6.6. SR 05-18-1998Request
Item# 6.6.
MEMORANDUM
Vel TO: Mayor and City Council
FROM: Steve Ach, City PlanneX
DATE: May 18, 1998
SUBJECT: Request by the City of Elk River for
Rezoning, Public Hearing Case
No. ZC 98-4
The City of Elk River is requesting to consider a rezoning application of
approximately 45 acres from Rlc (Single Family Residential) to BP (Business
Park) (Area #3).
Location
The northeast corner of County Road No. 13 and County Road No. 12
Attachments
• Ordinance No. 98-_
• Reports to the Planning Commission dated February 24, 1998, and April
28, 1998.
Overview
The proposed rezoning is one of four areas that has been presented to the
City Council for consideration along the new road corridor proposed in East
Elk River. This Area #3 along with the others along this corridor have been
identified in the Economic Development Strategic Plan as potential sites for
business park development opportunities. The criteria that was applied to
consider parcels for rezoning included the following:
• located within the urban service district
• proximity to city utilities
• transportation (including rail access)
• topography
• property owners
13065 Orono Parkway 0 P.O. Box 490 • Elk River, MN 55330 0 TDD & Phone: (612) 441-7420 0 Fax: (612) 441-7425
Memo to Mayor and City Council/W 98-4
May 18, 1998
Page 2
• natural features/wetlands
• adjacent land uses
• highway visibility and access
Rezoning to Business Park
In previous meetings there has been some discussion on whether the
appropriate zoning for the selected industrial sites should be BP (Business
Park) or I1 (Light Industrial). Staff believes this corridor will lend itself
better to the business park standards, given its proximity to some of the
highway corridors and the configuration of the land as it will allow for larger
sites for development. The Economic Development Authority has discussed
the business park and light industrial zoning standards at their two previous
meetings. The Economic Development Authority has recommended business
park as the appropriate zoning for the areas identified along the new East
Elk River corridor.
Attached Memos to the Planning Commission
Attached to this report are two memos to the Planning Commission
discussing further the rezoning request and analysis that has gone along
with that application. Please refer to those memos for additional
information.
Planning Commission Recommendation
The Planning Commission discussed how this area may ultimately be
developed and the likely access to serve the industrial area. Although the
transportation system for this area has not been finalized the Commission
has expressed a concern about access and the impact on the residential
immediately to the west. Staff will continue to study this area to come up
with the best solution given the existing constraints.
The Planning Commission recommended approval of the rezoning to BP
(Business Park) by a 6-1 vote.
Recommendation
It is recommended the City Council approve Ordinance No. 98-_, rezoning
approximately 45 acres from R1c (Single Family Residential) to BP (Business
Park) based on the following findings:
f.\ahrdoc\counci1\zc98-4x.doc
Memo to Mayor and City Counci]/ZC 98-4
May 18, 1998
Page 3
1. The land use plan and rezoning will be consistent with the
Comprehensive Plan and Economic Development Strategic Plan to
expand the industrial tax base in the City.
2. With the realignment of County Road No. 13, conditions have changed
to warrant a change in the land use and zoning designations.
3. The subject property is planned to have adequate access including a
signalized intersection to accommodate the expected traffic to serve the
future industrial sites.
4. The area is included within the urban service district which is a major
criteria for identifying available industrial opportunities.
5. The area to be rezoned is bordered on three sides by roadways which
will provide both a measurable distance and opportunity for buffering
from adjacent land uses.
fAshrdoc\council\zc98-4x.doc
ORDINANCE 98 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY
FROM R1C (SINGLE FAMILY RESIDENTIAL) TO BP (BUSINESS PARK)
CASE NO. ZC 98-4
(Area #3)
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is hereby
amended to rezone the property described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following
findings:
1. THE LAND USE PLAN AND REZONING WILL BE CONSISTENT WITH THE COMPREHENSIVE
PLAN AND ECONOMIC DEVELOPMENT STRATEGIC PLAN TO EXPAND THE INDUSTRIAL
TAX BASE IN THE CITY.
