The Comprehensive Plan's policies
regarding industrial development includes encouraging industrial expansion
in close proximity to existing services and locating it next to an adequate
transportation network; the proposed land use amendment and rezoning
accomplishes this.
The Economic Development Strategic Plan also identified expansion of the
industrial base as one of it's major issues and goals. This area was one of the
8 areas identified in that plan as suitable for industrial development.
Allow development that is complementary and compatible with adjacent land
uses
The uses allowed in the BP district are compatible with and complementary
to existing land use and the types of uses that are allowed in the adjacent
zoning districts. Many of the uses allowed in the BP district such as offices,
financial institutions, class I restaurants, personal service establishments,
hotels/motels, motor vehicle specialty service stations and licensed day care
facilities are also allowed under the existing highway commercial zoning.
However, the BP district includes performance standards such as increased
• setbacks for buildings and parking areas, architectural standards,
s:\planning\scott\zc97-5.doc
Memo to the Planning Commission/LU 97-4/ZC 97-5
July 22, 1997
Page 4
• landscaping and signage, that are not found in the highway commercial
district.
Allow development at a major intersection (Main Street / Highway 169) while
minimizing increases in traffic
The proposed land use amendment and rezoning will allow this area to be
fully developed while minimizing increases in traffic. The retail and shopping
centers, convenience stores and car washes currently allowed under the
existing zoning generate high levels of traffic; these types of uses would not
be allowed in the proposed BP district. The goal would be to attract uses such
as light manufacturing and research and development facilities which need
access to highways but do not generate the high levels of traffic.
Recommendation
It is recommended that the Planning Commission recommend approval of
the attached Resolution No. 97- 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 AREA UNDER CONSIDERATION FOR LIGHT INDUSTRIAL LAND USE
DESIGNATION IS ADJACENT TO OTHER INDUSTRIAL ZONED PROPERTY AND IS
ADJACENT TO HIGHWAY 169, WHICH CAN PROVIDE FOR THE ADEQUATE
TRANSPORTATION NEEDS REQUIRED FOR INDUSTRIAL DEVELOPMENT.
B) THE PROPOSED AMENDMENT WILL ENCOURAGE THE CONTINUATION OF WELL
DESIGNED EMPLOYMENT AND BUSINESS OPPORTUNITIES IN CLOSE PROXIMITY
TO THE COMMUNITY.
C) THE PROPOSED AMENDMENT WILL ALLOW FOR A REZONING THAT WILL
ENCOURAGE WELL DESIGNED NBUILDINGS THAT ARE VISUALLY CONSISTENT
WITH THE SURROUNDING AREA.
D) THE PROPOSED AMENDMENT WILL ENCOURAGE INDUSTRIAL EXPANSION IN
CLOSE PROXIMITY TO EXISTING SERVICES.
It is recommended that the Planning Commission recommend approval of the
attached Ordinance No. 97 rezoning certain property from C3
(Highway Commercial) to BP (Business Park) based on the following:
1. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN
DESIGNATION OF LI (LIGHT INDUSTRIAL).
2. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF
• INDUSTRIAL DEVELOPMENT OPPORTUNITIES ALONG THIS AREA OF HIGHWAY 169.
s:\planning\scott\zc97-5.doc
Memo to the Planning Commission/LU 97-4/ZC 97-5
July 22, 1997
Page 5
• 3. THE ECONOMIC DEVELOPMENT STRATEGIC PLAN HAS IDENTIFIED THIS AREA AS
SUITABLE FOR THE TYPE OF DEVELOPMENT ALLOWED UNDER BP ZONING.
4. THE PROPOSED BP ZONED PROPERTY IS LOCATED ADJACENT TO HIGHWAY 169
WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK DEVELOPMENT.
5. THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN CLOSE
PROXIMITY TO EXISTING SERVICES.
S
•
s:\planning\scott\zc97-5.doc
1 .. . ' - • up pri - 4,,v), - 4110:ifilifl gum
,.. --e.,.. •041110,-
ri ,2,;-11•41,;.!!!17 1- ez ii t: Al=="-ft eithaigni
054g1;•'.RT WU ..i,7 i 4111M1.4 It.-
Nft.. 0 k irelPrWillil ---\
iiiii R3 'SS' •414,.. •4',0 4\t '4'
. di prutwaPiou nun •
L
I 1110 4::.(110 Li*.fa4 ft 444:7:-
• Pie .
t%47 r $ :r
,'..'.'_w, . " la. 0...'-s;-7 *- "-
,
E 711IM1
4
,
•
— -L.: i
ii ="-.1.411 .„. . - — , •
• A• ..-
_
. .,,
IA - Ric ) rag wiros. ,.
/,.
.,. wa:21111116 t :
.=-='7 FAI czn:!: Ea la,susAmrts • ..
