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Item 5.3 -5.5 ek? Item # 5.3.-5.5. • City of ► _ MEMORANDUM Elk River TO: The Planning Commission FROM: Scott Harlicker, Senior Planner DATE: December 27, 2000 SUBJECT: Cargill Rezoning and Ordinance Amendment Discussion Note: This item is being presented for discussion purposes at this time and will be before the Commission again for formal action in 2001. Attached below is a draft of the Rezoning staff report. No formal action is requested at this time. • Request 10 ' 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 165tn 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) • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425 • 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 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 R1a (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 II 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 IIIchanged. 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 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 11 (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. • ——8 �2 \ \ I 173RD \ \ I AVENUI • I . 2 1 111 4 ^1 \ 1112 ill 11!111 1 11111• �: 1111 3 I I , 1 LEFT' VRE I1, 'N1 OUTLOT S ILA I 11� 1 A�U T10N LA GUILD.' v 11'6 v — — RRY REL I I I 11170TH AVE 73 \11 I'll '� - •I gD 6gELL LA I =mum MN 4 retr , ApRIT10N I I I ttE', I W .�e IC rill dW �1I I t� wmoil �� Ati 11or_ • I AIM ��% I i I 1 III 9 11 1.:',' 1617 A NUE, ® "'til ' 60.0 NET ACRES j ■_ Il, !1 610 ICM.rNR'.V DAT\ \ ' 44` 11"' PROPOSED RIGHT OF WAY IMES,_ ®. •• ` 41`1 .. ;1„• ;AI �,•`«. i-lme�.S' © \ �' ':� izi���t,; 14 �''�=i�i{��.; e_E75 00' 1 (AREA 6.471 ACRE) 14 '✓� 4FO MPH CIMK II `...,,\, it y 1 `� 1111 1 i 11111 I I1-t�Q I IL � 1 I �y� I� I I. ` GRAPHIC SCALE 11 �` 165TH AVENUE C � <II � CI PS OCT 1111 Troll IAS NAZi�n II[u w u�T oi°Mc'I 50 w% tr 1[x43+0053* 01 '1 1074 ENERGY PARK DRIVE NNW DESIGNED BY JOB DAZE ST.PAUL•MINNESOTA 23101 DRAWN ST EY Jos NU40EN 4WIlOJ-0011 514 ,011.WOOL IiO 1*13i°*'�14 .- / (112)4..-4341 CITY OF ELK RIVER APPflDYEO --- CAD DATE OCT 1114 51A1 a rwEw1A PROPOSED RIGHT OF WAY CORRIDOR G i LAD EILE 51P1Am111 11,7000 14117 4m 011E AEGAO Ogel C-�owaTTd R Green Company CARGILL PROPERTY i e111 411100E1-cz Dwc CONSULTING ENGINEERS -- e k 2 \lir 173RD \ I AVENU�.,"/ a! 4 2 1 MIL �, \ 11 12 SLI' 11) 1 LI\I • F 4 ilt 3 EP' N 1 OUTLOT e U � 1 N I r1D N ourLor , ADD v 1/I — - - - 1/_ 1 I I li 73 170TH AVE %J tit, O.. ti ',11113: reO ,I ,1 tO daj C 1 OEN mai „k , _ _ _ _ .... ..., 1 7. , Eli ��� I Ili, _.� �� ,, - J mill 4^l. �`�' - '- 9 11 16rT A ENUE, ± I \•, 610'MEN60.0 NET ACRES F: I' ,Y, IMMI MIME 1\1, I f VII tl 44, t �t --100' l soo' .