Item 56.9 Item # 5.9.
i1k
River
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planneiy
DATE: September 23, 2003
SUBJECT: Case No. CU 03-28
Request by J & J Auto Specialties for Conditional Use Permit
• Request
Consider a request by J and J Auto Specialties for a conditional use permit for an auto repair
business and outdoor storage.
60-Day Rule
To comply with the 60-day rule,without an extension,this item needs action by October 25,
2003.
Location
17239 Ulysses Street
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
• Location map
• • Site plan
• Memo from the City Engineer
Memo to Planning Commission/CU 03-28
September 23,2003
Page 2
• • Letter from the applicant
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger,injure or detrimentally affect the use and enjoyment of other property in the
i nmediate vicinity or the public health,safety,morals,comfort,con-anima or general welfare of the
neighborhood or the city.
2. Will be corsiste'tt with the comp he'esite plan.
3. Will not impale the normal and orderly d dent and rinprvranazt of surroundingvacant
p.
4. Will be send adequately by andwill not ackersely affect essential public facilities and services
including streets,police and fire protection,drainage,refuse disposal,writer and sewer systems,parks
and schools;and will not,in particular,create traffic congestion or interference with traffic on
adjacent and neighboring public thoroughfares.
5. Will not invoke uses,activities,processes,materials,equipment and conditions of operation that will
he detrimental to any persons or property because of excessize traffic,noise,smoke,funs,glare,
odors,dust or vibrations.
6. Will not result in the destruction,loss or damage of a natural,scenic or historic feature of major
7. Will fully ctmply with all other requirements of this Code,induding any applicable requirements
• and standards for the issuance of a license or permit to establish and operate the proposed use in the
city.
If denial of such a permit should occur,it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in section 30-654.
Overview
The applicant is proposing to use the building for an auto repair business. There will be a
second business also operating out of this building, an internet sales/warehouse business.
Each business will occupy a half of the building.The internet sales/warehouse business is a
permitted use and does not require a conditional use permit.
The property is located on the north side of Ulysses Street, south of 173rd Avenue. It is a
triangular piece of property that is bounded on the north and east by the Burlington
Northern Railroad tracks, on the south by Furniture and Things warehouse and Ulysses
Street is the boundary on the west.Adjacent land uses include an electrical contractor,a
stucco business, a multi tenant industrial building and a warehouse.
The site includes a 15,000 square foot building with loading bays and a gravel parking area
around the building.There are loading doors on the west and south sides of the building.
• There are three gravel access drives into the site and minimal landscaping across the front of
the building.The building complies with the required front and side yard setbacks but does
S:\PLANNING\Case Files\2003\CU 03-28 J&J Auto Specialties\CU03-28pc9-23.doc
Memo to Planning Commission/CU 03-28
September 23,2003
Page 3
• not comply with the minimum rear yard setback.No new construction is proposed as part of
this project.
The property is within the urban service district but is not currently connected to municipal
sewer or water. Sewer and water are available to the property.
Outdoor Storage
The outdoor storage area is proposed to be located on the north side of the building east of
the entrance into the building.The area will be about 25 feet wide by 80 feet long (2,000 sf.).
It will be enclosed with an 8 foot high stockade fence and will be used to store cars that are
being repaired.
The applicant is also proposing to park semi trailers in the loading area on the south side of
the building for extra storage space. They will be used to store auto parts and accessories.He
indicated that there will be up to three trailers parked and that there will be at least one
trailer parked there all the time.
Parking and Access
The site is currently has three driveways off of Ulysses Street.There is one driveway at the
northern end of the site and two at the southern end. The applicant is proposing to eliminate
the access at the northern end. Per the zoning code requirement,the area between the front
• of the building and the street will be paved with concrete curb and gutter.The driveway
along the south property line does not comply with the 10 foot setback requirement;the site
plan will have to be revised so that the minimum 10 foot setback is complied with.
Each business will occupy 7500 square feet.The two businesses will require 29 total parking
spaces, 25 for the auto repair business and 4 for the warehouse.No spaces are show on the
site plan.However,there is sufficient room on site to accommodate the required parking.
The existing loading doors will remain and be utilized by the two businesses.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.The property
is within the urban service area but is not currently connected.Municipal sewer and water
are available to this site;the applicant has indicated that he will be connected to them.
Landscaping
The landscape ordinance requires 23 trees for this project.There are two oak trees along the
railroads tracks that the applicant will receive credit for.Additional landscaping will be
required to screen the outdoor storage area and the storage trailers.They will be required to
submit a landscape plan that complies with the landscape ordinance.
•
S:\PLANNING\Case Files\2003\CU 03-28 J&J Auto Specialties\CU03-28pc9-23.doc
Memo to Planning Commission/CU 03-28
September 23,2003
Page 4
• Recommendation
Staff recommends that the Planning Commission recommend approval of the conditional
use permit for outdoor storage and auto repair with the following conditions:
1. All comments of the City Engineer shall be addressed.
2. A landscape plan shall be provided that complies with the landscape ordinance;
additional plantings will be required to screen the outdoor storage area and the
storage trailers.
3. The site plan shall be revised so that 29 parking spaces are shown.
4. The outdoor storage area shall be shown on the site plan.
5. An 8 foot high stockade fence shall enclose the outdoor storage.
6. The driveway along the south property line shall comply with the 10 foot setback
requirement.
•
•
S:\PLANNING\Case Files\2003\CU 03-28 J&J Auto Specialties\CU03-28pc9-23.doc
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N.—. Inc. 1 hereby certify that this plan, spec- DATE. 8/25/03 REV DATE DESCRIPTION
m I
PARKING LOT John Oliver & Associates,unVlftcotion, or report was prepared by NO
(
Civil E»yueny. Laud Survry,np,Lun.i Plana-147w or under my direct supervision DESIGN BY: JDP
Z and that I am a duly Licensed Prof-
o ELK RIVER, MN Elk80 Dodge Avenue esstonal Engineer under State of DRAWN BY RJH
0 Elk River, Minnesota 55330 Minnesota Statutes 326 02-326 16 CHECKED BY JDP
for 763-441-2072 FAX 763-441-5665
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Offices in: Elk River, Burnsville " TEXT:
J & J AUTO a d Brooklyn Center, Minnesota Signotur
GRADING PLAN5/200 D. Pe PE
Date 03/25/2003 MN Lie No 42603 FILE NO: 7143-11
•
•
LvAii Howard R. Green Company
p y
September 8, 2003
File: 822090J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: J & J AUTO
PARKING LOT IMPROVMENTS
Dear Mr. Harlicker:
As requested, we have reviewed the proposed improvements to the J & J Auto facility located on
Ulysses Street in the Rail "10" subdivision. The owners of the building are proposing to hard surface
a portion of the gravel parking lot, including concrete curb and gutter to the front of the building as
required by City code. We have reviewed the grading plan and find that the grades are appropriate
for a hard-surfaced parking lot. There are some minor modifications to the contours. Given the spot
elevations, the contours are either off slightly or the spot elevations are in the wrong locations. The
893, 894, and 895 contours should be modified slightly, given the spot elevations on the site plan.
The concrete curb and gutter at both of the existing driveways should have radii provided to tie into
the existing concrete curb and gutter on Ulysses Street. Currently, the site plan shows a small strip
with no concrete curb and gutter between the existing street and the proposed revised parking lot.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
PG2r.G �
Terry J. aurer, P.E.
TJM:sw
•
Ltr-090803-Harlicker
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Attachment to Application for Conditional Use permit
Justin Pogones,President
J&J Auto Specialties
For the property located at 17239 Ulysses St.No., Elk River,MN
Reason for Request:
Applicant has enter a purchase agreement to acquire this property for his business use. The property is
presently zoned C-1,and therefore requires issuance of a conditional use permit for use of the building to
operate the applicants auto repair service.
The applicants auto service business provides automotive repair, including work on engines,transmissions,
brakes,steering,suspension,diagnostic and other high value auto technical services. The business will
also provide warehousing and distribution of parts and merchandise. This activity is primarily serviced by
United Parcel pickup and delivery vehicles with no direct retail customer traffic. .Periodically the business
will store merchandise in up to 3 semi-trailers on the property.
Description of the Project:
After conversations with City Planning,the site will be improved as follows-
!. The building will be connected to city water and city sewer lines.
• 2. The parking lot will be paved and curbed with concrete curbing according to the site plan for
improvements submitted with this application.
3. Site plan has provided for appropriate drainage of the parking lot.
4. A wood screening fence will be built to screen the Northwest corner of the building for holding vehicles
in process of being repaired.
5. The Northwest driveway heading along the railroad track out to 173`d will be removed and restored to
lawn area. Improvements to the front entry landscaping will be completed.
6. Certain building improvements will also be made to better facilitate vehicle access into the building with
2 new overhead doors on the Southwest corner of the building along with the addition of a customer
reception area and new office space.
i
• -J1/ Item # 6.2.
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: September 23, 2003
SUBJECT: Draft Comprehensive Plan
**PLEASE BRING YOUR DRAFT COMPREHENSIVE PLAN*"
Attached please find a memo from Rusty Fifield,Hoisington Koegler Group Inc. regarding
• the Draft Comprehensive Plan.You are asked to set October 28, 2003 as the date of the
public hearing before you for the Draft Comprehensive Plan.
II
S:\PLANNING\Comp Plan\Memos\92303 PC Memo2.doc
MEMORANDUM Hoisington Koegler Group Inc. MB
• Kill
To: Elk River Planning Commission
From: Rusty Fifield
Subject: Draft Comprehensive Plan
Date: September 16,2003
Introduction
The attached document contains the proposed Comprehensive Plan for Elk River. This plan grew out of a
planning process that spanned more than 17 months. A variety of steps have been taken to assure that the
Plan reflects the needs and desires of Elk River:
• The community was represented by an 18-member task force. This group served as the steering
committee for the planning process. The task force met on 16 occasions to guide the creation of
the Plan.
• The process included five community workshops. These workshops provided opportunities for
the general public community to participate in the preparation of the Comprehensive Plan.
