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6.8 ,fir \,44 Item# 6.8. if Item of 1 MEMORANDUM �lkRiver TO: Planning Commission FROM: Steve Ach, City Planner DATE: April 28, 1998 SUBJECT: Request by the City of Elk River for Rezoning, Public Hearing Case No. ZC 98-4 Request The Planning Commission is asked to consider a rezoning application of approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) (Area #3). Location IDThe northeast corner of County Road No. 13 and County Road No. 12 Attachments • Report to the Planning Commission dated February 24, 1998 • Concept plan for subject area Overview This item was presented to the Planning Commission two months ago at which time the Planning Commission postponed action to further review the requested zoning. The primary concerns at the last meeting involved traffic and access to the proposed business park area. Directly west of the existing County Road No. 13 is an existing residential area which the Commission was concerned would be impacted by the traffic for the industrial area. Analysis of Area Included in the packet is one of many concepts that could be generated for this proposed industrial area. The plan also shows some of the existing residential and industrial areas surrounding the property. Under the concept • included in the packet, a significant amount of the traffic to the proposed 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425 Memo to Planning Commission/ZC 98-4 April 28, 1998 Page 2 0 business park area would use the current County Road No. 13 alignment north of County Road No.12 to a possible cul-de-sac which would serve three of the four new lots in this business park area. This cul-de-sac is immediately opposite 5th Street and south of the single family homes which are west of County Road No. 13. There could be one additional new lot along with the existing industrial business (Industrial Hardfacing) north of the cul- de-sac which would involve traffic passing by the single family homes to gain access to those sites. Access to the site is an issue staff has been reviewing as we learn more about the subject area. Certainly, the impact to the residential area immediately to the west will be of concern, so considerations will need to be taken to minimize this. However, under the current conditions, the single family homes are fronting onto an existing County road. If the City was not proposing to reroute County Road No. 13 further to the east, the current alignment of County Road No. 13 would have to be upgraded to accommodate the additional traffic funneling down from the northeast part of town to the intersection at County Road No. 12. All of this traffic would be passing by the single family homes. With the realignment of County Road No. 13, a significant number of vehicles will be routed east of the single family homes. • Long Term Plan As discussed at the last Planning Commission meeting, there is a tight mix of land uses within this general area. Everything from single family residential to highway commercial, multi-family and industrial exists within a very short distance. Certainly, there is nothing wrong with achieving land use patterns of this nature as long as appropriate transition (buffer) areas are accomplished. The one area which seems to raise the most concern is between 5th Street on the north, Highway 169 on the west, County Road No. 12 on the east, and County Road No. 13 on the south. This area includes the existing single family homes, apartments, Ron's Foods and the City's former liquor store site. Although it is difficult to pinpoint what exactly may happen in the future, the changes in the vicinity of this area suggest that there may be some type of redevelopment in the future. Under that scenario, the proposed business park zoning would be an acceptable complimentary use. Recommendation It is recommended the Planning Commission recommend approval of the requested rezoning from R1c (Single Family Residential) to BP (Business Park) based on the following findings: • f:\shrdoc\planning\pc\zc98-4.doc Memo to Planning Commission/ZC 98-4 April 28, 1998 Page 3 • 1. The land use plan and rezoning will be consistent with the Comprehensive Plan and Economic Development Strategic Plan to expand the industrial tax base in the City. 2. With the realignment of County Road No. 13, conditions have changed to warrant a change in the land use and zoning designations. 3. The subject property is planned to have adequate access including a signalized intersection to accommodate the expected traffic to serve the future industrial sites. 4. The area is included within the urban service district which is a major criteria for identifying available industrial opportunities. 