6.1, 6.2 Item# 6.1. & 6.2.
Wity of MEMORANDUM
ElkRiver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant
DATE: August 26, 1997
SUBJECT: Request by City of Elk River for
Land Use Map Amendment and
Rezoning, 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 Ric (Single Family Residential) to BP (Business Park)
Location
• The property is located at the northeast corner of Waco Street and
Mississippi Road (County Rd. 30)
Attachments
• Location map
• Resolution No. 97-
• Ordinance No. 97-
Overview
The Planning Commission reviewed this proposed amendment at the July 22,
1997 meeting. At that meeting 5 residents spoke out against the rezoning,
one was not opposed to it and the affected property owner, Stewart Wilson,
requested by letter that the proposed amendment be tabled until August
when he would be able to attend the public hearing. The Commission voted to
table the amendment until the August meeting.
The residents were concerned about the impact on their property and felt
that a business park would reduce their property values and increase crime.
• They all felt that a business park would not be compatible with the existing
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to Planning Commission/LU 97-1 &ZC97-3
August 26, 1997
Page 2
• residences. Traffic was a another issue that was brought up. They did not
want the increase in truck traffic that they associated with a business park.
The City is putting forth this amendment in response to the Economic
Development Strategic Plan which was adopted by the City Council in May.
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.
Issues
Traffic
One of the affects of a business park in this location would be an increase in
truck traffic. However, with proper design the traffic generated by this
business park would be directed north towards Highway 10 through an
internal road network. Traffic would not exit or enter from County Road 30 or
through Sandpiper Estates.
Compatibility
• The uses allowed in the business park district would be compatible with the
existing land uses and the types of uses that are allowed on the adjacent
properties to the north and west. However, the development of a business
park adjacent to residential will have to include thoughtful design, effective
berming, landscaping and buffering, as well as the implementation of
performance standards to transition from an industrial to residential land
use. It should also be noted that the types of industrial uses allowed in the
business park district are sometimes referred to as "clean industries" such as
research and development facilities, telecommunication operations, light
manufacturing, as well as governmental, business and professional offices.
Crime
Several of the residents expressed concern about an increase in crime
associated with a business park. I spoke with the Police Department, they
indicated that there is not a history of an increase in criminal activity
associated with industrial parks. They also indicated that business parks can
be designed for increased security and ease of surveillance.
•
\\elkriver\sys\shrdoc\planning\scott\zc97-3a.doc
Memo to Planning Commission/LU 97-1 &ZC97-3
August 26, 1997
Page 3
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 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 Ric (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).
2. TIMES AND CONDITIONS HAVE CHANGED TO WARRANT AN EXTENSION OF
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.
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• CITY OF ELK RIVER
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).
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
Sandra A. Thackeray, City Clerk
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