II
• City boards and have commissions reviewed and provided input to the draft plan.
• This draft of the Plan evolved from a series of three workshops with Task Force, Planning
Commission and City Council.
Status of Draft Plan
The following section reviews the current status of the Comprehensive Plan.
Public Comment
The Plan was presented to the public at an open house on August 21. Twenty people attended the
meeting. One half of the participants were Task Force members. No Plan changes are recommended as a
result of the discussion at the open house.
HKGi received two emails and one letter relating to the draft plan. Both emails dealt with the proposed
High Density Residential land use along 175th Avenue. Copies of these emails are attached. While we
understand the concerns expressed in these emails, we continue to support High Density Housing in this
area. The combination of existing street system and access to transit, retail and employment make this an
excellent location for this type of housing. Changing this land use will leave Elk River with an
inadequate supply of property available for development of higher density housing options.
The letter requests that property on the east edge of Elk River be designated for Urban Residential and
placed in the Urban Service District. A copy of this letter is attached. This request has been discussed at
a Plan Review Workshop. We continue to recommend that such requests be considered after appropriate
study of future sanitary sewer capacity and supporting street system.
•
123 North Third Street,Suite 100,Minneapolis,MN 55401-1659
Ph(612)338-0800 Fx(612)338-6838 www.hkgi.com
Direct(612)252-7133 Email rusty@hkgi.com
Draft Comprehensive Plan
September 16,2003
• Page 2
Plan Revisions
This draft of the Comprehensive Plan has changed very little since the last Plan Review Workshop. The
Transportation Element was revised based on the comments made at the July 31 Workshop. These
revisions have been available on the City's website since mid-August and were part of the Plan presented
at the open house.
No Other substantive changes are proposed. Two"housekeeping"revisions have been made.
• Section 3 on Using the Plan has been reorganized. The Initiatives have been moved to the
beginning of the section.
• Some language changes have been made in the references to Old Town in the Initiatives and Land
Use to reflect HPC concerns about references to redevelopment. The language changes
emphasize an orientation on renovation and revitalization.
We continue to review the Plan for other administrative changes to text and graphics. Please forward
such changes to us or to Michele. We will incorporate these changes into the final copy that will be
produced after the public hearing.
Plan Approval Process
Under State Law, the Planning Commission is required to conduct at least one public hearing on the
proposed Comprehensive Plan. The process for adopting the Plan is governed by Minnesota Statutes,
IIISection 462.355, Subd. 2,that reads as follows:
Subd. 2. Procedure for plan adoption and amendment.
The planning agency may, unless otherwise provided by charter or ordinance consistent
with the municipal charter, recommend to the governing body the adoption and
amendment from time to time of a comprehensive municipal plan. The plan may be
prepared and adopted in sections, each of which relates to a major subject of the plan or
to a major geographical section of the municipality. The governing body may propose
the comprehensive municipal plan and amendments to it by resolution submitted to the
planning agency. Before adopting the comprehensive municipal plan or any section or
amendment of the plan, the planning agency shall hold at least one public hearing
thereon. A notice of the time, place and purpose of the hearing shall be published once
in the official newspaper of the municipality at least ten days before the day of the
hearing.
Following the hearing,the Planning Commission forwards its recommendation to theCity Council. Adoption
of the Comprehensive Plan is governed by the following provisions in M.S. Section 462.355:
Subd. 3.Adoption by governing body.
A proposed comprehensive plan or an amendment to it may not be acted upon by the
governing body until it has received the recommendation of the planning agency or until 60
days have elapsed from the date an amendment proposed by the governing body has been
submitted to the planning agency for its recommendation. Unless otherwise provided by
charter, the governing body may by resolution by a two-thirds vote of all of its members adopt
• and amend the comprehensive plan or portion thereof as the official municipal plan upon such
notice and hearing as may be prescribed by ordinance.
RE: Comp plan comments Page 1 of 1
Mcpherson, Michele
II/ From: Rusty [rusty@hkgi.com]
Sent: Thursday, August 28, 2003 6:48 AM
To: 'Ijaz'
Cc: 'Mcpherson, Michele'
Subject: RE: Comp plan comments
Thank you very much for your comments and concerns.
I will look into your issue as I prepare the final draft of the Comprehensive Plan.
Your comments will be provided to the Planning Commission as part of the packet with the Plan.
Rusty Fifield
Hoisington Koegler Group Inc.
Original Message
From: Ijaz [mailto:ijaz@charter.net]
Sent:Thursday, August 28, 2003 1:56 AM
To: Rusty
Subject: Comp plan comments
I'm a resident on 175th. I'm currently zoned in Urban Residential, and the comp plan vision sees
my land and other owner's land south of 175th as High Density housing.
• My concern is that if the plan is adopted, the city will rezone our land prematurely without any
developers approaching the owners. This will force us to make decisions and plans without
considering the effects it has on our lifestyle and finances. However, I'm not sure that such a
thing would happen and it could be conjecture.
The City and Planning Commission have been good in listening to the residents on 175th, and I
want to make sure we all understand what exactly are the impacts to all of us. I just want to be
heard in case they decide to do this. How can we get this information?
Thank you
Sincerely
Ijaz Osman
•
8/28/2003
Page 1 of 1
Mcpherson, Michele
• From: gandbgraham@usfamily.net
Sent: Friday, August 29, 2003 7:24 AM
To: elkriver@hkgi.com
Cc: mmcpherson@ci.elk-river.mn.us
Subject: Comment on Draft Elk River Comprehensive Plan
Thanks for the chance to have this type of input on the draft Comprehensive Plan -- I tried to participate in
person, but found I could make it to only one of the sessions.
I have a serious concern about how the beautifully-stated Vision Statement actually translates to reality when I
view the proposed Land Use map. I believe the Vision Statement really reflects the ideals that most Elk River
residents have, at least the people that I know and my neighbors.
There seems to be a dis-connect between the Vision and your plan for our neighborhood, however.
The neighborhood is in East Elk River, bounded by 175th Avenue on the North and Tyler Street on the West.
Currently, the neighborhood is rural residential. Residents own horses and other livestock and many of the
homes have large outbuildings. This neighborhood acts as a buffer to a large natural wetland running along
the southern edge--about the only place that wildlife have left after so much major clearing
and urban/suburban development to the north of our neighborhood. Our neighborhood also serves as a
gateway or"transitional"area to the new urban/suburban neighborhoods, as one comes off Hwy 10 into the
residential area. All of these factors in the current land use pattern of our neighborhood are a perfect mesh
with the Vision Statement, which says: Maintain a distinct identity-natural resources of the community are
essential ingredient, ER seeks to grow in a manner that preserves the qualities of its small town heritage.
Also: Preserve and maintain the environment-rural undeveloped areas are part of the ER environment.
If I am reading the proposed Land Use map correctly, our area is shown for the future as dark brown,
which would be slated for high density residential development--apartments and townhouses. That type of
• development will be incompatible with the current residents' land use, and is completely opposed to the
themes of the Vision mentioned above. In addition, high density residential development for this
neighborhood, which will bring hundreds of new households to a concentrated area, will contribute to the
serious overcrowding situation in the Elk River schools, which can't keep pace with the lightening-speed
population grow of this community. That will undermine another the Vision statement's points: A quality
educaiton system for ER.
I urge the city decision makers and City Council to change the plans for our neighborhood, keeping our area
designated as rural residential, which fits more closely with the Elk River Vision Statement.
Thank you. Feel free to contact me for further discussion.
Geraldine Graham
17451 Tyler Street N.W.
Elk River, MN 55330
763/441-5762
USFamily.Net-Unlimited Internet - From$8.99/mo!
•
8/29/2003
•
Building the Future
A Comprehensive Plan for Elk River
..,‘"140///
City of
Elk 4,....,..,
• River
Draft for Public Hearing
September 2003
Hoisington Koegler Group Inc. MN
•
Using the Plan
• Introduction
This section of a comprehensive plan is typically entitled "Implementation."
The dictionary defines implementation as "putting something into effect."
Putting a comprehensive plan into effect can be as simple as adopting the plan
and modifying related land use controls. Implementing Elk River's
Comprehensive Plan calls for something more.
The Comprehensive Plan is the most important tool for guiding the
development of Elk River, but the plans, policies and actions contained within
can only help achieve the community's vision for the future if the Plan is used.
The purpose of this section is to provide guidance on using the Plan. The
section contains three parts:
1. Initiatives - Important actions for achieving the vision for Elk River.
2. Implementation - Steps to be taken to adopt and use the Plan.
3. Project Evaluation - Guidance on using the Plan in the evaluation of private
and public projects.
4. Policies - Statements of principles that reflect the intent of the Plan and
serve as a guide in assessing projects.
Initiatives
The planning process yielded a series of initiatives for addressing community
• development issues facing Elk River. These initiatives are discussed in the
individual elements of the Plan and are important steps in moving Elk River
towards its vision for the future. The key initiatives are summarized here for
convenient reference as a guide for continued planning and action.
Capital Improvements Plan
The Comprehensive Plan is a guide for public action. In many cases, these
actions lead to public investments in infrastructure and facilities. In a time of
limited financial resources, planning for these investments must include a
financial element.
A capital improvements plan (CIP) matches the estimated project costs over a
five-year period with funding sources, allowing the City to prioritize projects
and to make best use of available revenues. By looking at future needs, the
City is better able to find funding sources to fill gaps and to coordinate projects
with other jurisdictions.
In 2002, the City adopted its first financial management plan, Key Financial
Strategies for Elk River. Policy 10.2 in the plan requires the City Administrator
to annually prepare a five-year CIP. Under this policy, a CIP was prepared in
2002. Future capital improvement plans should be coordinated with the
Comprehensive Plan using the project evaluation criteria described earlier in
this element of the Plan.
t* Building the Future -A Comprehensive Plan for Elk River 3•I
River
Using the Plan
• Sanitary Sewer Capacity
One of the most important initiatives resulting from the Comprehensive Plan
is further study and investigation of sanitary sewer capacity. Among the issues
identified for this initiative are:
Undertake a more detailed analysis of current plant capacity
A basic analysis was performed in conjunction with preparation of the
Comprehensive Plan, but a more thorough analysis is needed to better
understand the relationship between planned development within the Urban
Service Area and the capacity of the current plant. This analysis can also help
to plan for improvements needed for the existing plant to reach full capacity.
