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6.5 & 6.6 t-c./ 14 - Item # 6.5. & 6.6. titlilk y of MEMORANDUM River TO: Planning Commission FROM: Scott Harlicker, Senior Plann- % ,_ ./ DATE: May 23, 2000 SUBJECT: Request by City of Elk River for Land Use Amendment and Zone Change, Public Hearing — Case No.'s LU 00-4 and ZC 00-4 Request Consider a request by the City of Elk River for a land use amendment from LI (Light Industrial) to HB (Highway Business) and a zone change from BP (Business Park) to C3 (Highway Commercial). Location • Outlot D, Elk Path Business Park Zoning/Land Use BP (Business Park) / LI (Light Industrial) Attachment • Location map • Survey of property • Permitted uses in C3 district Overview The request involves a land use and zone change for 3.74 acres located at the southeast corner of Business Center Drive and Waco Street. The property currently has a land use designation of Light Industrial and is zoned Business Park. The City would like the land use designation changed to Highway Business and the zoning changed to Highway Commercial. This parcel is part of 87 acres owned by Hoyt Partners that is currently zoned business park. The property owners have petitioned the City to extend Business Center Drive • and municipal utilities across their property. Other improvements in the area 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 0-4&LU 00-4 May 23,2000 Page 2 • include realigning Waco Street and signalizing the Waco Street/Highway 10 intersection. Realigning Waco Street to the east will create the west boundary of the property and the extension of Business Center Drive will create the north boundary. The City recently approved a land use plan amendment and zone change for 10.72 acres located east of Waco Street in between Highway 10 and Business Center Drive. That amendment and zone change changed the land use to highway business and the zoning to highway commercial. A 3.5 acre parcel south of Business Center Drive adjacent to the Sherburne County Government Center was also changed to HB/C3; however, that action was tabled pending the outcome of this request. Consistency with Comprehensive Plan The Comprehensive Plan identified the area around the Waco Street Business Center Drive intersection as a future commercial node. This area was identified as a commercial node because of accessibility and visibility. Highway commercial land uses are intended to provide commercial opportunities that typically require highway access and high visibility. This site has both. It has highway access at a signalized intersection and is visible from Highway 10. aGiven the following: • the nature of the development that is likely to occur on the property north of Business Center Drive and on the adjacent business park property, • the future residential property to the west that will be served by commercial development on this site, • the highway visibility and highway access, and • the signalized intersection, a more intense commercial development intended to serve a broader area of the community is appropriate for the subject property, as opposed to the parcel adjacent to the Government Center. Access Access to the site will be from Business Center Drive and Waco Street. The Waco Street/Highway 10 intersection is proposed to be signalized, providing controlled access to Highway 10 Allowed Uses The purpose of the Highway Commercial District is to allow commercial, office • and quasi-industrial uses in areas with access to major highways. It is the most S:\PLANNING\SCOTT\ZC00-4.DOC Memo to Planning Commission/ZC 0-4&LU 00-4 May 23,2000 Page 3 intensive commercial district. Attached is a copy of permitted and conditional • uses for the Highway Commercial District. Recommendation Staff is recommending the Planning Commission recommend approval of the request to amend the land use designation from LI (Light Industrial) to HB (Highway Business) based on the following findings: 1. THE PARCEL WAS IDENTIFIED IN THE COMPREHENSIVE PLAN AS A FUTURE AREA FOR COMMERCIAL LAND USES. 2. THE PARCEL UNDER CONSIDERATION IS ADJACENT TO HIGHWAY 10 3. THE PROPOSED LAND USE PLAN AMENDMENT WILL ALLOW FOR HIGHWAY COMMERCIAL DEVELOPMENT AT A SIGNALIZED INTERSECTION. Staff recommends the Planning Commission recommend approval of the proposed zone change from BP (Business Park) to C3 (Highway Commercial) based on the following findings: 1. THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN DESIGNATION OF HB (HIGHWAY BUSINESS) • 2. THE CONDITIONS HAVE CHANGED TO WARRANT THE DEVELOPMENT OF THIS PARCEL AS HIGHWAY COMMERCIAL. 3. THE PROPERTY IS ADJACENT TO HIGHWAY 10 AND IS LOCATED NEAR A SIGNALIZED INTERSECTION WHICH WILL MEET THE TRANSPORTATION NEEDS OF BUSINESSES ALLOWED UNDER THE C3 ZONING DISTRICT 4. THE C3 ZONING DISTRICT IS COMPATIBLE WITH THE ADJACENT ZONING DISTRICTS. 5. THE PROPERTY IS WITHIN THE URBAN SERVICE AREA AND WILL BE SERVICED BY MUNICIPAL SEWER AND WATER. I S:\PLANNING\SCOTT\ZC00-4.DOC •ur..,l1,wl ( 7!.1'�o 1!