2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED
TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS.
3. THE SUBJECT PROPERTY IS PLANNED TO HAVE ADEQUATE ACCESS INCLUDING A
SIGNALIZED INTERSECTION TO ACCOMMODATE THE EXPECTED TRAFFIC TO SERVE
THE FUTURE INDUSTRTIAL SITES.
4. THE AREA IS INCLUDED WITHIN THE URBAN SERVICE DISTRICT WHICH IS A MAJOR
CRITERIA FOR IDENTIFYING AVARLABLE INDUSTRIAL OPPORTUNITIES.
5. THE AREA TO BE REZONED IS BORDERED ON THREE SIDES BY ROADWAYS WHICH WILL
PROVIDE BOTH A MEASURABLE DISTANCE AND OPPORTUNIITY FOR BUFFERING FROM
ADJACENT LAND USES.
Section 3. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
Passed and adopted this day of , 1998 by the City Council
of the City of Elk River.
Henry A. Duitsman, Mayor
ATTEST:
Sandra A. Thackeray, City Clerk
s:\document\ordinanc\zc98-4.doc
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EXHIBIT A
s:\document\ordinanc\zc98-4.doc
of
iver
13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE: ZC 98-4 (Area #3)
Item #Ls 5-4_ — 5.10.
of� MEMORANDUM
IVRiver TO: Planning Commission
FROM: Steve Ach, City Plannerl,,�
DATE: February 24, 1998
SUBJECT: Request by the City of Elk River
for Amendment to the Land Use
Plan and Rezoning, Public Hearing
Case No.'s LU 98-1, LU 98-2, LU 98-3,
ZC 98-1, ZC 98-2, ZC 98-3 and ZC 98-4
Request
The Planning Commission is asked to consider the following applications:
A. Amending the land use plan map of approximately 25 acres of property
lying south and east of Elk Terrace Mobile Home Park and east of
Highway 169 from HB (Highway Business) to LI (Light Industrial)
(Area #5).
B. Rezoning of the same property described above from PUD (Planned
Unit Development) to BP (Business Park) (Area #5).
C. Land use plan amendment of approximately 40 acres of property lying
at the northeast corner of the Burlington Northern Railroad tracks and
Highway 169 from MR (Medium Density Residential) to LI (Light
Industrial) (Area #6).
D. Rezoning of the 40 acres described above from Rlc (Single Family
Residential) to BP (Business Park) (Area #6).
E. Land use plan amendment of approximately 70 acres of property
located along Burlington Northern Railroad tracks between 177th and
173rd, from MR (Medium Density Residential) to LI (Light Industrial)
(Area #7).
F. Rezoning of the 70 acres described above from Rle (Single Family
Residential) to BP (Business Park) (Area #7).
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo/Planning Commission/W 98.1
February 24, 1998
Page 2
G. Rezoning of approximately 45 acres from R1c (Single Family
Residential) to BP (Business Park) (Area #3).
Location
All of the areas considered for rezoning are located along the new
realignment of County Road No. 13 as it extends from the 186th Avenue
alignment south to the 173rd Avenue alignment.
Attachments
• Zoning/land use maps for all areas.
• Map of the new corridor with proposed land uses and zoning designation.
• Business Park Zoning Ordinance
Overview
Over the past couple years there has been a great deal of planning of East
Elk River in anticipation of the extension of sewer and water. The first major
issue which received a lot of discussion centered around the realignment of
County Road No. 13. This realignment of County Road No. 13 was necessary
to alleviate the traffic problems projected at the current intersection of
County Road No. 13 and County Road No. 12. Furthermore, when the
property at the southeast corner of County Road No. 12 and Highway 169 is
developed, additional traffic will be generated adding to the existing
problems at the current alignment.
The realignment of County Road No. 13 was further examined as it continued
south of County Road 12 towards 173rd Avenue and eventually 171st. This
new road alignment will provide accessibility to properties in eastern Elk
River for both development purposes and alternative transportation needs.