Evaluate the options for extending the sewer collection system to the gravel mining area.
This study has three elements:
(1) Flow and development capacity supportable with the extension of the
existing system.
(2) Feasibility of building a larger trunk to serve this area.
(3) Costs and financing options for the improvements.
Each of these elements has significant implications for land use and development
in the mining area. Sewer capacity (or the lack of) will influence the type and
intensity of development, and private and public costs of these improvements
will also influence development in this area. Improvements may be technically
feasible, but too expensive for either developers or the City.
Conduct preliminary studies of plant expansion.
While the need for expansion of the wastewater treatment plant lies years in
the future, the need to plan for expansion exists today. Several issues must be
addressed before a plant expansion should occur. The only way to understand
these issues is to conduct additional studies. For example, an expansion study
should consider the development capacity and financial implications created
by this project. Given the development pattern and the limitation of Elk
River's collection system, additional development potential may not match
expanded treatment capacity. Without the revenue from new development,
current users will pay more for the plant improvements.
Addressing this issue in a timely manner is important for land use planning
because land use and development planning rely on assumptions about the
availability of sanitary sewer service.
Street System
The Transportation Plan and the Transportation element of the Comprehensive
Plan provide a long-term framework for managing the local street system.
This initiative focuses on specific steps that work to achieve the objectives of
these plans.
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Establish key street corridors.
• Both the Comprehensive Plan and the Transportation Plan discuss broad
locations for expansion of the street system. A key to undertaking these
improvements will be identifying and maintaining the routes of these key
street corridors. This initiative should involve preliminary engineering analysis
to evaluate the physical factors that affect routing.
A proactive approach to routing future streets is important because:
• A designated route allows the City to protect the corridor from land
use conflicts. Without a routing plan, the City has no means of keeping
development out of the potential right-of-way for the street.
Encroaching development increases the complexity and cost of the street
projects.
• A designated route gives the City the means of incorporating these
streets in future plats.
• This information provides better coordination of roadway planning
with Sherburne County, Anoka County and MnDOT.
An official map is one tool for protecting street corridors. The official map
shows existing and proposed future streets, roads, and highways of the City
and County; the area needed for widening of existing streets, roads, and
highways of the City and County; and existing and future county state aid
• highways and state trunk highway rights-of-way. The statutory authority for
the official map comes from Minnesota Statutes, Section 462.359.
Undertake financial planning.
The previous initiative discussed the need for on-going capital improvements
planning. The need for financial planning is apparent with street improvements.
With limited sources of funding, it is particularly important to create financially
sustainable street improvement plans. Among the financial issues to consider
in this planning are:
• What portion of collector and arterial street improvements can be
assessed to adjacent properties?
• Which streets should be part of the City's state aid system and eligible
for funding with municipal state aid for streets?
• Should an on-going portion of the property tax levy be used for street
improvements?
• Are other sources of local revenue available to support this initiative?
• How can the City most effectively leverage funding from the County
and State?
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Interchange area planning.
• While the actual improvement of highway corridors may lie years into the
future, the City would benefit from a proactive approach to planning for the
interchange areas. The location and design of intersections with Highway 169
and Highway 10 have significant implications for land use and transportation
planning.
• The nature of highway access influences adjacent land uses. The
conversion from intersection to interchange will change traffic
movement, may require removal of existing buildings, and may create
a catalyst for new development.
• Intersection/interchange areas become focal points for traffic. The
local street system must be designed to support traffic volumes and
movement patterns.
• The closure of current intersections would alter movement patterns in
Elk River and alter development opportunities at these locations.
A proactive approach provides the City with a basis for working with MnDOT
on planning for highway improvements. The alternative places the City in a
position of reacting to State proposed designs.
Some important land use issues are linked to the nature of highway access:
• The land use plans for industrial development around the intersection
of Highway 10 and 165th Avenue are unlikely to occur without
improvements to this intersection.
• Failure to plan for an interchange in east Elk River (likely in the area
of Jarvis Avenue) could cause the interchange to shift into Ramsey.
This situation could limit future highway access in Elk River.
• The lack of vacant land for new commercial development may create
more impetus for redevelopment. Planning for redevelopment along
Highway 169 should consider highway access at Main Street and School
Street.
• In the current system, 171st Avenue provides the primary access point
to Highway 10 in the eastern half of the City. A long-term plan for
this intersection is essential to future land use and development planning.
Greenways
The Comprehensive Plan proposes to establish a greenway system throughout
Elk River. The implementation of this concept is not a single action. It involves
commitment to the concept and incremental steps to build the system. Much
like assembling a jigsaw puzzle, individual pieces are added within the
framework of a broader plan.
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Identify key properties.
•
The Comprehensive Plan shows potential greenway patterns based on existing
data. Better information about current natural features would help to identify
key properties to target for acquisition, and also enhances the ability to identify
key parcels for linking the system together. Areas of environmental significance
can be preserved and incorporated into the greenway system.
Conduct NRI.
One way of gathering this information is through a Natural Resource Inventory
(NM). This study provides a current, city-wide analysis of natural features.
The NRI would identify key natural areas in Elk River including wetlands,
prairie, swamps, marshes, forested areas, and habitats. This information would
be a valuable tool in guiding efforts to establish the greenway system.
Expand subdivision data.
A more incremental approach is to collect additional information during the
platting process. Cluster subdivisions are required to submit a detailed resource
inventory. Expanding this requirement to all plats would produce a better
database for the City, and would also provide a better basis for obtaining
greenway elements in individual subdivisions.
Establish a finance plan.
Limited financial resources will play a role in undertaking this initiative. Some
potential finance strategies include:
• • Allowing a landowner to place a desired preservation area in an easement
that is recorded on the deed and prohibits development of the land. In
return the landowner would receive some property tax relief. As
appropriate, these areas should include trail easements to allow public
access and links with other areas.
• Encouraging property owners to donate property to the City for long-
term preservation through the greenway system.
• Using density bonuses as an incentive for additional land dedication.
A developer can offset the loss of dedicated land with the ability to
build additional housing units. The City's Open Space Preservation
Plat regulations provide a model. The City can also grant the ability
to add additional lots if certain criteria are met. Allowing additional
units or smaller minimum lots might also be options for sewered
subdivisions and zoning districts. This approach requires specific
criteria for obtaining the bonus and the limits on maximum changes in
density.
• The greenway initiative promotes a reevaluation of the overall park
dedication regulations, allowing the City to discuss the role of park
dedication, and to develop plans to ensure implementation of overall
park open space needs.
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• Shifting park dedication resources to greenways will reduce funds for
• other elements of the park system. In new subdivisions, special
assessments and housing improvement areas could be used to acquire
and improve neighborhood parks.
• Parks and greenways will compete with other services and facilities for
property taxes. Some communities have sought voter approval to issue
bonds to finance park and open space initiatives.
Old Town
The Old Town is an essential part of Elk River's heritage and identity. The
Old Town land use seeks to preserve and enhance the commercial districts
and residential neighborhoods in this area. Designating a land use is only the
first step in this effort. Subsequent actions must work to achieve community
objectives for this area.
Focus future planning on a broader area.
Current planning focuses on the downtown/central business district portion
of Old Town. The next phase of planning should include the entire Old
Town area. This planning initiative would provide a means of identifying
needs for preservation, renovation, revitalization, redevelopment and public
improvement.
Build connections.
A key to the revitalization Old Town is creating connections within the area
• and to other parts of the community. Some potential connections include:
• Streetscape improvements along Main, Proctor and Jackson to create a
sense of identity and improve the appearance of the area.
• A well defined system of sidewalks and trails to encourage pedestrian
and other non-vehicular movement within the area. These connections
should link downtown, the school campus, Lion's Park, the River,
Handke School and the Library.
• Connections through parks, other public open space, trails, and
orientation of private development to create visual and physical
connections between Old Town and the Mississippi River.
Maintain public facilities.
Public facilities are key elements of the Old Town. Schools, Lion's Park Center,
parks and the Library shape the identity of Old Town and attract people into
the area. Improvements to public facilities should consider the objectives of
the Old Town and public actions should focus on retaining these public uses
in the Old Town.
The reuse of the Handke School provides a current example. Future conditions
will cause the School District to consider other uses for existing elementary
and middle schools. The City and the School District should work for
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collaborative solutions for reuse with community services and facilities because
.
the reuse of this structure would maintain its presence and identity, and public
uses, such as an arts and family center, would maintain the building's
community focus and orientation. The Handke School can provide a
framework for the potential reuse of other schools. .
Promote housing maintenance and revitalization.
The residential neighborhoods in Old Town contain some of the oldest housing
in Elk River. Housing in Old Town helps to provide more affordable housing
options. Creating tools for maintaining and revitalizing the housing stock is
an important part of the Old Town initiative.
Distinct edges between single-family residential neighborhoods and commercial
districts should be defined and maintained because residential and commercial
uses typically have different objectives for the use of property. Commercial
properties need signs to attract customers, and successful businesses create traffic
and require parking. None of these conditions fit the objectives for a single-
family neighborhood. Edges and buffers can allow residential and commercial
uses to coexist. Without this approach, commercial uses may erode the edges
of neighborhoods and discourage maintenance of the housing stock.
The success of the City in preserving an Old Town identity will play a role in
maintaining the housing stock because establishing a desirable place to live
will attract homeowners and encourage investment. Property owners will
then be able to capture monies used for home improvements at the time of
resale.
Other public actions may be needed to meet the housing objectives in Old
Town. The process of preparing the Comprehensive Plan did not evaluate
the need for specific public housing initiatives. Such an evaluation should be
the focus of further investigation into local housing needs. Potential public
actions related to housing in Old Town could include:
• Incentives to encourage home ownership.