\•4\„, 144 1( 1.!.12, ' `- 165TH illat \ AVENUE GRAPHIC SCALE ill DESIGNED BY P1 JOB DAIS OCT 1191 'p ni 0 9..9 !r .cxaui 91501•1X11 1 1321 ENERGY/MX DMW [�uYr DRANO BY CO 100 nuuBER 100110)-DDH ia� ^r"' I mL l.4 v r„[ 1i PAUL,MINNESOTA1SA-43,11 MIN CITY OF ELK RIVER APPROVED --- CAD DALE °CI IH1 "I"'K''"h"""ter / CARGILL PROPERTY BUSINESS PARK PROPERTY E CAD FILE September 25.2000 101110 rn010"41111 HCwrard R Green Company 1930J E1II 1930EX-E DWG .R •F`Rb 1 CONSULTING ENGINEERS I I - \' j j11 . arms Mill \ 1 If' HILLSIDE =I MONK WNW i • It !'''''' ' ilei ,//� an PARK ���n�/ ':, 'Z?, :. 4p,i8 .1 1.1.11111011tat• " ,, ,,Is_.!, 41% - iciv77.:4fil'''''''''' ‘u4 - bill irip,34'"' "illik i. !iIFITIEET 111) 1111 `. R A / FLOC ED CONSERVATION k iI\1N►) / EASEME T ��L` '.!:? _ !i �'''i PROPERTY ' 1:'; 00""°' \ CARGILL 1 I • �^3 ;.umemm, ..41014, pli PROPOSED JARVIS "' STREET CC RRIDOR • - : i IN 165TH STREET _ NS::4 \X\ 1 �41,9o \ 1R - . \ J ‘,/ ‘ . 16, ALL1 / N„:11074 tomN\N\sa‘1/4 + -;:,,,,-.-2':P.;':',,,,,„.„„„ ,, ,, ,,, _Iillif 11Tw..e . ..,..; .`iiiiiii,''''-- .:::,„'::::: <. :, iti ,,,,,,,,, ...s, „. -*-- ' .,, --‘ \. , ,,• .: .,:,.m September 12, 2000 1:57:48 p.m. 81 1930J\81 1930EX—G.DWG --\ec •rer,;,-- - PROPOSED f j JARVIS STREET City of �; Howard R.aeen ComCORRIDOR Elk 'iver CONSULTING ENGINEERS I _ :..- 1 i l' 1 1' . • i'',;E::!' IIIL ll \ Mk it. f►� 7WIFFy‘r.4*3! �y ��-\II,. , UMII �! gillaTiirmiliffirkitiviLik:— � Will, \\ r� •ll�STREET ,1LVJ� il EP tW , 4 • —e)...„ 1) =,- • `,• ' �� / RELOCA ED CONSERVATION y� '►.k / EASEMET ,, ‘` ELI Viik, I CARGILL''' illikallt''::,- - ,�\ i ',.. -E,..01,,,- „►^' PROPERTY ,i F RAE; I :�IA�R�'s 1 7,'•1 . :' .1"„ 1 'i PROPOSED JARVIS �-410 STREET CORRIDOR ' \ft I '''' =Ph ik165TH ", REET \ . --Milli ..\ f \\\N , , . . . _ „ E irm Arw,y r i Widir 0 2000 ,' iiiiimui .6 \ _Mp47%,\ Ey 1 Nieto, �,j 0.y September 12, 2000 1:57:48 p.m. 811930J\811930EX-G.DWG • re:;411...-r-- PROPOSED / \ f Cityof �� L JARVIS STREET �� Haned R.C-reen Company CORRIDOR Elk 'lve r CONSULTING ENGINEERS 4 v- hl« it o - "Iirlit,1*.E.7_ :, E11--:10/ 1\13 . i -, filiiri-i- 7,--LaLit,..-- traiiii,lava ....►y� ` `i _ 410 A.4.....,,vmale6,,,,m,„,--,,,i 41.1._", ,:,... ,,. ,,, ..,,,, ,,r,„__:__ . _ ,., _.......„....„.. erf Jo \ '', '1# ..,,, shri .,,_ /I\4-0-iik InirillagrO, IlltAA is, ).... aw's. �� �►' STREET EWE '‘'' Ofirisi„\•,- 'k' lilla \iv * \ \IPA! 1 \ . ,,,,:,..,,,,,..„,, ,. \ . ,,,‘,„\ .....!,,,,,, II S'^ .. r.. 'f ii 0 ;^ .'"2 165TH STR :T_ N'''.: :::' \\\ 14;;;P 1 pm.I.iii a mi i 4 m,. ,4,' .\\‘,,,,,,:,'.'.A tile::::,:.,:D 0 1 2 MILE \ ` � % a /' 1 1 , .;i::„,,,,,,,,,„ ..:„.r,, HIGHWAY 10 CORRIDOR % II September 14, 2000 9:00:02 a.m. 811930A811930EX-B.OWG 0 r / ---\ec EXHIBIT 0 HIGjosirilHWAY 10 CORRIDOR city of ; L . licyvard R.Green Company Elk iver B' CONSULTING ENGINEERS ti� \ \' i <11Y d 1 \ \ off. I I 175TH Fpy \ i , r . '`\ .11111.411111 �x i 1 Frir , 1. 