The corridor is being designed as a four lane divided roadway with pedestrian
systems on both sides along with desired street lighting. Based on the
projected traffic volumes, limited access will be necessary.
The location of this transportation corridor had several challenges in defining
its exact alignment including crossing a Northern Natural Gas line,
providing proper intersection geometrics with existing County Road No. 12,
avoiding wetlands, and respecting other natural features. Now that the road
alignment has been fine tuned a complete land use analysis may proceed
forward. Staff will be prepared to present the Planning Commission exhibits
illustrating a vision for this new corridor.
f.\shrdoc\planning\pc\w98-l.doc
Memo/Planning Commission/W 98.1
February 24, 1998
Page 3
General Land Use Pattern
As mentioned above there were several constraints which need to be
considered in designing the new road corridor's alignment. One of the goals
staff wanted to achieve with this new road corridor is to draw a strong
distinction between land use patterns as they would develop along this
corridor. Therefore, as the road meandered around the various physical
boundaries and natural features, there appeared to be a logical land use
pattern occurring. Because of the existing trees and varying topography, the
residential zoning on the east and proposed commercial and industrial
development west of the new road corridor achieved the goal of creating
consistent land use pattern. Anytime a roadway can be used as a means of
land use transition it provides opportunity to aesthetically separate two land
uses with various landscaping treatments and also add in the physical
distance between land uses.
Criteria Considered for Rezonines
One of the Economic Development Strategic Plan components was to identify
possible industrial opportunities within the City. The criteria to locate these
opportunities included the following:
0 Located within the urban service district
0 Proximity to city utilities
0 Transportation (including rail access)
0 Topography
0 Property owners
0 Natural features/wetlands
0 Adjacent land uses
0 Highway visibility
Considering these criteria, the east Elk River project seemed like a natural
fit to adjust the land use and rezoning to allow industrial and commercial on
the west side of the road. The east side would remain residential because of
its strong natural characteristics and planned residential further to the east.
Below is a list of criteria and an explanation how the criteria apply to the
areas proposed for rezoning:
Transportation - One criteria used to support the rezoning related to the
areas was ability to gain access to the new roadway and ultimately, to the
existing highway system. Not only did the area allow for convenient
truck/vehicle access, but also provided an opportunity if a company
demanded rail access from the Burlington Northern Railroad.
f:\shrdoc\planning\pc\w98-l.doc
Memo/Planning Commission/LC 98-1
February 24, 1998
Page 4
Wetlands/Water Table - The area south of the trailer park extending down
to 173rd has existing ditches and wetlands throughout the property. Some
of these wetlands may be mitigated to allow for further development and
the ditch abandoned, allowing the storm water to be placed into storm
sewers. In some cases the water table may be high, which would allow for
slab on grade construction of industrial buildings.
Natural Features - For the most part, the property included in the
rezoning requests is relatively flat and contains a considerable amount of
open space. One the other hand, the areas lying east of the roadway have
varying topography and are heavily wooded. The flat open land is much
more conducive to industrial development, whereas the rolling topography
would require considerable grading to allow for large structures to be
built.
Land Use Compatibility - As mentioned above, the new roadway serves as
a strong physical separation between land uses. A continuation of
industrial land use along the west side of the corridor allows for a linear
industrial park and compatible uses, while the east side can still maintain
its residential character.
Economic Development Strategic Plan - This plan, along with the
Comprehensive Plan, target industrial development as a top priority. The
goals are to diversify the land use mix in the City, expand the industrial
inventory, broaden the City's tax base, provide additional tax base and
compliment the residential and commercial growth.
Economic Development Strategic Plan
The applications presented to the Planning Commission this evening are all
areas identified as part of the Economic Development Strategic Plan. The
Economic Development Strategic Plan was approved by the City Council on
May 19, 1997. The rezoning and land use plan applications are brought
forward to implement the plan.