5. The area to be rezoned is bordered on three sides by roadways which will provide both a measurable distance and opportunity for buffering from adjacent land uses. • • \shrdoc\planning\pc\zc98-4.doc r-c.,/ A.( AIIPof Item#, s 5 .4 . — 5 . 10. MEMORANDUM Elk Ri• er TO: PlanningCommission mmon FROM: Steve Ach, City Planner DATE: February 24, 1998 SUBJECT: Request by the City of Elk River for Amendment to the Land Use Plan and Rezoning, Public Hearing Case No.'s LU 98-1, LU 98-2, LU 98-3, ZC 98-1, ZC 98-2, ZC 98-3 and ZC 98-4 Request The Planning Commission is asked to consider the following applications: • A. Amending the land use plan map of approximately 25 acres of property lying south and east of Elk Terrace Mobile Home Park and east of Highway 169 from HB (Highway Business) to LI (Light Industrial) (Area #5). B. Rezoning of the same property described above from PUD (Planned Unit Development) to BP (Business Park) (Area#5). C. Land use plan amendment of approximately 40 acres of property lying at the northeast corner of the Burlington Northern Railroad tracks and Highway 169 from MR (Medium Density Residential) to LI (Light Industrial) (Area #6). D. Rezoning of the 40 acres described above from Ric (Single Family Residential) to BP (Business Park) (Area#6). E. Land use plan amendment of approximately 70 acres of property located along Burlington Northern Railroad tracks between 177th and 173rd, from MR (Medium Density Residential) to LI (Light Industrial) (Area #7). F. Rezoning of the 70 acres described above from Rle (Single Family Residential) to BP (Business Park) (Area #7). 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo/Planning Commission/ZC 98-1 February 24, 1998 1111 Page 2 G. Rezoning of approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) (Area #3). Location All of the areas considered for rezoning are located along the new realignment of County Road No.13 as it extends from the 186th Avenue alignment south to the 173rd Avenue alignment. Attachments • Zoning/land use maps for all areas. • Map of the new corridor with proposed land uses and zoning designation. • Business Park Zoning Ordinance Overview Over the past couple years there has been a great deal of planning of East Elk River in anticipation of the extension of sewer and water. The first major issue which received a lot of discussion centered around the realignment of County Road No. 13. This realignment of County Road No. 13 was necessary • to alleviate the traffic problems projected at the current intersection of County Road No. 13 and County Road No. 12. Furthermore, when the property at the southeast corner of County Road No. 12 and Highway 169 is developed, additional traffic will be generated adding to the existing problems at the current alignment. The realignment of County Road No. 13 was further examined as it continued south of County Road 12 towards 173rd Avenue and eventually 171st. This new road alignment will provide accessibility to properties in eastern Elk River for both development purposes and alternative transportation needs. The corridor is being designed as a four lane divided roadway with pedestrian systems on both sides along with desired street lighting. Based on the projected traffic volumes, limited access will be necessary. The location of this transportation corridor had several challenges in defining its exact alignment including crossing a Northern Natural Gas line, providing proper intersection geometrics with existing County Road No. 12, avoiding wetlands, and respecting other natural features. Now that the road alignment has been fine tuned a complete land use analysis may proceed forward. Staff will be prepared to present the Planning Commission exhibits illustrating a vision for this new corridor. f:\shrdoc\planning\pc\zc98-1.doc lirMemo/Planning Commission/ZC 98-1 February 24, 1998 Page 3 0 General Land Use Pattern As mentioned above there were several constraints which need to be considered in designing the new road corridor's alignment. One of the goals staff wanted to achieve with this new road corridor is to draw a strong distinction between land use patterns as they would develop along this corridor. Therefore, as the road meandered around the various physical boundaries and natural features, there appeared to be a logical land use pattern occurring. Because of the existing trees and varying topography, the residential zoning on the east and proposed commercial and industrial development west of the new road corridor achieved the goal of creating consistent land use pattern. Anytime a roadway can be used as a means of land use transition it provides opportunity to aesthetically separate two land uses with various landscaping treatments and also add in the physical distance between land uses. Criteria