•ie•:.l.U:01, ���r • ; t• ! ,: .''wa ��. 7;la:it. TH ! 188TH ... 1 .1 0 �F LOCATION ORONO o 167TH 111111' 1` o 7 dir.---16. �� i ,88TH �` V 'r illit i 1�� , .i J a . IMO. ..ipi M— AMU* . ,,,5Th . i:\ is InaWS NW MI irm;,,,,.,,-.,,,,, we m• '\,� , w Mr il • :vt...11::.t.�416� c LAKE =IP 0.7.4"-47. --____ ;. -7E:7--a-':---- - --::"'''..-- 1111*-:-:, gli.7', 114119 1841H WSW*moot COW awry I 40 m.. CROs. it -Noy A IIIII • '°'"° ,, 1ro�. ��■mow• �i•� .-.. �'.1 .`",, 4 iii\�� v,1"i y� R_ry- !,x t.- 7--...„„,„„--4,,, ,o,,,, ��iR7i,�,oE' fir`; G� ,BSHo _o:9ya��o p,� .7 eiarmr=cevor_ RIM.f1Ej1 �'��' .� j.�•..� p• mi w�.fl1��.�, N` ww t Di► ri���! FtU G 4 s meow tall ,81sT "v. �a' �: :tE'`r/_ >_tYR t Et. -3n:�a:tv �� o � �1.. Ir^ III MINN . Rido t'11,Ap7etrG-0 ;in iiQ.�: �� r ii ,DOTH `II�'1,WI ,Ell Vii. 0 44 lor zit. ard,*.ate! ��T�j'`-E�} : 104,•,21 r •; �t � �. Off. 44 741 :a0;VI es ._ +rr��% irisir�..+e1I�',, .j, 4.�j/ `Q�lPP ��'"r ..'_ :,�i. moi,.t(...„,„„,,,---.3,.. .../;� 4 041 - �J ..� • ,...' oieill I �l00 ....... ., , ?( ZE ,'; ' " 3 x " 3 Y� • Y 6 a.... - R d Y 8 8 $ 8 8 F. _8 8 i tk,/ ---\.( . ( LOCATION N City of ,, 1 _ MAP tV1 .'� ZC 00-4 River 13065 Orono Parkway • P.O. Box 490 CASE: LU 00-4 Elk River, MN 55330 AIL xxii. Development of property within fifth (50) feet of the Wild and Scenic River District xxiii. Mini-storage, provided: a. That the use is• on unplatted land outside the urban service district 13 ; C4 Neighborhood Commercial . STA • 'Di OF PURPOSE: The purpose of the C4-Neighbor - Comme -1 district is to provide land use opportuni ---s. to attract •nvenience retail stores, and personal se ce establis'• ts. It-is intended that this distric• .rimarily serves sur ding residential neighborhoods and sinesses within the •ediate area. Neighborhood_Com=er al districts shall be loca • adjacent to collector or art= al streets so that traffic d• - not impact local- streets. -- for development to • ur within this district, • •lic sanitary sewer, storm sewer, and - icipal water must be - lable and hooked up in order to occupy •e particular busine A. Permitted =s i. Conveni• e retail • es of goods and services • ii. Dry clean . • and -vndry establishments iii. Personal se /and repair establishments such as barber and beau__ `shops, shoe repair, etc. iv. . Printing sties - • publishing shops B. Accessory Use, / i. Uses • f-tomarily in 'ental to the permitted or condition- ; ses allowed i his district ii. 0 ,i.treet parking area ii4_ . j- s as regulated in the ' k River zoning - ord' ce C. C. ./ tional Uses Retail sale of gasoline ii. Car wash facilities iii. Daycare centers iv. Educational/institutional uses 9.32 $ ,. rte 1, • - N S . . Iv. Telephone booths v. Private recreational facilities vi._ - Public shelters and essential services C. Conditional Uses . = -- i. Enclosed light manufacturing with related retail sales _ ii.- Car, RV-and-marine sales -- : - iii.• Nonprofit clubs,- lodges, or halls iv. Licensed daycare' facilities - - . • v. Institutional uses - vi:' Equipment rental businesses . vii. Commercial recreational facilities viii.Auto repair shops ix. Shopping centers x. On-sale liquor establishments xi. Governmental buildings and facilities xii. Veterinary clinics xiii. Car Washes xiv. Restaurants (Class II) xv. Motor vehicle service stations xvi. Motor vehicle specialty shops xvii.Therapeutic massage and sauna establishments xviii.Lumber Yard xix. Pawnshops (250 foot setback from any residential zone and 500 foot setback from schools, parks, daycare centers, churches and other pawnshops, measured from the property line) xx. Hotels and motels xxi. Restaurants (Class I) 9.31 Licensed daycare faci les ii. stitutional. use III iii. Si Family lings ' iv. Financi itutions ` • v. Funera vi.. Bo g house . vii ernmental buildi d facilities • i. Therapeutic massage an una establishments 12. C-3 - Highway Commercial District STATEMENT OF PURPOSE: The purpose of the C-3 highway commercial district is to recognize the need for commercial establishments on or serving with immediate access to major highways. Permitted. land uses should take advantage of the highway access in a manner , which other business districts are not afforded. In addition to _ retail and commercial uses, quasi-industrial and wholesale enterprises that do not meet an industrial setting and have considerable customer contact are acceptable in the highway commercial district. • A. Permitted Uses i. Governmental, business and professional offices ii. Retail shops and stores iii. Personal service establishments iv. Nurseries, produce markets, and garden centers which may include outdoor display v. Convenience stores vi. Public parks vii. Financial Institutions viii. Sale of firearms B. Accessory Uses i. Signs as are permitted in Section 900.22 ii. Off-street parking facilities iii. Off-street loading facilities 411 9.30