Proposed Zoning and Land Use Designations
All of the areas presented this evening would propose the rezoning of
properties to a BP (Business Park) zoning designation accompanied by a LI
(Light Industrial) land use. Together, these two designations will allow for
industrial development under the business park zoning guidelines (see
attached for additional information). The business park zoning district is
designed to allow for a more upgraded type of industrial environment with
E\shrdoc\planning\pc\w98-l.doc
Memo/Planning Commission/ZC 98-1
February 24, 1998
Page 5
greater attention given to the architectural, landscaping and other physical
design components.
Recommendation
It is recommended the Planning Commission recommend denying the
following applications:
Area #5 - Amending the land use plan map from HB (Highway Business) to
LI (Light Industrial) and rezoning from PUD (Planned Unit Development) to
BP (Business Park) based on the following:
1. THE SUBJECT AREA IS CURRENTLY BEING CONSIDERED AS PART OF AN OVERALL
COMMERCIAL PLANNED UNIT DEVELOPMENT.
2. THE AREA IS NECESSARY TO BE INCLUDED INTO THE COMMERCIAL PLANNED UNIT
DEVELOPMENT TO MAKE FOR A VIABLE AND CONTIGUOUS COMMERCIAL
DEVELOPMENT.
3. DUE TO WETLANDS ALONG THE SOUTH PROPERTY LINE, THE AREA MAY BE
PHYSICALLY SEPARATED FROM THE PROPOSED INDUSTRIAL AREAS FURTHER TO THE
SOUTH. THIS WILL INTERUPT THE CONTINUITY OF A CONTINUOUS LINEAR INDUSTRIAL
PARK.
4. THE CURRENT LAND USE DESIGNATION OF HIGHWAY BUSINESS IS STILL CONSISTENT
WITH THE CITY'S COMPREHENSIVE PLAN TO ENCOURAGE COMMERCIAL
DEVELOPMENT ALONG THE HIGHWAY 169 CORRIDOR, AND PARTICULARLY AT THE
INTERSECTION OF MAIN STREET AND HIGHWAY 169.
It recommended the Planning Commission recommend approval of the
following applications:
• Area #6 - Land use plan amendment from MR (Medium Density
Residential) to LI (Light Industrial) and rezoning from Rlc (Single Family
Residential) to BP (Business Park).
• Area 47 - Land use plan amendment from MR (Medium Density
Residential) to LI (Light Industrial) and rezoning from Rle (Single Family
Residential) to BP (Business Park).
• Area #3 - Rezoning from Rlc (Single Family Residential) to BP (Business
Park), based on the following findings:
1. THE LAND USE PLAN AMENDMENT AND REZONING WILL BE CONSISTENT WITH THE
COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND
THE INDUSTRIAL TAX BASE IN THE CITY.
f.\shrdoc\planning\pc\zc98-l.doc
Memo/Planning Commission/ZC 98.1
February 24, 1998
Page 6
2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED
TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS.
3. THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS
TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH
ACCOMPANIES INDUSTRIAL DEVELOPMENT.
4. THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR
CRITERIA FOR IDENTIFYING AVAILABLE INDUSTRIAL OPPORTUNITIES.
5. THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY,
COUNTY ROAD OR BURLINGTON NORTHERN RAILROAD TRACKS.
f.\shrdoc\planning\pc\zc98-1. doc
Request
Item #18.
MEMORANDUM
VejCTO: Planning Commission
FROM: Steve Ach, City Plannerld�
DATE: April 28, 1998
SUBJECT: Request by the City of Elk River for
Rezoning, Public Hearing Case No.
ZC 98-4
The Planning Commission is asked to consider a rezoning application of
approximately 45 acres from R1c (Single Family Residential) to BP (Business
Park) (Area #3).
Location
The northeast corner of County Road No. 13 and County Road No. 12
Attachments
Report to the Planning Commission dated February 24, 1998
Concept plan for subject area
Overview
This item was presented to the Planning Commission two months ago at
which time the Planning Commission postponed action to further review the
requested zoning. The primary concerns at the last meeting involved traffic
and access to the proposed business park area. Directly west of the existing
County Road No. 13 is an existing residential area which the Commission
was concerned would be impacted by the traffic for the industrial area.
