5.3 & 5.4 • Item Ifs 5.3. & 5.4.
City of MEMORANDUM
Elk
River
TO: Planning Commission
/
FROM: Scott Harlicker, Senior Plann:•
DATE: May 22, 2001
SUBJECT: Case No.'s LU 00-6 and ZC 00-7
Request by City of Elk River for Land Use Amendment and Rezoning
For Cargill Property
Request
Consider a request by the City of Elk River for an amendment to the land use plan to change
the land use designation of certain property from LR (Low Density Residential) and LI
• (Light Industrial)to A (Agricultural) and to change the zoning of the same property from
R1a(Single Family Residential) and L1 (Light Industrial)to AR(Agricultural Research).The
proposed land use plan amendment also includes adjusting the urban service boundary so
that the new AR zoning district is not included in the urban service area.
Location
That portion of Cargill property located east of the Burlington Northern Railroad tracks or
south of 165`x' Avenue and east of Highway 10/169.
Zoning/Land Use
R1a(Single Family Residential)and L1 (Light Industrial)/LR(Low Density Residential)and
LI (Light Industrial)
Attachments
• Location map
• Map of property showing existing and proposed zoning districts
• Map of property showing existing and proposed land use designations
• Copy of the proposed AR (Agricultural Research) District
• Map of urban service district to be relocated
•
Memo to Planning Commission/LU 00-6& ZC 00-7
May 22,2001
Page 2
Overview
Background
The City of Elk River,in cooperation with Cargill,is proposing a land use plan amendment
and rezoning of Cargill's property that is located east of the Burlington Northern Railroad
tracks or south of 165th Avenue and east of Highway 10/169.The proposal is to change the
land use designation from LR (Low Density Residential) and LI (Light Industrial) to A
(Agricultural) and rezone the property from Ria(Single Family Residential)and I1 (Light
Industrial)to AR(Agricultural Research). Cargill's property west of the railroad tracks and
north of 165th Avenue is not part of this request.
The urban service boundary will also be adjusted so that the area to be rezoned is not part of
the urban service area.The urban service boundary currently corresponds with the existing
boundary between the I1 district and the R1a district east of the railroad tracks.The City is
proposing to move the boundary to the west so that Cargill property east of the railroad
tracks is not part of the urban service area. The property south of 165th Avenue is not
currently part of the urban service area.
The City and Cargill have been negotiating the status of Cargill's property for several years.
Those discussions have also included the zoning of their property,and how to best define,
for zoning purposes, the animal nutrition center, and whether any or all of it should be
within the urban service district. As a result of those negotiations,the City is proposing a
new zoning district AR(Agricultural Research)and new definition for animal,nutrition and
•
agricultural research that would apply to Cargill's property identified previously, The
establishment of the AR district and definition for animal,nutrition and agricultural research
are the subject of a separate, but related, request.
Analysis
The subject of this particular request is the land use plan amendment and zone change to
implement the new AR zoning district.Cargill owns approximately 980 acres in southern Elk
River (see attached map). Of those 980 acres, about 820 acres are the subject of the
proposed rezoning and land use plan amendment.The urban service boundary will also be
adjusted so that the property zoned AR is not within the urban service district. The
remaining 160 acres are not included in this request and their current zoning and land use
designation will not be changed.
The Cargill property included as part of this request consists of crop fields,the nutrition
center and 2 single family dwellings. Most of the property is used as crop fields; the two
single family homes are occupied by Cargill employees and also function as caretaker
residences.
The proposed A (Agricultural Conservation) land use designation seems most appropriate
because it fits best with Cargill's and the City's long range plans for this area.The long range
plans are for continued agricultural use in the form of the animal,nutrition and agricultural
• research center. The proposed land use designation is consistent with the Comprehensive
Plan in that it will help preserve agricultural uses in the City, it will promote orderly
S:\PLANNING\SCOTT\ZC007.DOC
Memo to Planning Commission/LU 00-6& ZC 00-7
May 22,2001
Page 3
development consistent with the semi-rural character of the City and it reflects the long
• range plans of the property.
The proposed change to the urban service boundary is also consistent with the
Comprehensive Plan in that it will encourage the extension of sewer lines on a cost effective
basis without undue burden on the taxpayers.It will also reflect the new Agricultural land
use designation.
The proposed AR zoning would allow Cargill to continue the current operation as an
allowed conditional use. It will be consistent with the proposed land use designation of
Agricultural and will also reflect the changing conditions affecting the Cargill property.The
proposed zone change is compatible with the adjacent zoning districts.
Recommendation
Staff recommends the Planning Commission recommend approval of the following:
• Proposed amendment to the Comprehensive Land Use Plan changing the land use
designation from LI (Light Industrial) and LR (Low Density Residential) to A
(Agricultural Conservation);
• Proposed amendment to the Comprehensive Land Use Plan changing the urban
service boundary so that the property with the land use designation of A
(Agricultural Conservation) is not included in the urban service area;
• Proposed zone change from I1 (Light Industrial) and R1a(Single Family Residential)
• to AR (Agricultural Research).
The proposed amendments to the Land Use Plan are based on the following finding:
• The proposed changes to the land use map are consistent with the Comprehensive
Plan because:
1. The proposed amendments promote an orderly development pattern consistent
with the semi-rural character of the community.
2. The proposed amendments will help preserve agricultural uses in the City.
3. The proposed amendments reflect the long range plans for the property.
4. The proposed amendments will encourage the extension of sewer lines on a cost
effective basis without undue burden on taxpayers.
The proposed zone change is based on the following findings:
1. The proposed rezoning is consistent with the Comprehensive Land Use Plan
designation of A (Agricultural).
2. The conditions have changed to warrant the preservation of this property as
agricultural.
3. The proposed rezoning is compatible with the adjacent zoning districts.
4. The property is outside the urban service area and will not be serviced by municipal
• sewer and water.
S:\PLANNING\SCOTT\ZC007.DOC
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PROPOSED A LAND USE DISTRICT ifo
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
Agricultural Research District
Statement of Purpose: The Agricultural Research District is established for the
purpose of preserving and maintaining the use of land for agricultural research.
A. Permitted Uses
1. Single Family Dwellings
2. Roadside sales stands — in connection with approved agricultural research
facilities
3. Public parks, playgrounds and open space
B. Accessory Uses
1. Garages and sheds as accessory to a single family dwelling
2. Public shelters and essential services
3. Private recreational facilities
C. Conditional Uses
1. Agricultural research facilities and uses
• Standards
A. Minimum lot size — forty (40) acres
B. Building Setbacks (minimum)
Front Yard — 50 feet
ii. Side Yard — 50 feet
iii. Rear Yard — 50 feet
C. Maximum Building Height —40 feet
D. Parking Lot Setbacks
Front Yard — 50 feet
ii. Side Yard — 50 feet
iii. Rear Yard — 50 feet
E. Landscaping
. Landscaping shall be provided in accordance with Section 900.30
• of the Zoning Code.
F. Signage
i. In addition to complying with Section 900.22 of the Zoning Code,
the following requirements shall be met:
a. One freestanding monument style sign shall be allowed not to
exceed 10 feet in height and 64 square feet in sign area.
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