12 ' NallINI3111ra um ;TtEE i . wii.T.=_ER . nil
„,,... -,.. - ,
,,
, .;:,,,,..-,.Isti 1 . 7.2.• .....glgaifill FIT. 1 • ..„„a ,„,pr,r.,.
b 1. 1'. Agayleitgara 1 paahan 4,
' 12 PrZ.ustlilt,tt'41. ,6, 1-7.'"37.1.:-9.,..i _ .,40\46
• ra
...3:-'121 2•17.-ri iiiiinActioiegii • ../.i:, - ri,j I ! PA IF'' .0
=Nal h, 11..EH nr="1+:it;'ros •'.....;. z le
111
T, .7i..: 4......i.
-.
ill iiiiii iP&.ii Ilan-- .-..t\ .17, :4:71:101........'Agit?
111111711W IFNI IMF 11111h. '' Niina ri ;TirFlpf ,4„, , Ts liginif AMINI=111 Ric
111111 MIL eg!fl 11111 .%Ult th,'' „ • :"1001;41 Mai, ILZ ruoi rin
-•-„ . --TIFirn li ILI L_, ...., _ .., ,. 1._
'..#4.1"111/4 IIIMUF inNI fis: 1",. ni;oraer:ri a -: 111,_.74 iiiiec
05,-,; "Illillizrz in --*.-tu:-m P-17vA6i` LOC i TION
/ NE -..-E4 %:••,4..--.: '......- -.1——IIIM III 1111.
a -Nth fait-i '.
arm ft•i• IFEIRIIIIIPPum Pm% .'•?" 141 I,:"
' . Afillr t"Itilligl:ai•-.**4%._-• , „, t..7,11-4't • -.4-11
i 7
-. ...., Ill . .1 if,.tm 01111nN
,..-, i ....-i, iv- oit= TR 1
-.\\, •';,2( 4r,"-Aloi tsi\ 7pa--iiiian !
m` I •„ qui\0/ z,•1 i-- ts
\'N
r • 9 •
Vs. ''9\ • .L '
0 t,
')
I i ii
77 . .., SWF II
PUD/
., i i ,LsicE
) '7 \00
,..,
, \ - \?- Rid
.,
178 c
177Th -
,re 0 ARV
\
' ,,/„................ ......12/
- 178TH
Ilk& IT
,
1;$4 C
------ • .
-------______-- • -1."'
ce8
-------- • ,. ...
1 g g 6 2 6 • .
. 2 ,,,,, 178 TH •
8 •' 5 0
.9 • N, Rle si
• .
0
z •. 1 ..
175Th --
AT -1
cc 1
...,, - • ,U ; , :
.a. •-• •-•g . • .
!--, .
i
174/IA . ----- ..
• I I
.,
, • 1...- '' \ -..:../. '
— PIN
173RD . avimm.■
/`c.? .'\. • .
\,......44(e LOCATION N
City oft.i i,.,- MAP
•
•
LU 97-4
ElIZIRlsITer
13065 Orono Parkway • P.O. Box 490 CASE: ZC 97-5 •
Elk River. MN 55330
In.
• xix. Government buildings and facilities
xx. Mini storage
xxi. All uses allowed as a conditional use in the I1
zone
16 . B-P Business Park
STATEMENT OF PURPOSE: The Business Park District is established
to encourage a planned, integrated environment for certain
industrial, office, and limited commercial uses which are
compatible with and compliment each other as well as the
surrounding land uses .
It is the intent of this ordinance that development reflects
common themes using compatible architectural design and
consistency in signage, landscaping, and lighting. It is also the
intent to encourage businesses which generate a high number of
jobs per square foot rather than predominately warehouse type
uses.
• A. PeLfflitted Uses
i. Light manufacturing
ii. Research and development laboratories
iii . Governmental, business, and professional offices
iv. Mail order operations
v. Telecommunication operations
vi. Financial institutions
vii. Personal service establishments
ix. Health athletic clubs
is
x. Restaurants (Class I)
B. Accessory Uses:
• i . Off-street parking lots or facilities
ii . Private recreational facilities
9.42
iii . Public shelters and essential services
C. Conditional Uses:
i. Any permitted use which involves more than 30%
warehouse space
ii . Hotels and motels
iii. Licensed day care facilities
iv. Retail shops and stores which compliment and serve
the Business Park subject to the standards set forth in
2 (j ) below.
v. Vocational, technical, and trade schools
vi. Motor vehicle specialty service stations
vii . Multiple buildings on a lot
viii . Above ground storage tanks
111 S"'ANDARDS:
A. Minimum lot size - one and one-half (1 1/2) acres
B. Building setbacks (minimum)
i . Front Yard - Thirty-five (35) feet, or one-half
(1/2) the total building height whichever is greater.
ii. Side Yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
iii. Rear yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
iv. All setbacks shall be determined from the planned
right-of-way (ROW) , as designated in the City, County,
it or State Transportation Plan, and normally defined in
the subdivision regulations.