Analysis of Area
Included in the packet is one of many concepts that could be generated for
this proposed industrial area. The plan also shows some of the existing
residential and industrial areas surrounding the property. Under the concept
included in the packet, a significant amount of the traffic to the proposed
13065 Orono Parkway • P.O. Box 490 0 Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission/W 98-4
April 28, 1998
Page 2
business park area would use the current County Road No. 13 alignment
north of County Road No. 12 to a possible cul-de-sac which would serve three
of the four new lots in this business park area. This cul-de-sac is
immediately opposite 5th Street and south of the single family homes which
are west of County Road No. 13. There could be one additional new lot along
with the existing industrial business (Industrial Hardfacing) north of the cul-
de-sac which would involve traffic passing by the single family homes to gain
access to those sites.
Access to the site is an issue staff has been reviewing as we learn more about
the subject area. Certainly, the impact to the residential area immediately to
the west will be of concern, so considerations will need to be taken to
minimize this. However, under the current conditions, the single family
homes are fronting onto an existing County road. If the City was not
proposing to reroute County Road No. 13 further to the east, the current
alignment of County Road No. 13 would have to be upgraded to accommodate
the additional traffic funneling down from the northeast part of town to the
intersection at County Road No. 12. All of this traffic would be passing by
the single family homes. With the realignment of County Road No. 13, a
significant number of vehicles will be routed east of the single family homes.
Lona Term Plan
As discussed at the last Planning Commission meeting, there is a tight mix of
land uses within this general area. Everything from single family residential
to highway commercial, multi -family and industrial exists within a very
short distance. Certainly, there is nothing wrong with achieving land use
patterns of this nature as long as appropriate transition (buffer) areas are
accomplished. The one area which seems to raise the most concern is
between 5th Street on the north, Highway 169 on the west, County Road No.
12 on the east, and County Road No. 13 on the south. This area includes the
existing single family homes, apartments, Ron's Foods and the City's former
liquor store site. Although it is difficult to pinpoint what exactly may happen
in the future, the changes in the vicinity of this area suggest that there may
be some type of redevelopment in the future. Under that scenario, the
proposed business park zoning would be an acceptable complimentary use.
Recommendation
It is recommended the Planning Commission recommend approval of the
requested rezoning from R1c (Single Family Residential) to BP (Business
Park) based on the following findings:
f.,\shrdoc\planning\pc\zc98-4.doc
Memo to Planning Commission/W 98-4
April 28, 1998
Page 3
------------------
1. The land use plan and rezoning will be consistent with the
Comprehensive Plan and Economic Development Strategic Plan to
expand the industrial tax base in the City.
2. With the realignment of County Road No. 13, conditions have changed
to warrant a change in the land use and zoning designations.
3. The subject property is planned to have adequate access including a
signalized intersection to accommodate the expected traffic to serve the
future industrial sites.
4. The area is included within the urban service district which is a major
criteria for identifying available industrial opportunities.
5. The area to be rezoned is bordered on three sides by roadways which
will provide both a measurable distance and opportunity for buffering
from adjacent land uses.
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16. B -P Business Park
STATEMENT OF PURPOSE: The Business Park District is established
to encourage a planned, integrated environment for certain
industrial, office, and limited commercial uses which are
compatible with and compliment each other as well as the
surrounding land uses.
It is the intent of this ordinance that development reflects
common themes using compatible architectural design and
consistency in signage, landscaping, and lighting. It is also
the intent to encourage businesses which generate a high number
of jobs per square foot rather than predominately warehouse type
uses.
A. Permitted Uses
i. Light manufacturing
ii. Research and development laboratories
Governmental, business, and professional offices
iv. Mail order operations
V. Telecommunication operations
vi. Financial institutions
vii. Personal service establishments
ix. Health athletic clubs
X. Restaurants (Class I)
9.40
B. Accessory Uses:
i. Off-street parking lots or facilities
ii. Private recreational facilities
iii. Public shelters and essential services
C. Conditional Uses:
i. Any permitted use which involves more than 30%
warehouse space
ii. Hotels and motels
iii. Licensed day care facilities
iv. Retail shops and stores which compliment and
serve the Business Park subject to the standards set
forth in 2(j) below.