Considered for Rezonings One of the Economic Development Strategic Plan components was to identify possible industrial opportunities within the City. The criteria to locate these opportunities included the following: • • 0 Located within the urban service district 0 Proximity to city utilities 0 Transportation (including rail access) 0 Topography 0 Property owners 0 Natural features/wetlands 0 Adjacent land uses 0 Highway visibility Considering these criteria, the east Elk River project seemed like a natural fit to adjust the land use and rezoning to allow industrial and commercial on the west side of the road. The east side would remain residential because of its strong natural characteristics and planned residential further to the east. Below is a list of criteria and an explanation how the criteria apply to the areas proposed for rezoning: • Transportation - One criteria used to support the rezoning related to the areas was ability to gain access to the new roadway and ultimately, to the existing highway system. Not only did the area allow for convenient truck/vehicle access, but also provided an opportunity if a company demanded rail access from the Burlington Northern Railroad. • \shrdoc\planning\pc\u98-1.doc Memo/Planning Commission/ZC 98-1 February 24, 1998 Page 4 • • Wetlands/Water Table - The area south of the trailer park extending down to 173rd has existing ditches and wetlands throughout the property. Some of these wetlands may be mitigated to allow for further development and the ditch abandoned, allowing the storm water to be placed into storm sewers. In some cases the water table may be high, which would allow for slab on grade construction of industrial buildings. • Natural Features - For the most part, the property included in the rezoning requests is relatively flat and contains a considerable amount of open space. One the other hand, the areas lying east of the roadway have varying topography and are heavily wooded. The flat open land is much more conducive to industrial development, whereas the rolling topography would require considerable grading to allow for large structures to be built. • Land Use Compatibility - As mentioned above, the new roadway serves as a strong physical separation between land uses. A continuation of industrial land use along the west side of the corridor allows for a linear industrial park and compatible uses, while the east side can still maintain its residential character. • • Economic Development Strategic Plan - This plan, along with the Comprehensive Plan, target industrial development as a top priority. The goals are to diversify the land use mix in the City, expand the industrial inventory, broaden the City's tax base, provide additional tax base and compliment the residential and commercial growth. Economic Development Strategic Plan The applications presented to the Planning Commission this evening are all areas identified as part of the Economic Development Strategic Plan. The Economic Development Strategic Plan was approved by the City Council on May 19, 1997. The rezoning and land use plan applications are brought forward to implement the plan. Proposed Zoning and Land Use Designations All of the areas presented this evening would propose the rezoning of properties to a BP (Business Park) zoning designation accompanied by a LI (Light Industrial) land use. Together, these two designations will allow for industrial development under the business park zoning guidelines (see attached for additional information). The business park zoning district is • designed to allow for a more upgraded type of industrial environment with f:\shrdoc\planning\pc\zc98-1.doc rMemo/Planning Commission/ZC 98-1 February 24, 1998 Page 5 greater attention given to the architectural, landscaping and other physical design components. Recommendation It is recommended the Planning Commission recommend denying the following applications: Area #5 - Amending the land use plan map from HB (Highway Business) to LI (Light Industrial) and rezoning from PUD (Planned Unit Development) to BP (Business Park) based on the following: 1. THE SUBJECT AREA IS CURRENTLY BEING CONSIDERED AS PART OF AN OVERALL COMMERCIAL PLANNED UNIT DEVELOPMENT. 2. THE AREA IS NECESSARY TO BE INCLUDED INTO THE COMMERCIAL PLANNED UNIT DEVELOPMENT TO MAKE FOR A VIABLE AND CONTIGUOUS COMMERCIAL DEVELOPMENT. 