5.10, 5.11 c./
Item# 5 . 10. & 5. 11.
ty of ' MEMORANDUM
.lk •
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan
DATE: July 22, 1997
SUBJECT: City of Elk River River Request for
Land Use Map Amendment and
Rezoning (Area #1), Public Hearing
Case No.'s LU 97-1 and ZC 97-3
Request
Consider an amendment to the land use map and corresponding rezoning of
certain property from MR (Medium Density Residential) to LI (Light
Industrial) and R1c (Single Family Residential) to BP (Business Park).
Location
•
Thero ert is located at the north east corner of Waco Street and
p p Y
Mississippi Road (County Rd. 30)
Zoning/Land Use
Ric (Single Family Residential) /MR (Medium Density Residential)
Attachments
• Location map
• Land use map
• List of uses allowed in the Business Park district
• Letter from Stewart Wilson, affected property owner, dated, July 10, 1997
• Resolution No. 97-
• Ordinance No. 97-
Overview
The property is approximately 60 acres in size and is located at the northeast
corner of the intersection of Waco Street and Mississippi Road. It is
5 undeveloped with approximately 1/2 mile frontage on Mississippi Road and
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/ZC 97-3/LU 97-1
July 22, 1997
Page 2
III approximately 1/4 mile frontage on Waco Street. The east half of the property
is flat and is row crops; the west half is gently rolling; a portion is used by the
Pinewood Golf Course as a driving range the remainder is row crops. There is
a wooded ridge that runs north to south that splits the property.
The property is currently zoned Ric (Single Family Residential) and has a
land use designation of MR (Medium Density Residential). The adjacent
zoning and land use designations are as follows:
North - BP (Business Park); LI (Light Industrial)
South - Rid (Single Family Residential); MR (Medium Density Residential)
East - Rlb (Single Family Residential); MR (Medium Density Residential)
West - Rlc (Single Family Residential); MR (Medium Density Residential)
Adjacent land uses include Sandpiper Estates, a single family residential
development, to the east; Mississippi Road and Riverview Heights, a single
family residential development, to the south; Waco Street and Pinewood Golf
Course to the west, and undeveloped property and the Sherburne County
Government Center to the north.
Background
• The property directly to the north was rezoned to BP in 1994 as part of
implementing the business park concept identified in the 1990 Focus Area
Study, to reflect the underlying light industrial land use designation and to
prepare for anticipated development expected when municipal services are
extended to the area.
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.
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.
s:\planning\scott\zc97-3.doc
Memo to the Planning Commission/ZC 97-3/LU 97-1
July 22, 1997
Page 3
• 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
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. The BP district includes performance standards such as
increased setbacks for buildings and parking areas, architectural standards,
landscaping and signage that help reduce impacts on adjacent properties.The
types of industrial uses allowed in the BP district include uses that are
sometimes referred to as "clean industrial"; these include light
manufacturing, research and development facilities, telecommunication
operations, and governmental, business and professional offices.
Impact on Adjacent Residential Areas
Traffic
One of the affects of a business park in this location would be an increase in
truck traffic. An increase in truck traffic on Mississippi Road would impact
the residential areas. The traffic generated by industrial development of this
property should be directed internally, through the adjacent BP zoned
• property to the north, to Highway 10.
s:\planning\scott\zc97-3.doc
Memo to the Planning Commission/ZC 97-3/LU 97-1
July 22, 1997
Page 4
• Sandpiper Estates
Sandpiper Estates is the abutting property to the east. The back yards of
seven residences on Ogden Street abut the east property line of the property
under consideration for rezoning. The development of a business park could
have an adverse affect on these houses. However, the impacts on these and
other nearby residences on Mississippi Road can be mitigated by effective
berming, landscaping and buffering. The design and placement of the
buildings within the business park can be such that any noise, odor and
visual impacts are directed internally, not towards the residences.
It should also be pointed out that the affected property owner, Stewart
Wilson, has submitted a letter requesting that this rezoning request be
tabled until the concerns outlined in his letter are addressed.
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:
• A) THE AREA UNDER CONSIDERATION FOR LIGHT INDUSTRIAL LAND USE
DESIGNATION IS ADJACENT TO OTHER INDUSTRIAL ZONED PROPERTY AND
COULD BE ACCESSED FROM HIGHWAY 10, 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 BUILDINGS 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 Rlc (Single
Family Residential) to BP (Business Park) based on the following:
1. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN
DESIGNATION OF LI (LIGHT INDUSTRIAL).
•
s:\planning\scott\zc97-3.doc
Memo to the Planning Commission/ZC 97-3/LU 97-1
July 22, 1997
Page 5
2. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF
4111 INDUSTRIAL DEVELOPMENT OPPORTUNITIES IN THIS AREA.
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 CAN BE ACCESSED FROM HIGHWAY 10,
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:\planning\scott\zc97-3.doc
• iii . Public shelters and essential services
C . Conditional Uses :
i . Any permitted use which involves more than 3096-
warehouse
00warehouse space
ii . Hotels and motels
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
• STANDARDS:
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
J UL 14 1997
Stewart Wilson
P. 0. Box 277
Elk River, MN 55330
July 10, 1997
Mr. Steve Ach
City of Elk River
P. 0. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: Rezoning of Hoyt Partners property from R1C to Business Park
Dear Steve :
I mentioned to you that I am on a family vacation during the
scheduled Planning Commission meeting on July 22, 1997 . One of
your many agenda items for that meeting is to consider the rezoning
of our property north of County Road 30.
I do have some concerns that will be created by the rezoning of
• this property. I would hope you would share this letter with the
Planning Commission in their meeting packet. I have listed my
concerns below:
* The marketability of the property being rezoned will change. At
present, there is more demand in Elk River for residential property
than for Business Park.
* Business Parks historically take a long time to fully develop.
Our family looks forward to the day when we can financially benefit
from the sale of our property.
* The City of Elk River, to my knowledge , has not done any market
study to determine the demand for business park use in the
community.
* The rezoning of this property will cause virtually all of our
property ( 125 acres ) to be a single use. This removes the
versatility and marketability we had previously.
* The financial impact the rezoning will have on the land on the
south side of County Road 30 . We own land there as well as other
people .
* Will County Road 30 be an adequate buffer between the Business
• Park and R1C on the south side of County Road 30?
* This rezoning request is being proposed by the City of Elk
River . What participation and level of commitment can be given by
• the City to foster the development of a Business Park? I am not
personally aware of any business park developer that is interested
in developing a business park in Elk River.
It would be my wish that the Planning Commission consider the
tabling of this zoning request until some of these concerns can be
discussed and alleviated. I am not aware of any immediate need for
the City of Elk River to change the zoning at this time.
I would welcome the opportunity to meet with City Staff and any
elected officials to address these concerns. I will call the City
upon my return from my vacation to arrange a meeting.
Sinc rely yours,
Stewart T Wilson
cc: Hank Duitsman
Pat Klaers
Paul Steinman
•
•
• xix. Government buildings and facilities
xx. Mini storage
xxi. All uses allowed as a conditional use in the Ii
zone
16. B-P Business Park
t
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. Peztnitted 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
x. Restaurants (Class I)
B. Accessory Uses:
• i . Off-street parking lots or facilities
ii . Private recreational facilities
9.42
CITY OF ELK RIVER
0
RESOLUTION NO. 97-
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM
MR (MEDIUM DENSITY RESIDENTIAL) TO LI (LIGHT
INDUSTRIAL),
CASE NO. LU 97-1
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,
• 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 MR (Medium Density Residential) 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
•
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ORDINANCE 97-
CITY OF ELK RIVER
• AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTY R1C (SINGLE FAMILY RESIDENTIAL) TO
I1 (LIGHT INDUSTRIAL)
CASE NO. ZC 97-3
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).
ill 2. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF
INDUSTRIAL DEVELOPMENT OPPORTUNITIES ALONG THIS AREA.
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 CAN BE ACCESSED FROM HIGHWAY 10,
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
0 Sandra A. Thackeray, City Clerk
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