V. Vocational, technical, and trade schools
vi. Motor vehicle specialty service stations
vii. Multiple buildings on a lot
viii. Above ground storage tanks
STANDARDS:
A. Minimum lot size - one and one-half (1 1/2) acres
B. Building setbacks (minimum)
i. Front Yard - Thirty-five (35) feet, or one-half
(1/2) the total building height whichever is greater.
ii. Side Yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
iii. Rear Yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
iv. All setbacks shall be determined from the planned
right-of-way (ROW), as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations.
C. Parking Lot Setbacks (minimum)
i. Front Yard - Twenty-five (25) feet.
9.41
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ii.
Side
Yard
- Twenty
(20)
feet.
Rear
Yard
- Twenty
(20)
feet.
iv. All setbacks shall be determined from the planned
right-of-way (ROW), as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations.
Loading Spaces /Overhead Doors
i. Loading spaces/overhead doors shall be located
primarily in designated rear yards and secondarily in
designated side or front yards as approved by the
Zoning Administrator.
ii. Loading spaces and overhead doors should be
designed to be compatible with the principle building.
Architectural techniques should be employed to reduce
visual impacts from adjacent properties and roadways.
Dumpsters/Refuse Enclosures
i. All dumpsters shall be completely screened from
public view by using enclosures constructed of similar
material as the principal building.
ii. Refuse enclosures shall include gates and be
located in designated rear or side yards.
Roof -Top/Ground Electrical Equipment
All utility equipment shall either be:
i. Screened from the eye level view of adjoining
properties by use of exterior wall(s) and/or
landscaping; or,
ii. Painted to match or complement the building
structures; or,
iii. incorporated into an architectural design, as
approved by the Zoning Administrator.
Architectural Standards
i. Major exterior surfaces of all walls shall be
face brick, stone, glass, stucco, architecturally
treated concrete cast in place or pre -cast panels,
decorative block, or architectural metal, or approved
equivalent, as determined by the Zoning Administrator.
Landscaping
9.42
i. Not withstanding the provisions of Section
900.30, the following requirements shall be met:
a. Of the total number of overstory trees
required, a minimum of twenty-five percent (25%)
shall be ornamental trees and twenty five percent
(25%) shall be conifer trees.
b. A landscaping credit of up to twenty-five
percent (25%) may be given to a site plan which
contains exterior sculptures, fountains, ponds
beyond those required for storm drainage and
other site enhancements as approved by the Zoning
Administrator.
C. Underground irrigation shall be installed
within the front yard and all landscaped areas
adjacent to a public right -of -.way.
I.
Signage
i. Not withstanding the provisions of Section
900.22, the following requirements shall be met:
a. All freestanding signage shall be of a
monument style sign and have a maximum size of
sixty-four (64) square feet and height of eight
(8) feet.
b. One (1) on -premise business wall sign per
occupancy, not to exceed two (2) square feet in
sign area for each linear foot of the building
frontage up to a maximum of one hundred and
twenty-eight (128) square feet per occupancy is
permitted.
J. Standards for Retail Shops and Stores
i. Freestanding retail shops and stores shall be
limited to those which compliment other uses within
the business park, provide a service to those other
businesses, and shall not exceed 20,000 square feet in
size.
ii. Retail/wholesale sales incidental to products
manufactured, assembled, or warehoused on the
premises, may be permitted as an accessory use
provided no more than ten percent (108) of the
building is used for retail/wholesale sales.
K. Hazardous Material
iri. Any business which involves the handling or
storage of hazardous material shall provide data
9.43
information sheets to the City for review and receive
appropriate permits from applicable agencies.
gilffia PROPOSED TRANSPORTATION AND
U71UTY CORRIDOR
EAST ELK RIVER
UTILITY ALIGNMENTS
0m(m