• Financial assistance for home improvements.
• Regulations to prohibit undesired activities and land uses.
Intergovernmental Collaboration
The vision for the future of Elk River cannot be achieved without the
cooperation and support of other units of government. Strong working
relationships and collaborative solutions are essential to the success of this
Plan. Some of the key governmental elements of the Plan include:
• The quality of local schools is an important element of the Vision.
The school system is one factor in attracting and keeping people to Elk
River.
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• The School District provides recreational facilities for the community.
• • School facilities influence traffic patterns and street systems.
• The reuse of school facilities provides important community
development opportunities.
• Many of the key roadways in the Transportation Plan are under the
jurisdiction of Sherburne County.
• The County and School District are major employers in Elk River.
• The Minnesota Department of Transportation controls the
development of Highway 10 and Highway 169.
• The Minnesota Department of Natural Resources plays a role in
managing land uses along the Mississippi River.
Intergovernmental collaboration can help build successful solutions in a time
frame that meets local needs and makes the best use of the full range of financial
resources available for each project.
Implementation
Formal implementation is part of using the Plan. Several formal steps are
needed to implement the Plan. State Law sets forth a variety of requirements
for putting the Comprehensive Plan into effect. These powers and requirements
• for implementing the Plan are found in Minnesota Statutes, Section 462.356.
Adopting the Plan
The process for adopting the Comprehensive Plan begins with the Planning
Commission. State Law requires that the Planning Commission hold at least
one public hearing on the proposed Plan. After public comments are received,
the final document is prepared and presented to the Planning Commission for
recommendation to the City Council. Adoption of the Plan by the City
Council requires passage of a resolution by a two-thirds vote.
Modifying Land Use Controls
State Law requires that the Comprehensive Plan contain guidelines for the
timing and sequence of the adoption of official controls necessary to ensure
planned, orderly, and staged development and redevelopment consistent with
the land use plan. Official controls may include ordinances establishing zoning,
subdivision controls, site plan regulations, sanitary codes, building codes and
official maps.
Zoning Regulations
The City has adopted zoning regulations (Chapter 30 of the City Code) for
the purpose of carrying out the policies and goals of the land use plan element
of the Comprehensive Plan. The application of zoning districts and the specific
regulations must support the objectives of the Comprehensive Plan. As a
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• result, an outcome of adopting the Comprehensive Plan will be the review
and modification of the zoning ordinance.
The land use plan provides the basis for guiding zoning decisions that will be
made by the City and private property owners. Minnesota Statutes, Section
462.356 states:
"...the planning agency [Planning Commission] shall study and
propose to the governing body [City Council] reasonable and
practicable means for putting the plan or section of the plan into
effect. Subject to the limitations of the following sections, such means
include, but are not limited to, zoning regulations, for the subdivision
of land, an official map..."
This statute anticipates that the zoning regulations will be reviewed and updated
to insure implementation of the land use plan. In a broad sense, this review of
the zoning ordinance should examine the following items:
• The regulations for each zoning district should be reviewed to determine
if they fit with the intent of the Comprehensive Plan.
• Zoning districts should be examined in relationship to land use
designations. Changes in zoning districts will be needed to match zoning
with land use.
• One of the policy decisions the City will need to make is how to implement
the land use plan through the zoning map. Unlike the Metropolitan Land
Planning Act (Minnesota Statutes, Section 473), which requires consistency
between the land use plan and zoning in cities within the Twin Cities
metropolitan area, Elk River may choose to take a number of implementation
strategies. (Elk River has typically chosen to have zoning consistent with the
Comprehensive Plan.) Each has varying implications for existing property
uses and the current zoning. The strategies include, but are not necessarily
limited to, the following:
• Keep current zoning in place until such time as the use terminates or
redevelopment is initiated.
• Rezone property to a zoning district compatible with a land use plan
category.
• Develop an interim strategy to address current use situations as they
relate to long term objectives.
Nonconforming Uses
Changes in zoning districts will create nonconforming uses. Such uses occur
when the existing land use is not allowed within the zoning district. In most
cases, when these situations arise as the result of a new Comprehensive Plan,
the goal is not to influence an immediate change in property use. Instead, the
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• objective is to guide future investments to achieve the outcomes desired by the
Comprehensive Plan.
Nonconforming uses are controlled by Chapter 30, Article VI, Division 3 of
the Zoning Ordinance. A review of the overall Zoning Ordinance will provide
the context for an evaluation of the nonconforming provisions of the
Ordinance. This evaluation, in turn, may point to Ordinance changes that
will assist in the reasonable transition of nonconforming land uses.
Subdivision Regulations
While the land use plan has direct implications for zoning, the Comprehensive
Plan does not have comparable effects on the Subdivision Ordinance (Section
1008). Changes in the Subdivision Ordinance are not required for the
immediate adoption of the Plan. The Comprehensive Plan does, however,
raise a series of potential changes in subdivision regulations that should be
considered by the City. These changes include:
• Amending the data required for preliminary plat (Chapter 30, Article
V, Division 2, Section 30-353) to include the Resource Inventory
required for Open Space Preservation Plats (Section 30-514).
• Altering subdivision design standards to achieve more affordable
housing without sacrificing the sustainability of neighborhoods.
• Modifications to park dedication requirements (Chapter 30, Article V,
IIIDivision 2, Section 30-327) to enhance the ability to undertake the
greenway plan.
Amending the Plan
The Comprehensive Plan anticipates change in Elk River. Some of these changes
are addressed in the Plan, while other changes may be unexpected or even
beyond the scope of the Plan. Responding to these changes may require
amendments to the Comprehensive Plan.
The Plan should not be amended capriciously. A great deal of thought, time
and energy went into the creation of this plan, and the same effort must go
into any amendment.
Amendments to the Comprehensive Plan may take several forms:
• Changes in the map or categories of the Land Use element.
• Changes in other elements of the Plan.
• Plans and other studies that become part of the Comprehensive Plan.
• Updating of entire sections of the Plan.
• Revisions related to major geographic sections of the community.
Amendments to the Plan may originate from the Planning Commission, City
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• Council or another party with a vested interest in effected property. The City
Council must approve amendments by resolution. Council initiated
amendments, however, may not be adopted until the Council has received a
recommendation from the Planning Commission, or until 60 days have elapsed
from the date of submission to the Planning Commission. All amendments
are subject to the same public hearing and 2/3 vote requirements as adoption
of the original plan.
Project Evaluation
In adopting the Comprehensive Plan, the City of Elk River makes a
commitment to use the Plan as a means of evaluating a variety of private and
public projects. This evaluation requires using a series of questions to consider
the merits of a project:
• Is the project consistent with the land use plan?
• Does the project move Elk River towards its vision for the future?
• Is the project consistent with the policies contained in the Plan?
A negative answer to one or more of these questions may illustrate flaws in
the proposed project. These flaws may be fundamental and require denial of
the project, but modifications to the project that bring the it into compliance
with the Comprehensive Plan may be possible. Negative answers to the
• questions listed above might, however, point to a need to amend the Plan (see
Amending the Plan). In such situations in which a noncompliant project
underscores a potential flaw in the Plan, then the project should be approved
and an effort to properly amend the Plan should be initiated. Repeated failures
to amend the Plan so worthy projects can be compliant with the Plan from
the outset will eventually render the Comprehensive Plan useless.
What is a Project?
To apply this process, it is necessary to define a "project." This definition has
both practical and legal considerations. For the purposes of the Comprehensive
Plan, the following items are considered projects:
• Platting of land for private development
• Rezoning of property
• Acquisition and disposition of public lands
• Construction of public improvements
• Provision of financial assistance to private development
The discussion that follows examines each type of project in greater detail.
Platting
The Subdivision Ordinance requires a series of findings as a prerequisite for
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• approving a preliminary and final plat. One required finding is that the
proposed subdivision be consistent with the Comprehensive Plan. The other
required findings address additional factors relevant to the Comprehensive
Plan.
Rezoning
Rezoning that changes the use of a parcel should not be undertaken without
corresponding changes to the Land Use Element of the Comprehensive Plan.
The Plan and the Zoning Ordinance act in concert to manage land use. The
Zoning Ordinance requires the City Council to consider relevant provisions
of the land use plan as part of the review of proposed amendments to the
Zoning Ordinance.
Acquisition and Disposition of Public Lands
According to State Law (M.S. Section 462.356, Subd. 2), publicly owned land
within the City cannot be acquired or disposed of until the Planning
Commission has reviewed the proposal and reported in writing to the City
Council as to the compliance of the proposed action with the Comprehensive
Plan. The City Council may, by resolution adopted by two-thirds vote,
dispense with this requirement when it finds that the proposed acquisition or
disposal of real property has no relationship to the Comprehensive Plan.
Construction of Public Improvements
The Comprehensive Plan guides capital improvements by all political
• subdivisions. No capital improvements shall be authorized by the City (and
its subordinate units) or any other political subdivision having jurisdiction
within Elk River until the Planning Commission has reviewed the proposal
and reported in writing to the City Council as to the compliance of the proposed
action with the Comprehensive Plan (M.S. Section 462.356, Subd. 2). As with
land transactions, this requirement can be dispensed by Council resolution if
the capital improvement has no relationship to the Comprehensive Plan.
Provision of Financial Assistance
Tax increment financing is the only finance tool formally tied to the
Comprehensive Plan. State Law requires that the City find that a TIF plan
conforms with the Comprehensive Plan. As a matter of policy, similar
evaluation should apply to other forms of public financial assistance. In agreeing
to provide financial assistance to private development, it is reasonable that the
City Council determines that the development furthers the objectives of the
Comprehensive Plan.
Policies
The American Heritage Dictionary defines "policy" in the following manner:
"Policy: 1. A general principle or plan that guides the actions taken
by a person or group. 2. Care and skill in managing one's affairs or
advancing one's interests."