3. DUE TO WETLANDS ALONG THE SOUTH PROPERTY LINE, THE AREA MAY BE PHYSICALLY SEPARATED FROM THE PROPOSED INDUSTRIAL AREAS FURTHER TO THE SOUTH. THIS WILL INTERUPT THE CONTINUITY OF A CONTINUOUS LINEAR INDUSTRIAL PARK. • 4. THE CURRENT LAND USE DESIGNATION OF HIGHWAY BUSINESS IS STILL CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN TO ENCOURAGE COMMERCIAL DEVELOPMENT ALONG THE HIGHWAY 169 CORRIDOR, AND PARTICULARLY AT THE INTERSECTION OF MAIN STREET AND HIGHWAY 169. It recommended the Planning Commission recommend approval of the following applications: • Area #6 - Land use plan amendment from MR (Medium Density Residential) to LI (Light Industrial) and rezoning from Ric (Single Family Residential) to BP (Business Park). • Area #7 - Land use plan amendment from MR (Medium Density Residential) to LI (Light Industrial) and rezoning from Rie (Single Family Residential) to BP (Business Park). • Area #3 - Rezoning from Ric (Single Family Residential) to BP (Business Park), based on the following findings: 1. THE LAND USE PLAN AMENDMENT AND REZONING WILL BE CONSISTENT WITH THE COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND THE INDUSTRIAL TAX BASE IN THE CITY. 411) t\shrdoc\planning\pc\zc98-1.doc Memo/Planning Commission/ZC 98-1 February 24, 1998 Page 6 2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED 11 1110 TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS. 3. THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH ACCOMPANIES INDUSTRIAL DEVELOPMENT. 4. THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR CRITERIA FOR IDENTIFYING AVAILABLE INDUSTRIAL OPPORTUNITIES. 5. THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY, COUNTY ROAD OR BURLINGTON NORTHERN RAILROAD TRACKS. • • f:\shrdoc\planning\pc\zc98-1.doc -••----0.1 , . 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I \•ZZ, lilltrft ":::. • •.:: , I -,.../r----)fll--"-----H- _. %/*•i 1 ..... ^^•••-• .,- ., - i ete% HE , 1 \ - \:\sr PuD<._. t 1.411.L.S'OE 1,// I • cm( P Arrx ir-1 I 1 7 811-1 \ I . c , _ "_ \ 177T1-I t 17-lb. - - 1 ' .:... i. s . -...„ \ s 0 11., 176TH 0sr 175H \ ,S . li111111111111M. 14 SVI \ , ,...-....,"/ 11 a . 1 174TH \ . * \ ,..... • filb Mt _ 173RD ) MID I=.IN VW - t"' I la\\ I I ( (-' ZONING N City of , ,i • Elk') River 13065 Orono Parkway • P.O. Box 490 CASE:. ZC 98-4 (Area #3) Elk River, MN 55330 ,SIM dir V° w„ �w M • 414W -, Apig FA 11=1W 41111110 1 ID linglit a ... :, ,,,,.... ,,,....,,„_,........._. . MN Pik • *,I �� ..F'4 . i c^g:�icesi , �ot w q�MVP" �iinhaft 6111/ --2-,• 0791 teaZia.,,, �6t. ,o.'' ♦VZffsei ire44: '41* T) • 1'.,..-.411111 \illiPelfr41 1 :id oemoittettul. 41. ,,s„..,• 111 X110 _ I�© ll ! n w At:ill C kik • .. ,,,,,,iien,AT, , e 1 IA I 1144 I I LOCAt101\1 v ......,,,,,,,,i:t.:I in 1 .2-,icirtis Go :...... msznymilordr: p.i'7 t -Oa 111-11-""'" ( . '''''''' MA___...M"Et 27:L•11:. .- " ,. .4.0%- 4.4:" . /.%, j • 1 , 4-- ir lc " d- ,;.�..... , \ 1 . . . .TE °; .......♦ ,, .... ,.............. •ar ....... , �' , .,.....• 1 IIRI !Prat I �. ►•••.... ®pea was mo! , 7 .ztls•:•.•:•: Aly, `.•iii��� I 4110 _ y�‘ `aLb ,mow nor '. 1 anTiralc lk , \/ \\� 1 N T.Is — w. • b H\:, L R , i K q 1 ! Z KT O� 1 -N- ti MR ,78TH v , 4, • i ; 1771H \ `�\ _ _'Y7 _ ; , 1 v \ ! .,,tom _ 176TH \ 1 \ :\ .., .. ! 175TH \�, ,�� --- 1 i �:�_ E-c./ - -.\_( . / LAND USE N ) City of ` • • MAP . Elk.:'''''''7: River 13065 Orono Parkway • P.O. Box 490 CAS E ZC 981 A, #3 ) 17 Elk River. MN 55330 be unique to the principal use of the property and the ownership of the property and the 111111111 principal use. Any conditional use permits granted under this Section shall therefore automatically expire if the principal use of the property changes or the ownership of either the property or the principal use of the property changes. xiii . Temporary structures 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 . 411 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. Permitted 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 410 x . Restaurants (Class I) 9.40 B. Accessory Uses: - • Off-street parking lots or facilities ii . Private recreational facilities 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 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, or State Transportation Plan, and normally defined in the subdivision regulations. C. Parking Lot Setbacks (minimum) 411 i . Front Yard - Twenty-five (25) feet. 9.41 r - • ii . Side Yard - Twenty (20) feet. iii . Rear Yard - Twenty (20) feet. iv. All setbacks shall be determined from the planned right-of-way (ROW) , as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations . D. Loading Spaces/Overhead Doors i . Loading spaces/overhead doors shall be located primarily in designated rear yards and secondarily in designated side or front yards as approved by the Zoning Administrator. ii . Loading spaces and overhead doors should be designed to be compatible with the principle building. Architectural techniques should be employed to reduce visual impacts from adjacent properties and roadways. E. Dumpsters/Refuse Enclosures i . All dumpsters shall be completely screened from public view by using enclosures constructed of similar • material as the principal building. ii . Refuse enclosures shall include gates and be located in designated rear or side yards . F. Roof-Top/Ground Electrical Equipment All utility equipment shall either be: i . Screened from the eye level view of adjoining properties by use of exterior wall (s) and/or landscaping; or, ii. Painted to match or complement the building structures; or, ,iii . Incorporated into an architectural design, as approved by the Zoning Administrator. G. Architectural Standards i . Major exterior surfaces of all walls shall be face brick, stone, glass, stucco, architecturally treated concrete cast in place or pre-cast panels, decorative block, or architectural metal, or approved 411 equivalent, as determined by the Zoning Administrator. H. Landscaping 9.42 /11!!!!Iiir Not withstanding the provisions of Section 900.30, the following requirements shall be met: a. Of the total number of overstory trees required, a minimum of twenty-five percent (25%) shall be ornamental trees and twenty five percent (25%) shall be conifer trees. b. A landscaping credit of up to twenty-five percent (25%) may be given to a site plan which contains exterior sculptures, fountains, ponds beyond those required for storm drainage and other site enhancements as approved by the Zoning Administrator. c. Underground irrigation shall be installed within the front yard and all landscaped areas adjacent to a public right-of-way. 1 . Signage i . Not withstanding the provisions of Section 900.22, the following requirements shall be met: a. All freestanding signage shall be of a monument style sign and have a maximum size of 41/0 sixty-four (64) square feet and height of eight (8) feet. b. One (1) on-premise business wall sign per occupancy, not to exceed two (2) square feet in sign area for each linear foot of the building frontage up to a maximum of one hundred and twenty-eight (128) square feet per occupancy is permitted. J. Standards for Retail Shops and Stores i . Freestanding retail shops and stores shall be limited to those which compliment other uses within the business park, provide a service to those other businesses, and shall not exceed 20, 000 square feet in size. ii . Retail/wholesale sales incidental to products manufactured, assembled, or warehoused on the premises, may be permitted as an accessory use provided no more than ten percent (10%) of the building is used for retail/wholesale sales . K. Hazardous Material 10 i . Any business which involves the handling or storage of hazardous material shall provide data 9.43 • information sheets to the City for review and receive appropriate permits from applicable agencies . 17 . PUD Planned Unit Development District STATEMENT OF PURPOSE: The purpose of this district is to provide opportunities for creative development and design flexibility by allowing modification of lot and building area, width, setback and other dimensional requirements. PUD' s shall be developed in accordance with a Concept Plan and a PUD Development Plan, and in accordance with this Ordinance and the City Subdivision Regulations . A PUD shall be consistent with the intent and purpose of the City Comprehensive Plan and this Ordinance, and shall not adversely affect property adjacent to the land area to be developed. A. Regulations i. Land will be zoned into the PUD zoning district only upon approval of a Concept Plan for the PUD, pursuant to the procedure set forth in Section 900. 12 (16) of the City Code. A PUD will be authorized on land in a PUD zoning district only upon issuance of a Conditional Use Permit, pursuant to the procedure set forth in Section 900. 12 (16) of the City Code . • The uses allowed in a PUD shall be limited to land uses consistent with the City' s Comprehensive 110 Plan and Land Use Map, and to those uses identified in the Concept Plan for the PUD zoning district and the Conditional Use Permit for the PUD. iii. The area of land to be included in a PUD shall be in uniform control of the applicant. iv. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping, lighting and signage. v. A PUD shall not cause undesirable impacts on adjacent lands and land uses . In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. vi . A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems . vii. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities . • viii. The Council may establish varied and reasonable lot area, frontage, side yard, and setback 9.44 •' fr w."{I •t r�' 7�" ,y-' 4 +y-•.y •J '�' a d-. St,�.n \ .� 4 -� st 1 1" xyYtFF t� 1a. ti �' 'k'�aa ;;1.^. � "27d t s -" ? z w { * � *�r� .z F �t � r � s. •.Slat � r, r .�+.�; -. S;S �. . r/ ? -"� t .J4.1*- ,;: yik.. • .: +-i .i „'� '','�`{•�' _ . '^:..'i#. .t�q`.7. 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