4srsiz 8,,I 001 .0 _.,.....Z (PRIVATE) 1 -.::, ., „Efili 1 173RD \ AVENUE arik „„, yaw ,,,.f rq 1 y \ \ PROPOSED ` N' A 3 RAIL DEPOT / ;.,'; ,V �fEB ti ;,,,wy; u` <XJ1d/1LO”A ?',.h�;`=y.a""a t VENUE ':11J~az,lv 3 170TH AVE. , yY' �1 " �✓ Y p1Ely x''" 4'1! / 1 too µ "",15 7 14, 7� Aportoo ,,x,,1, . `1',,1*„' , n '::::4 .,,vain!! Willie. I \)., • ,:i.4,,,,,,e „MEM wmINIIII1 1 CdC\' : : ;44,'..- = nim ° l 11 Q 585' ' =Emu � 16771{ A NUE/ "xtt i`-1.a "M}, s 2 , Lwr: � git r\ Ilk PLANT t.,s,.,.„,,."12p,,,I,.., \ t. T. N. �.isi,u. , 4 / AAs :::;,..:,'11,,t!!,,>4,4.•,,,e \ %IP 0 1000 OaOMf 04.2000 lO:50:16 a.m. 6119301\6111130E1—FRANK.Owe w , 'e. %.4fA4{/ CARGILL PROPERTY City of Elk I-I CONSULTING R Green IN ERS ry lve r CONSULTING ENGINEERS • PARCEL A The Northwest Quarter of the Southeast Quarter of Section 11, Township 32, Range 26, Sherburne County, Minnesota, except the East 585.00 feet. And also: That part of the Northeast Quarter of the Southwest Quarter, said Section 11, lying Easterly of the Easterly line of the right of way of U.S. Highways No. 10, 52, and 169. Excepting therefrom that part thereof described as beginning at the Northwest corner of said Northeast Quarter of the Southwest Quarter; thence South along the West line thereof a distance of 521.10 feet; thence East at right angles a distance of 275.00 feet; thence South at right angles a distance of 200.00 feet; thence deflecting 110 degrees 32 minutes 30 seconds to the left, in a Northeasterly direction, a distance of 635.72 feet; thence North parallel with said West line of the Northeast Quarter of the Southwest Quarter, a distance of 532.80 feet, more or less, to intersect the North line of said Northeast Quarter of the Southwest Quarter, thence West, along said North line, a distance of 871.13 feet, more or less, to the point of beginning. And also: The Southeast Quarter of the Northwest Quarter, said Section 11. Excepting therefrom the North 420.00 feet of the West 630.00 feet thereof. Also excepting therefrom that part of the West 200.00 feet thereof lying South of the South line of said North 420.00 feet thereof. • • O:\PROJ\811930J\0325\Easement 10-3-00.doc • PARCEL B That part of the Southwest Quarter of the Southwest Quarter, Section 12, Township 32, Range 26, Sherbume County, Minnesota, lying Southwesterly of the Westerly line of the right of way of the Burlington Northern, Inc., railroad. Subject to that part thereof taken for 165th Avenue N.W. And also: That part of the Southeast Quarter of the Southeast Quarter, Section 11, said Township 32, Range 26, lying Southwesterly of said railroad right of way. Subject to that part thereof taken for said 165th Avenue N.W. And also: That part of the Northeast Quarter of the Southeast Quarter said Section 11 lying Southwesterly of said railroad right of way. And also: The East 585.00 feet of the Northwest Quarter of the Southeast Quarter of said Section 11. • • O:\PROJ\811930J\0325\Easement 10-3-00.doc