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• In the context of a Comprehensive Plan, statements of public policy are most
often used by decision makers, advisory boards and City staff when assessing
development proposals or undertaking a community project. These policies
are intended to advance the interests of the community consistent with the
overall Vision described in Section Two of the Plan. Consistency with the
vision and with the policy established within the Plan would generally indicate
that the project or proposal should receive favorable reviews. Policy also
provides direction to the entity presenting the proposal, and should guide the
actions that go into the development proposal or project.
The following policy statements are both broad and specific. They are organized
according to topics, but in most cases cross boundaries of subject area. They
provide direction, but are also open to a degree of interpretation.
General Land Use Policies
1. Provide a balanced land use pattern that supports a sustainable mix of
jobs and housing.
2. Encourage the integration of small scale neighborhood commercial
services within larger development projects in developing areas.
3. Guide the scale of development to be consistent with surrounding land
uses and general character.
4. Guide commercial land uses to areas that can utilize an appropriately
designed transportation system without infringing upon residential
neighborhoods.
5. Allow commercial areas to develop where they can be designed to be
compatible with surrounding land uses.
6. Maintain and encourage the continuation of well-designed employment
and business opportunities in close proximity to the urban core of the
community.
7. Direct future commercial development to sites that support and
strengthen the existing downtown area.
8. Include adequate buffering of commercial and industrial development
when adjacent to non-compatible land uses.
9. Encourage alternative land use patterns that offer opportunities for
residents to work from their home, while maintaining the integrity of
the Old Town area and other commercial and industrial areas.
10. Support a land use pattern in the Old Town area that mixes residential
and commercial uses and complements the historic downtown
character.
11. Require adequate transition and buffers between differing, non-
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• compatible land uses, making use of natural land characteristics,
whenever possible .
12. Encourage "cluster developments" in rural areas in order to preserve
the semi-rural character of the community, help implement the
greenway concept, and maintain private property rights interests.
13. Ensure that development occurring within the undeveloped areas of
the urban service district and within the Urban Reserve area is planned
with the intention of providing municipal services at some point in the
future.
14. Encourage the use of Planned Unit Development (PUD) zoning which
allows for creative residential development that balances the desires of
the city and development community.
15. Require development proposals to consider the impacts on
transportation and natural systems beyond the boundaries of their
individual projects.
Transportation
1. Build and maintain a local street system that provides for safe and
efficient movement within Elk River, and minimizes the potential for
unintended use of local streets.
• 2. Upgrade all primary local streets to hard-surface, all-weather roads.
3. Require that developers provide roads to City standards, prior to or
during development, before the City assumes ownership and
maintenance.
4. Work with other jurisdictions to achieve an efficient transportation
system, good long range planning, and effective use of financial
resources.
5. Provide a system for non-vehicular movement throughout the City
based on sidewalks, trails and bike lanes.
6. Evaluate the opportunity to create or improve sidewalks, trails and
bike lanes in conjunction with every street improvement project.
7. Support a regional transportation system which offers convenient and
adequate service within and through the area.
8. Encourage a high level of efficiency, productivity, and quality of service
in modes of transportation between Elk River, surrounding
communities and the metropolitan areas.
9. Consider reducing access points along major thoroughfares and
providing alternative means of individual property access.
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• 10. Provide appropriate collectors and local streets as links to the existing
sys tern.
11. Recognize the needs of the central business district by offering flexible
parking and other traffic design standards.
12. Be sensitive to existing residential developments, environmental areas,
wetlands, existing public parks, and open space when building new,
expanded or improved roadways.
13. Support roadway projects that will help alleviate anticipated traffic
problems from roads or corridors that have been identified as being
deficient in the transportation system.
14. Locate industrial development next to adequate transportation systems
and provide transportation systems that complement industrial
development.
15. Encourage alternative land use patterns that create the potential for
making better use of alternative travel modes.
16. Preserve right-of-way through the development process, in anticipation
of corridor needs identified in the Transportation Plan.
17. Support regional transportation planning initiatives that help further
more efficient traffic flows through Elk River while minimizing
• associated visual and economic impacts on the community.
18. Support regional initiatives that provide choices in commuting to
regional destinations.
19. Work cooperatively with regional agencies to plan for roadway
improvements that balance local and regional transportation needs.
20. Operate a pavement management program to ensure good physical
condition of all local streets.
Housing
1. Encourage a mixture of housing opportunities in terms of costs and
size while encouraging a high degree of architectural and site planning
integrity.
2. Review residential housing standards and regulations regularly to ensure
that neighborhoods maintain integrity and avoid deteriorating market
value.
3. Evaluate housing stock on a regular basis to assess the housing conditions
and needs of the community.
4. Ensure that persons or groups of persons of similar income levels have
a wide range of housing choices available to them, regardless of their
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• race, color, creed, religion, sex, national origin, marital status, and
without regard to public assistance, or familial status.
5. Provide a Fair Housing Statement to all developers who request
approvals from City Hall.
6. Support the integration of affordable housing into larger housing
developments (aka inclusionary housing)
7. Preserve the integrity and affordability of existing housing stock near
or within the Old Town area.
8. Provide ample opportunities to accommodate the full spectrum of life-
cycle housing.
9. Work with homeowner's associations to promote financially stable
and well maintained neighborhoods.
10. Focus public actions on housing needs not met by the market place.
Utilities
1. Coordinate preparation of utility master plans for municipal sanitary
sewer, electric, storm sewer and water systems with the Comprehensive
Land Use Plan and accompanying development projections.
2. Encourage the full utilization of existing infrastructure systems by
. supporting infill development within the existing urban service area.
3. Ensure adequate capacity within, and support maintenance and
improvements of older facilities in and around, the Old Town area.
4. Ensure capacity is reserved for potential high demand industrial or
office uses that may provide positive economic development
opportunities to the community.
5. Maximize the use of rainwater gardens, wetlands or other natural
systems to manage storm water runoff in an environmentally sound
manner and reduce unnecessary construction of storm sewer
infrastructure.
6. Provide storm sewers to those areas no longer adequately drained by
natural systems.
7. Apply fair and equitable assessment written policies for the extension
of water and sewer lines to accommodate new development. The policy
shall provide for equitable assessment of the improvement costs while
protecting the City's taxpayers and financial commitment.
8. Evaluate the impacts of all commercial development proposals on the
municipal utility system.
9. Allow the extension of sewer and water infrastructure systems only
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• after presently serviced areas have been developed to near capacity.
10. Develop and maintain, on a continuing basis, a five year capital
improvements program and budget for the development, expansion,
upgrade, and replacement of municipal systems (sewer, streets, water,
storm sewer), municipal equipment (street maintenance, fire, office
space), and park and recreation.
11. Coordinate with Sherburne County the jurisdictional responsibility
of the current county ditch system.
12. Require that all developers provide utilities to city specifications before
the City assumes ownership and maintenance responsibilities.
Parks
See Park Element Goals and Objectives
Environmental Resources
1. Evaluate all proposals for industrial development in order to minimize
the impacts on municipal and natural systems.
2. Encourage preservation and protection of shoreland, wetlands and
drainage ways.
3. Restrict inappropriate alteration of significant natural contours and
• soils.
4. Preserve natural systems through acquisition, dedication or easements.
5. Require that development plans demonstrate a compatibility with
natural features and systems.
6. Establish tree preservation and protection standards to maintain the
integrity of the City's natural vegetation.
7. Preserve public access to wetlands, lakeshore or other natural
preservation areas through purchase, easement, dedication or other
instrument.
8. Work with developers to preserve existing natural open space areas
and areas that help implement the Greenway concept.
9. Develop, preserve and protect environmental resources within the area,
such as forest, wetlands, water bodies and shorelines, with respect to
open space, recreational uses, water and air quality, and natural
ecosystems.
10. Encourage the preservation of shorelands, wetlands, and drainage ways.
11. Encourage the preservation of natural contours and soils, and
preservation of natural vegetation.
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12. Preserve natural systems through acquisition, dedication, or easements.
•
13. Require that development plans demonstrate a compatibility with
natural features and systems.
14. Work with developers to preserve existing natural open space areas.
15. Allow the transfer of densities on a site in order to preserve site features
that otherwise might not be preserved.
16. Encourage energy efficient housing and business construction and
operations.
17. Encourage urban design strategies that utilize the natural environment
to save heating and cooling costs (solar energy), snow removal expenses
(living snow fence) or storm sewer development (rainwater gardens,
cisterns, rooftop gardens.)
18. Use the development process to obtain information about natural land
features.
Community Facilities
1. Provide adequate public facilities to protect the health, safety and welfare
of the community.
2. Cooperate with regional agencies to achieve efficiencies in the provision
• of services that may cross jurisdictional boundaries.
3. Cooperate and facilitate the planning and development of school
facilities to serve growth in the community and better integrate school
facilities with neighborhoods.
4. Work with the School District to reuse facilities no longer needed for
public education.
5. Support collaborative solutions for local facility needs.
Community Development
1. Prioritize the allocation of community resources towards infill
development, redevelopment of blighted or depressed areas, and
revitalization of existing neighborhoods.
2. Promote the creation of a variety of new employment opportunities
that allow people to live and work in Elk River.
Community Image
1. Utilize the Mississippi River as an attraction and focal point for the
downtown
2. Adhere to controls for the size and placement of signage and landscaping
for commercial applications within the City limits.
4111
(� Building the Future -A Comprehensive Plan for Elk River 3+18
Eluiver
Using the Plan
3. Establish a common theme for design standards and other infrastructure
•
improvements to strengthen the character of the Old Town area.
4. Encourage the clustering of industrial uses to avoid the appearance of
"strip" or scattered industrial operations along the City's major
roadways.
5. Establish controls for the size and placement of signage, screening, noise
and other visual concerns for industrial operations within the City
limits.
6. Encourage well designed buildings that are visually consistent with the
surrounding area.
7. Preserve, maintain, and/or strengthen the cultural, social, historical,
physical and visual qualities unique to the community.
8. Work with other public and private agencies to identify, preserve and
protect sites of historical, architectural, and cultural significance.