C. Parking Lot Setbacks (minimum)
• i. Front Yard - Twenty-five (25) feet.
ii. Side Yard - Twenty (20) feet.
9.43
• CITY OF ELK RIVER
RESOLUTION NO. 97 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM
HB (HIGHWAY BUSINESS) TO LI (LIGHT INDUSTRIAL),
CASE NO. LU 97-4
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 18,
1997, and recommended approval regarding the Comprehensive Plan
amendment request for the property generally described as:
See Attached Exhibit A
and,
IIWHEREAS, 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).
PASSED by the City Council of the City of Elk River this day of
, 1997.
Henry A Duitsman, Mayor
ATTEST:
Sandra A. Thackeray, City Clerk
0
e:\shrdoc\document\resoluti\1u97-7.doc
ORDINANCE 97-
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)
CASE NO. ZC 97-5
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
DESIGNATION OF LI (LIGHT INDUSTRIAL).
• 2. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF
INDUSTRIAL DEVELOPMENT OPPORTUNITIES ALONG THIS AREA OF HIGHWAY
169.
3. THE ECONOMIC DEVELOPMENT STRATEGIC PLAN HAS IDENTIFIED THIS AREA
AS SUITABLE FOR THE TYPE OF DEVELOPMENT ALLOWED UNDER BP ZONING.
4. THE PROPOSED BP ZONED PROPERTY IS LOCATED ADJACENT TO HIGHWAY
169 WHICH CAN MEET THE TRANSPORTATION NEEDS OF BUSINESS PARK
DEVELOPMENT.
5. THE PROPERTY IS LOCATED WITHIN THE URBAN SERVICE AREA AND IS WITHIN
CLOSE PROXIMITY TO EXISTING SERVICES.
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 , 1997 by the City
Council of the City of Elk River.
ATTEST: Henry A. Duitsman, Mayor
• Sandra A. Thackeray, City Clerk
\\elkriver\sys\shrdoc\document\ordinanc\zc97-5.doc
EXHIBIT A
0
- - - 132509'
J v1s O
STREET (CO. R0. / 12)
127.50' .50' 75 .bY" f :;1 0. J .'
j
MEADOW
Q 7s-430-00 %3'
75-430-0Y10 73-430 i a 3 �1; ;;;.j : •f •o;;; ::
12750' L27.50' rs'
1,1:::'n),444: 4159z,.13 2� •1D•• -s; -4'•
� . \ \
SS.00' 85.00' BS.00' 1'•• '•.0{�,' •a� '•�,
1 -ARK ! ••.'•:•.'•.; .';':.• .
f' �•i'�1RV' j�,
3 uQ 4 5
' 1W- •.8.1713-430•'•3/134'3° • '!5430-" 7 8',".•••••••.:.•;5;•: .......*:::/:.
• 4JQ•�t33
STREET _ :I • \ \
s. r 2.00'
42.50k2.50 .00113.00{6.7 -7 430-0140
I I
1,t� r.1
o C1
u v 6 N .
.• '1 I. ,11 + ,:� (31,..
N o -�
1 1 �
n 75-4301 3 y�••
O O O • \ \ 75-134-4410
Pi. •. •i: a'•• •. �•'. • ' •.
q.
- v x 10 1Lo -T•/s.._431126
N NO
vu �+ '' wg "ti T _
ui" •7 �' .�Ta
•to i 11" c t,S1.0130
0 N "" T
+ N S RES' 16 5-45 0132 \ \
fir,•• -,, 73-t34-4403 :�
.IS : T'
24 y 7 -J 01.36
•y ••- 22 20 1Q' . T ti
I rlii r 1)-4 if-NO v1--r. .D
T W IN .T.. %.:"m. s-4a •13e
-. . I �- 1 u. % Iu
• f •MC) 7y1 •6• .• 7R4?
9.
)ITOR'S SUBDIVISIOA # 4, - N R • \ \
12 • m
73-404-0126
500.66' 66 o._
J66.66'
rl► \ \
75-404-0126 p
i
.........•................•............ \ \
(lt
366'64' 751.84'
E 569.54' 1 S 8929'07 E 709,61•
1325x4
0
2 PI 1 Nn ounoT
$,JO$ DL}a30' 136
STREET _
}.
2. 2.so .�
)ITOR'S SUBDIV
12 `^75-�0126
Ts -1W-0126
6
6
# 4
Y/ kls i -5: Y -
STREET (CO. RD. / 12)
75 -IJP -"10
ED
�J