•
•
Htt Building the Future -A Comprehensive Plan for Elk River 3.19
Eilaver
Land Use
Introduction
Land use patterns define the community. The organization of residential,business,
and public uses influences how people choose to live, work and play in the
community. Land use is a key to achieving the Vision for the future of Elk River.
The Land Use Plan seeks to accommodate growth while reinforcing the desired
qualities of the community.
The Land Use Plan serves as the guide for the future development of Elk River.
The Plan guides the use of land in a manner that achieves the vision for the future
of Elk River. Implementation of the Land Use Plan produces several important
implications:
• Uses. Every parcel is placed into a specific land use category. Each category
includes a description of the type of land use intended for that category.
This description should match with the types and forms of development
currently found in Elk River and desired for the future.
• Relationships. Much like a jigsaw puzzle,the true picture comes from how
each piece fits together into a whole. The Land Use Plan guides how
elements of the built and natural environment come together in Elk River.
These relationships will determine how Elk River will look, function and
feel.
• Actions. The Land Use Plan sets the framework for public actions and
• investments. Utilities, streets, parks, and facilities are all influenced by the
form and pace of development.
Existing Land Use
The planning process began with an investigation and analysis of existing land use.
Elk River is constantly changing. Development converts vacant land to built uses.
Redevelopment changes the character and,at times, the use of land. The analysis
that follows takes a snapshot of Elk River in 2002. The picture shows both
graphically and numerically Elk River as it exists today. This information forms the
foundation of the Land Use Plan by describing:
• The nature and diversity of land uses in Elk River.
• The relationships between built and natural features of the community.
• Areas with potential capacity to accommodate future growth.
The map in Figure 5-1 on the next page shows existing land use in Elk River. This
inventory of land uses evolved during the planning process. A variety of sources
contributed to the inventory including property information, aerial photography,
and windshield surveys.
Existing Uses
The inventory of existing land uses divides Elk River into a series of residential,
•
E� Building the Future -A Comprehensive Plan for Elk River 5•I
River
Land Use
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Elk River Parcel 12_02_02
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-
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Figure 5-1
IIIExisting Land Use(2002)
Building the Future -A Comprehensive Plan for Elk River 5+2
River
Land Use
• commercial,industrial and public use types. A brief description of each category
of existing land use follows.
Rural Residential. The Rural Residential category shows the pattern of residential
development outside of the Urban Service Area. Housing in these areas consists
of single-family detached housing units. The area consists of a combination of
farmsteads, large lot rural subdivisions and cluster subdivisions.
Urban Residential.This land use depicts the residential development pattern within
the Urban Service Area. The housing units consist of both single-family detached
and attached housing units. Attached unit types include duplexes and townhomes.
High Density Residential — This category includes all forms of multiple family
dwelling units such as apartment buildings and condominiums.
Central Business District(Commercial)-Retail,service and office uses in and around
Downtown Elk River are placed in this category.
Highway Business. Outside of the Central Business District, the majority of
commercial land uses are placed in this category. The uses range from commercial
areas that are occupied by professional trades (such as finance,insurance, and real
estate)to more intense commercial activities requiring highway orientation for access
and visibility.
Community Commercial. Smaller, neighborhood oriented commercial uses fall
• into this category.
Industrial. This category includes all forms of businesses with manufacturing,
distribution,warehousing or other industrial use. The majority of Elk River industrial
development is classified as Light Industrial. Only the Cretex property is classified
as Medium Industrial. This use denotes a more intensive use both in terms of
activity and land area.
Public/Semi-Public. These lands designate parcels used for governmental (City,
County,School District) and institutional (church) purposes.
Mining. Properties in this use are included in the designated gravel mining district.
These areas are currently being mined or are set aside for future mining.
Land Fill. This area is designated for use as a sanitary land fill.
Open Space.The elements of the public park system fall into this category. Private
recreation facilities (such as golf courses) are also classified as Open Space.
Wetlands/100 Year Flood Plain. The land use map includes areas identified as
wetlands according to the most recent National Wetland Inventory. This category
also includes properties within the Federal Emergency Management Agency(FEMA)
100-year flood plain.
Open Water. This category seeks to identify bodies of water in the community.
•
E 1 Building the Future -A Comprehensive Plan for Elk River 5+3
River
Land Use
• All other property is classified as Undeveloped,
Analysis of Existing Land Use
Elk River contains over 28,000 acres of land. The chart in Figure 5-2 shows the
estimated distribution of existing land uses.The numbers in the chart refer to the
acres in the land use and its share of the total.
The analysis of existing land use in Elk River illustrates several important issues
about current and future development:
• The vacant category in this chart includes all of the non-developed land
uses. These uses include wetlands, flood plain, open water, other natural
areas, and other undeveloped land. Over one-half of all land in Elk River
falls into one of these land uses categories.
• Residential development is the largest"built"land use. The three residential
categories account for 23% of total land use. Residential uses make up
55% all non-vacant land use.
• Commercial and industrial uses represent 5% of total land use (11% of
non-vacant uses).
• Covering almost 5% of total land area, the gravel mining area provides a
significant development opportunity for the future.
III
Hizh Density Residential,
Medium Density
44,0% Rural Residential.3,657,
Residential,2.246,9% 14%
Hiihway Business.344.
IX
Central Business District,
97,0%
Community Commercial
26.0%
light Industry,591,2%
Medium hdustry, 156, I%
Vacant 14,538,Sax
Mimi, 1,364.SX
landfill, 132. 1%
Public/Sem-Public,534,
2% Open Space, 1,705,IX
Figure 5-2
Distribution of Existing Land Use
•
E- i Building the Future -A Comprehensive Plan for Elk River 5.4
ver
Land Use
• Current (1995) Plan
The map in Figure 5-3 contains the current land use plan for Elk River. This plan
comes from the 1995 update of the Comprehensive Plan. The Plan reflects
subsequent modifications of land use designations and the Urban Service Boundary.
This map is provided as a point of reference for comparing existing land uses and
the 2025 Land Use Plan. The current land use plan relies on the land use categories
described in Appendix C.
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Figure 5-3
Current/1995 Land Use Plan
•
E�Building the Future -A Comprehensive Plan for Elk River 5.5
River
Land Use
• Land Use Plan
The Land Use Plan provides the framework for the growth and development of
Elk River. The Land Use Plan serves as a guide for the character and intensity of
development throughout the city. The Plan will be supported by other land use
controls and public actions taken pursuant to the Comprehensive Plan.
The Land Use Plan for Elk River consists of three elements: map, categories and
policies.
Land Use Map
The Land Use Map appears in Figure 5-4 on the next page. The Plan as illustrated
by this map evolved from inputs and evaluations received through the planning
process. The Plan builds on the existing community pattern to achieve the desired
vision for the future of Elk River.
Land Use Categories
The land use categories provide explanation and description of the land use patterns
depicted in the Map.
Rural Residential
Rural Residential replaces the Low Density Residential and Agriculture land uses in !I
the current Comprehensive Plan. The name of "Rural Residential" provides a
description more closely aligned with the actual land use. Ek,
• The Rural Residential area includes land currently developed and guided for future - /
growth as residential use in areas that will not be served by municipal sewer and --
water. The predominant land use in this area will be single family detached homes. - - ' — '+9N•
Forms of attached single family units could be built in"cluster subdivisions."Cluster -_ r
subdivisions are development patterns that place housing closer together in order
to preserve greater areas of undeveloped land and to minimize the number of
individual on-site septic systems. A Cluster Subdivision Pattern with
lots generally less than an acre in
A gross density of 0.4 units per acre(1 unit per 2.5 acres)is the target density in the size.Open Space is preserved in
Rural Residential area. Density bonuses would be allowed for achieving certain large tracts visible to public
public objectives such as preserving natural features (which are not otherwise corridors.
protected by ordinance),implementing the City's trail and park master plan(beyond '
the typical required park dedication) or incorporating energy saving building - I
techniques. !I % •j ;_._:- -`(
_ j_ I
This land use is located primarily in the northern one-half of Elk River. !�`- ,�_ )_
Urban Residential -I I
11
The Urban Residential area includes land guided for residential use in areas that will ! .r
be served by the municipal sanitary sewer system. This category replaces the Medium ^"
I - 1`
Density Residential land use category in the current plan. As with Rural Residential, A more typical rural residential plat
the name "Urban Residential"is a more accurate description of the land use. with lots averaging about 2.5 to 3
acres in size.Natural features and
•
open space are parts of private
back yards.
• Building the Future -A Comprehensive Plan for Elk River 5+6
ver
.and Use
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11111 High Density Residential Ai Landtll t • '''
soihexed Use .:',;-'::vi WilingNI '..,
O , 11101
._M Town ' •Agricultural Research
- *
__ *-N,
LM.J..,Community Commercial Ell Open Water , '
:.., \
1.1 Highway Business imam Urban Service Area Boundary 2002 „
: .
I I Elk River Parcel 12_0202
1111 Light Industnal ., , •,
'•,. ,
. .
.111 Medium Industrial
1;1; o es r. •' l'k"41111 ilh':"
ip .111111.11
-16rii
Figure 5-4
IIILand Use Plan(2003)
5•7
River Building the Future -A Comprehensive Plan for Elk River
Land Use
• The land use will be guided by the density of development and not the type of s
housing. Densities of this development pattern would range from a low density j
pattern consisting mostly of single family detached homes at 2 units per acre to a ..,k,
more dense pattern of smaller lots or attached housing at up to 8 units per acre. ',-,1-.,'..,,i.177::
i. •y' . ---------.,
This category would average an overall density of approximately 3 to 4 units per ` :
acre. This density would be averaged over all lands designated Urban Residential. '`'�����
Implementation of this land use category will likely require multiple zoning districts
that apply alternative density restrictions in order to achieve the overall density of
3 to 4 units per acre. ®;;J_____0:ig'' `
Urban residential land uses include single family detached housing, duplexes, An urban residential pattern at a
townhomes and multiple-family dwellings. Housing units may be owner or renter density of 6 to 8 units per acre.
occupied.
4.-N',� - *t;0*-
High Density Residential .,
%..,.Y ��syn,
The High Density Residential land use category consists of multi-family attached ist.r'
housing oriented in a vertical fashion or more commonly referred to as apartments
and condominiums. This land use category may accommodate a combination of
Li 1..I
side by side townhomes and multi-story buildings as illustrated at right.The densities _
targeted in this category are over 8 and up to 20 units per acre. /: ')---
:�')- � -
itHigh Density uses are located in places with compatible adjacent land uses and '.' , : ly'
al
where the local street system will accommodate the traffic. Potential settings include
adjacent to commercial districts, employment centers civic centers, park facilities, l ,r
'-.-- ' _
a\\ ��-,- Z�TT>. r�`��1�
III
1transit facilities and principal roadway corridors. When planned adjacent to lower An urban residential pattern at a
density neighborhoods,high density housing can be designed to transition from its density of 2 to 3 units per acre.
most intense use(3 or 4 story apartments) to a lower density(small lot single family
or attached townhomes) as it approaches lower density neighborhoods.
High Density Residential uses may also be located in appropriately zoned locations
within the Mixed Use and Old Town categories. 2 R -.w
Mixed Use
The Mixed Use land use category serves as a location that allows a mixture of .=�'�`! "
housing,jobs and retail service uses within close proximity to each other.This land - M . O ;,�
use creates the potential for people to work close to their jobs and offers an ,*,. ` 'y " - "
,,,,_.,..4,
environment where one can live with less reliance on the car. This area provides .4:2 ,;,Q,+..,•f,..' 1r ,'r
another setting for high density residential land use in Elk River. i? '
lt'' :Mixed Used is a new land use category. It does not appear in the 1995 plan. It is a •_,- -^
reflection of current market trends that seek to integrate residential and
nonresidential development in a common setting close to transit services. A high density residential pattern at
The Plan contains a single location of Mixed Use. The property is bounded by °density of 15 to 20 units per acre.
County Road 12, County Road 13 and Twin Lakes Road.
Mixed use is frequently proposed in the redevelopment of commercial areas.
III "Vertical" mixed use puts retail and housing uses into a single building.This form
E. Building the Future -A Comprehensive Plan for Elk River 5•8
ver
Land Use
of mixed use typically puts residential uses over street level retail or office uses.The ,t4_,.,.., . "
IIIMixed Use designation may include a more horizontal arrangement of uses with ,V14 tt
strong pedestrian connections to foster a pedestrian friendly environment. s"'.--- '
Old Town
The Old Town land use category reflects the unique land use mixture in and around -
the Downtown. This area is based on the Central Business District area in the 1995
plan and is expanded to include areas around the Downtown with related : �',
development issues.These areas include: _ ♦, �-..3"�
• Residential areas between Jackson and Highway 169. t;'"'.. ,,-; ,•
• Mixture of uses between the school campus and Downtown. . - ,'
• Original Elk River residential neighborhoods surrounding Downtown Vertical mixed use(housing over
retail and office)
The current Central Business District will contain uses consistent with the City's
revitalization objectives. A variety of uses fit into the Old Town designation:
community-scale retail, professional services, public/civic uses, park, offices,
dining and entertainment, banking, lodging, and housing. Uses need to bei' i "
„of
compatible with the character and scale of the Downtown area.
-;1
Old Town is the home for a wide range of housing. The Plan seeks to protect and 43. _- .—
promote the maintenance of the single-family neighborhoods. These neighborhoods _ r 1 i• .'...";; '--- .
are an important part of Elk River's heritage and identity and offer affordable . ..c-..,_ _
. housing options. The majority of the existing high density housing is located in the A master plan the integrates a mix
Old Town area. of land uses.
The Old Town designation reflects the need and opportunity for revitalization,
renovation and redevelopment. Redevelopment should be oriented to housing,
commercial uses and public spaces that support the existing character of the area. - -.; -•, L
The Old Town area contains a variety of civic features. The School campus -
forms the north edge of this area. Lion's Park Center, Elk River Library and ,, .
Handke School are all important civic elements of this area. These facilities ''
,-,-,.._-
provide
provide character and attract people into this area. These facilities build "- ".„
connections with the communityand provide market opportunity for local • - - M -'1`= ”
businesses.
A pedestrian friendly environment is
Parks and natural features play an essential role in the plan for Old Town. This a characteristic of the Old Town
designation.
area provides the greatest opportunity for improved access and connection with
the Mississippi River. Lake Orono creates the western boundary for this area. ,. ..
Linkages from Old Town into the western neighborhoods and civic institutions
of western Elk River are important. - - -
Community Commercial ■
The Community Commercial land use focuses on community retail development. - _ --
These uses are often service and convenience oriented. Development is typically .- _ -
S An historic"mainstreet"character
should be preserved in downtown.
p]• (( -`1 Building the Future -A Comprehensive Plan for Elk River 5.9
River
Land Use
1110
smaller in size and oriented more towards the neighborhood. Examples of
Community Commercial uses include drug store,hardware store, and coffee shop .,,,
often arranged in a"strip mall"configuration.Developments under the community ,-4t-"T V
commercial designation tend to consist of less than 100,000 square feet of retail _'
and professional services. Whereas areas developing under the Highway Business . .
mo
= i}.
designation are often in excess of 200,000 square feet. —
The current plan makes limited use of the Community Commercial designation. Public spaces are essential parts of
These areas appear as small pockets of retail development along the highway the Old Town category.
corridors. The changes in the Highway Business and Old Town land uses replace j .1
some existing Community Commercial areas. In the land use plan,the Community l'" _
Commercial land use focuses on neighborhood oriented retail areas with no direct `t - -A ! :..>- 4•
connection to the highway corridors. ' . 3
The Plan allows for the creation of neighborhood commercial"nodes". These nodes are . ,a. _ / f -i r '
small areas of commercial uses integrated with residential neighborhoods.Specific .. -^
locations for these areas of Community Commercial do not appear on the Land ....imp`
Use Map. The location of these uses will be determined through the development Preserving existing residential
process. The locations of neighborhood commercial areas will be guided by the neighborhoods that contribute to Elk
following principles: River's identity is an objective of the
Old Town District.
• Developed as part of a larger (40 acres or more) residential development
project.
III • Designed to minimize non local traffic flow through adjacent residential
neighborhoods.
• Limited in size to not more than 20,000 square feet of retail or service , -
spacei _
j gby =---;_-:-. :— ... _.__. ,,,..
• Well connected to adjacent neighborhoods trails and sidewalks -
• Designed to minimize the intrusion of non-desirable commercial activities -4i"-'''''jzy
on adjacent residential uses
• Located on or near collector roads or key intersections to maximize market _
viability . '.- i;..� ,_o•'�
• Not allowed within 1/2 mile of other approved or existing neighborhood
commercial node or other Community Commercial land use.
A gas/convenience store or a
These neighborhood-oriented Community Commercial areas provide a convenience commercial strip mall are examples
shopping alternative for adjacent neighbors. By locating convenience type services of Community Commercial uses.
closer to neighborhoods, vehicle trips that would otherwise by destined for the
intense commercial uses along Highway 169,are reduced and residents benefit by a
higher quality of life do to less time coping with traffic.
Highway Business
The Highway Business land use is the most intensive form of commercial
III
E- 1 Building the Future -A Comprehensive Plan for Elk River 5+10
ver
Land Use
• development in Elk River. Businesses in this category may be the largest both in
terms of size and traffic generation. Market orientation tends to be regional in
nature. Development orientation tends to be toward regional highways. Future
Highway Business developments should be located within the Urban Service
Boundary and adjacent to regional highways. Examples of Highway Business uses
include discount retailers,grocery and general merchandise.
The Highway Business land use follows the Highway 169 and Highway 10 corridors.
On 169, the majority of land adjacent to the highway between the Highway 10
interchange and 197th Avenue is guided for Highway Business. On Highway 10,
the Highway Business area extends from the 169 interchange to 165th Avenue. A
small area of Highway Business use exists along Highway 10 at the west and east
ends of Elk River. Of these areas, the only substantially undeveloped land lies on '-.,-- -`
the north side of Highway 10 between 165th and 171st Avenues. '1
An important planning issue is providing new areas to accommodate increased
demand for retail services. The proposed Land Use Plan provides for future Highway Coborn's Superstore is an example
Business commercial growth at the following locations: of a highway business use that is
• New interchange on Highway 169 and County Road 33. regionally oriented.
• Area around intersection of Highway 10 and 165th Avenue.
Light Industrial
III
The Light Industrial category includes industrial uses that are lower in intensity of
activity. These uses limit the potential for adverse impacts on adjacent land uses
due to factors such as noise and odor. Examples of Light Industrial uses include
offices, enclosed storage and warehousing, research laboratories and light
manufacturing.
The Land Use Plan designates the following areas for Light Industrial land use:
• North of Highway 10 at the eastern edge of Elk River (consistent with
current plan).
• Both sides of the Highway 10 corridor around the intersection (potential
future interchange) with 165th Avenue. The current plan provides a strip
of Light Industrial use along the south side of Highway 10 with Medium
Density Residential. The Light Industrial use north of Highway 10 is
consistent with the current plan.
• Elk River Business Center south of Home Depot(consistent with current _ __. - - --
plan).
• Northwest quadrant of the Highway 169/10 interchange. The current plan - -
guides this area for Highway Business. Although the community needs
more commercial land, this area is better suited to industrial use. This Light industry includes places to
recommendation is shaped by the future expansion needs of Great River work in a business park type setting.
• Energy and the municipal sewage treatment plant. Great River Energy
E' 1 Building the Future -A Comprehensive Plan for Elk River 5•
ver
Land Use
• also provides the ability to attract supporting industrial uses at this location.
Creating adequate street access to this property will be an issue for either
industrial or commercial use of this site.
• South of County Road 1 and west of Proctor Avenue (consistent with
current plan).
• South of Highway 10 in west Elk River (consistent with current plan).
• It is assumed that a portion of the current mining area south of County
Road 33 would also include some industrial development which will be
determined through more detailed engineering and planning.
Medium Industrial
Medium Industrial land uses are intended for businesses with more intensive uses.
The level of intensity refers to the amount of land used by the business,the nature
of the industrial activity,and the potential for truck traffic. Examples of Medium
Industrial uses include contracting yards, grain and feed elevators, lumber yards,
concrete products processing,processing of natural resources,and truck terminals.
The proposed Land Use Plan creates Medium Industrial uses in the following
locations:
• West of Jarvis Avenue and north of the railroad tracks in east Elk River
(consistent with current plan).
III • North of Highway 10 and west of Proctor Avenue.
The land use plan does not contain the Medium Industrial area shown in the 1995
plan within the mining area north of CR 33. The Plan recognizes that Medium
Industrial land uses are appropriate for future reuse in the mining area. Future
planning will address the location and scope of Medium Industrial uses in the
mining area.
Public— Semi Public
This category includes larger tracts of land used for public and institutional purposes.
These uses include schools,City and County governmental buildings,and religious
institutions.
Open Space
The Open Space category contains the public and private park and recreation system.
Land will be added to this category as new public parks are developed pursuant to
the Parks element of the Comprehensive Plan.
Landfill
This area represents land operated in conjunction with the sanitary landfill. The
Landfill use is consistent with the current land use plan.
•
E• 1 Building the Future -A Comprehensive Plan for Elk River
E. Building
A1___
Land Use
. Mining
In many respects, the Mining land use designation functions similar to the Urban
Reserve. The primary objective of this land use category is to allow the current
mining use of the land and address future land use when development becomes
imminent.
Based on current information,the majority of the resources in the Mining area will
be extracted over the next 20 years. An alternative use of this property is needed
when the mineral resources are removed. It is anticipated the southern portions of
the Mining area(south of CR 33)will be available for development in the next five
years.
The ability to provide this area with municipal services is an essential factor in Mining activities near Hwy 169 and
planning for land use. Understanding this issue involves several questions: CSAR 21
• How much development can be supported through an extension of the
existing sanitary sewer collection system?
• If this capacity is inadequate,are there other feasible alternatives for sanitary
sewer service to this area?
• Does the cost of these sewer improvements influence the form of
development?
• How would the extension of sewer service to this area affect overall planning
• for sewer plant capacity?
• How does the current and future street system affect land use decisions?
It is important to note that the discussions at the Comprehensive Plan Task Force
meetings as well as other public meetings has been to guide the future development
of this area as a combination of Commercial and Industrial uses close to existing
and new roadway infrastructure and Residential uses adjacent to the park areas and
the trail corridor.
Agricultural Research
The purpose of the Agricultural Research land use is to coincide with the agreement
between the City and Cargill. This land use allows for the continued use of the
property for animal nutrition and agricultural research and other related activities
pursuant to the agreement, while protecting the City's ability to guide other
development. Other land uses not consistent with agricultural research require an
amendment to the Comprehensive Plan.
Open Water
Consistent with the 1995 Plan,this category seeks to identify bodies of water in the
community.
Analysis of Land Use
• The distribution of uses in the Land Use Plan is illustrated by the chart in Figure
Building the Future -A Comprehensive Plan for Elk River 5♦13
ver
Land Use
• Open Space,2,007.8% Urban Residential,3.726,
,+tncultu-al Research,877
3% Publiu5errr-Public,597, 15%
Land1Il, 132.I% 2%
Hu=h DensrtyRes�dential,
Mnun=,2,038.8% 233.IX
Medium hdustry,176,
IX
Light hdustry.892.4%��
Community Canmerical,
54.0%
Old Town,627,2%
Hi=hwayBusiness,SOS. Rural Residential.13,528,
2% 53X
Mused Use.41,0%
Figure 5-5
Distribution of Use in Land Use Plan
5-5. This chart is based on the estimated number of acres in each of the land use
categories. These totals consist of both current and future development.
•
S
Building the Future -A Comprehensive Plan for Elk River 5.14
ver
III
FROM PAGE 1B
q �sjo3
Office a
,:3:1,3:::',',....,
9Y .„:„ 'Y y:v ' T
t
',,
condos ,, • rL==' ' _,.
.WT Yr1'.. .,w
(continued) -- �-__-.-_._. .._z._...._ „• •, . •�` "
r•" 'oration
owners have a financial interest yp '•`''; £y = M
in keeping their property look- CS �� . Ls.,: K:. .,
ing good. Renters, who come o,itr'''---. . •' ..,,-'4.g.--,--,--„,.„.
,<: •'= 4 "_,
and go more quickly, have less - -_.. .
of a stake in the community .' r "::0,';'-,
`O..f: , d. ,
"Those buildings are very �,«z4. •.. • ' -` ..
attractive.You might guess they r" .;-'4' .
were townhomes,but you would a>>:44'
~ �r n' "<; '
look twice and wonder," said
"�
Judy Tschumper, economic SCOTT TAKUSHI,PIONEER PRESS
development director for Matthew Swaney's office at Minnesota Mortgage Financial
Burnsville. Corporation looks typical, but it is part of a homey "office condo,"
Office condos had a surge in with self-contained entrances and bathroom and kitchen areas. His
popularity in the 1970s, then employer, Minnesota Mortgage Financial Corporation, moved to
faded, according to one of Gug- the Burnsville office condo in July from a rented office in St. Paul.
gisberg's neighbors, Steve
Gaertner,owner of the Minneso-
ta Mortgage Financial Corp. as if sweeping a floor. Gaertner 2,700 to 5.000 square feet.
Typically, earlier office con- paid about $500,000 for a three- The homey look isn't just
. dos were in high-rise buildings story,3,700-square-foot condo. more attractive, said Stella.
in the core cities. But several Thornton gave a tour of the "That's probably the cheapest
years ago, office-space land- new business town-offices last way to build them," he said.
lords started noticing that week. With wooden construction and
demand for rental space was "The design is very anti-city, peaked roofs rather than flat,
drying up. anti-mall," said Thornton. Dri- leak-prone roofs, costs are .
A lot of the small users ving in from Portland Avenue, lower. And the units are small
were disappearing," said Tom the homey image is boosted by enough so elevators are not
Stella of United Properties, an the low-key signs. The phone- required.
expert on the local office condo book-sized signs by each The units are too new to
market. "Where were they entrance are the only hint that a know about a potential draw-
g0ll1g?" business, not a family, lives back—resale values.
The answer was suburban there. "They are so popular there is
office condos. Customers park right by the a huge threat of overbuilding,"
Low interest rates were the front door of each unit. There's said Stella "When a business
catalyst. Just as cheap loans no shared hallway— each unit outgrows the space and wants
encourage renters to buy their is self-contained, with a bath- to sell, can they maintain their
first homes, they've inspired room and kitchen area. value?"
businesses to buy homes of Walking into Laker Software, Dunsmore had the same
their own. Thornton explained that they warning. He said the key ele-
Gaertner moved in July from are all custom-built, with cubi- ment for getting good resale
a rented office in St. Paul. "This cies and floor and wall cover- value out of the condos was —
is a much better deal.When you ings picked by the owner. Buy- you guessed it—location.
rent, that money is out, out, ers can adjust the size of their But the current owners
out," he said, waving his hands offices,usually within a range of aren't too worried. "If we could
get(potential buyers)in here to
see the view, they'd be dead,"
said Guggisberg.
• Bob Shaw can be reached at
bshaw@pioneerpress.com or 651- ,
1 ' 225-5433.
i • •
METRO AREA '—
Offs businesses _
ce condos ive g a home _ = -
Development boom is housing-commercial `hybrid' Burnsville town offices, has about 15 �"-a (, ....„,„„
„;,,,.,
_,. .
- - ,
other sites "under contract,purchased F _` -
BY BOB SHAW new Minnesota Valley Town Offices. or in negotiation,"said CraigThornton,
Pioneer Press "�,p1-'1.14'.:•''-'t. ... '- •' •.�a4•=•, ''It"`r#F '-"1„� �•,„,•r1,:I., -
With its arts-and-crafts architecture, sales director for townoffice.com, ` r''''1' ':',( '
flowers, lawns and garages, it's so which handles marketing for the prop- ''fig. •''C':',;;;;;,----'1';'`j j ' ' I ':
If you can't work at home,now you homey you expect to see tricycles in the erties. � m t
can make your office look like home, driveway. ,J e _c = -
feel like home and appreciate in value The office condos are part of a build Btuhsville
Groundbreaking
complex,leex Rive on another — '» ,, 34•_{•:1� ;-
likefeel a home. Hill , ,,,---,,.-.t.,- •„,-,e, - ;'i{'
ing boom driven by low interest rates Offices,is set for next week.In Novem- :Y:•.F` °t,-, ,`a, i 4.,f _ -
You could buy—not rent—a new and a business exodus from cities to ber,work should begin in Burnsville on ”W ` ' -` r a; r
type of office condominium that is pop suburbs. g ;-ir:' '=� ` r . 1
Commonwealth Commons — a varia j /� ;
ping up in the suburbs, blurring the "This is a unique little hybrid. It's tion with 12 residential townhouse •*'T=„ s
line between work and home for a between housing -'-`:',- 1 •,, '` `
and commercial,” units and 11 town offices. ,i'.` -tf` " -4
growing number of small businesses. said Tom Dunsmore, who has worked City officials like them. They would �. .} Y - f a
"I love this.I own it,"said Jack Gug- • with various partners to develop more rather see owners than renters, in sit '` '#
gisberg,in his comfortable office-home than 100 office townhome units in the homes as well as businesses, because Office condos are"anti-city,anti-mall,"says Craig Thornton,SCOTT sales directorR f
for Laker Software Inc. in Burnsville. metro area. fc
The businss is tucked into the brand- Arima LLC, which built the townoffice.com,which handles marketing for the owners of Minnesota Valle!
OFFICE CONDOS,2B Town Offices, above.Office condos allow businesses to build equity.-
•
•
y=i: