7.5. SR 10-17-1994
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ITEM NO. 7.5.& 7.6
River
MEMORANDUM
DATE:
MAYOR AND CITY COUNCIL
STEVEN B. ACH ~/
OCTOBER 17, 1994
TO:
FROM:
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT AND REZONING BY
RIVERSIDE DEVELOPMENT
COMPANY - PUBLIC HEARING CASE
NO. LUA 94-7 AND ZC 94-11
REQUEST
Riverside Development Company is requesting:
B.
A comprehensive land use plan amendment changing the land use
from MR (Medium Density Residential) to HB (Highway Business),
and,
Rezoning from R1c (Single Family Residential) and PUD (Planned
Unit Development) to C3 (Highway Commercial)
A.
.
LOCATION
The general location is the southeast corner of Highway 169 and 193rd
Avenue. More specifically, a strip of land approximately one hundred (100)
feet in width along the southeast border of Oak Pare Plaza.
ZONING I LAND USE
Rlc (Single Family Residential) and PUD (Planned Unit Development) I MR
(Medium Density Residential)
ATTACHMENTS
Report to the Planning Commission dated 9/27/94.
Resolution No. 94-_
Ordinance No. 94-_
.
P.O. Box 490. 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
OVERVIEW OF REQUESTS
The application to amend the Comprehensive Land Use Plan Amendment
has been submitted for two reasons:
· To change the land use on a portion of Oak Park Plaza that is currently
zoned C3 (Highway Commercial),however has a land use of Medium
Density Residential.
. The second part of this land use plan amendment is to change the land
use for a portion of Outlot A of Cherryhill Bluffs to coincide with a
proposed rezoning to Highway Commercial of that same property.
In reviewing these applications it certainly makes sense to provide
consistency between the Comprehensive Land Use Plan map and the zoning
map. Therefore, amending the land use on that portion of Oak Park Plaza
that is presently zoned commercial could be considered a formality to provide
consistency between the two maps.
.
However, that portion of Outlot A in Cherryhill Bluffs that it proposed to
have the land use plan amendment certainly has some points worth noting.
First of all, this area would be on the east side of the natural ridge which
currently parallels the southeast property line of Oak Park Plaza. As
discussed in the previous two applications, this ridge creates a natural buffer
between the commercial and residential to the east. If the City Council
decided to deny the preceding vacation requests, this Comprehensive Land
Use Plan application takes on less significance because the property could not
be developed as long as the drainage and utility easement is in place.
Therefore, nothing would be lost if the City Council decided to approve the
Comprehensive Land Use Plan amendment as requested by Riverside
Development because this area would still be retained with a drainage and
utility easement and the natural ridge line and wooded area would still be
protected from any development activity. This same argument holds true for
the proposed rezoning.
.
Upon reviewing these two applications staff believes that the rezoning and
comprehensive land use plan amendment for that portion of the property that
is intended to be platted as Lot 1, Block 1 is a logical extension along
Highway 169. On the other hand, extending the commercial land use and
zoning designation into Outlot A of Cherryhill Bluffs without the protection
of a drainage and utility easement will likely expand the commercial
development of that area and move the commercial activity closer to the
residential to the east. Therefore, if the drainage and utility easements were
vacated in their entirety, staff would have a concern with the rezoning
request.
c:council:1ua94-7x
. PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approving the comprehensive land
use plan amendment and rezoning as set forth in the staff report with two
conditions:
1. Both the land use plan amendment and zoning change are conditioned
upon the proposed plat for Hillside Crossing South being approved.
2. The drainage and utility easements be maintained and vacation of
these easements be delayed until a development plan has been
submitted.
RECOMMENDATION
If the City Council did not vacate the drainage and utility easement within
Outlot A of Cherryhill Bluffs Addition, it is recommended that the City
Council approve both the comprehensive land use plan amendment and
rezoning request as set forth below:
.
A.
RESOLUTION NO. 94-_ APPROVING THE LAND USE PLAN
AMENDMENT FROM MR (MEDIUM DENSITY RESIDENTIAL)
TO HB (HIGHWAY BUSINESS) BASED ON THE FOLLOWING:
1. EXTENDING THE COMMERCIAL LAND USE ALONG
HIGHWAY 169 FURTHER SOUTH TO INCLUDE THE
REMAINING UPLAND AREA IS A LOGICAL
EXTENSION.
2. THE LAND USE PLAN AMENDMENT WILL NOT HAVE A
DETRIMENTAL AFFECT ON SURROUNDING
PROPERTIES.
3. CONDITIONS HAVE CHANGED WITH RESPECT TO
SEWER AND WATER EXTENSIONS, COMMERCIAL
DEVELOPMENT ACTIVITY, AND THE PLATTING OF
PROPERTY AROUND THIS AREA TO WARRANT A
CHANGE IN THE LAND USE.
4. THE LAND USE PLAN AMENDMENT WILL BE
CONSISTENT WITH THE CURRENT ZONING
DESIGNATION OF C3 (HIGHWAY COMMERCIAL).
.
c:counci1:lua94-7x
.
B. ORDINANCE NO. 94-_ APPROVING THE REZONING FROM
R1C (SINGLE FAMILY RESIDENTIAL) AND PUD (PLANNED
UNIT DEVELOPMENT) TO C3 (HIGHWAY COMMERCIAL)
BASED ON THE FOLLOWING:
1. THE REZONING WILL BE CONSISTENT WITH THE
AMENDED COMPREHENSIVE LAND USE PLAN.
2. THE REZONING WILL NOT HAVE A DETRIMENTAL
IMPACT ON THE HEALTH, SAFETY, OR WELFARE OF
THE SURROUNDING PROPERTIES.
3. REZONING IS A LOGICAL EXTENSION OF THE
COMMERCIAL AREA GIVEN THE PHYSICAL AND
NATURAL SURROUNDING FEATURES.
4. REZONING TO C3 (HIGHWAY COMMERCIAL) IS
CONSISTENT WITH THE ZONING DESIGNATION
IMMEDIATELY TO THE NORTH AND WOULD BE A
MINOR EXTENSION.
.
CONDITION NO.1
BOTH THE LAND USE PLAN AMENDMENT AND ZONING
CHANGE ARE CONDITIONED UPON THE PROPOSED PLAT
FOR HILLSIDE CROSSING SOUTH BEING APPROVED.
CONDITION NO.2
ALL DRAINAGE AND UTILITY EASEMENTS BE MAINTAINED
AND ANY VACATION BE DELAYED UNTIL A DEVELOPMENT
PLAN HAS BEEN SUBMITTED.
.
c:counci1:lua94-7x
.
CITY OF ELK RIVER
RESOLUTION NO. 94 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM
MR (MEDIUM DENSITY RESIDENTIAL)
TO HB (HIGHWAY BUSINESS)
CITY OF ELK RIVER
CASE NO. LUA 94-7
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2,
prescribes the procedure for amending the Comprehensive Plan, and
WHEREAS, the Planning Commission held a public hearing on
September 27, 1994, and recommended approval regarding the Comprehensive
Plan amendment request for the property legally described as:
.
See attached Exhibit A
and,
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the change to be in general conformance to the
adopted Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of Elk River that the Land Use Plan be amended to change the property as
described above from MR (Medium Density Residential) to HB (Highway
Business) based on the following:
1. EXTENDING THE COMMERCIAL LAND USE ALONG
HIGHWAY 169 FURTHER SOUTH TO INCLUDE THE
REMAINING UPLAND AREA IS A LOGICAL
EXTENSION.
2.
THE LAND USE PLAN AMENDMENT WILL NOT HAVE A
DETRIMENTAL AFFECT ON SURROUNDING
PROPERTIES.
.
.
3.
CONDITIONS HAVE CHANGED WITH RESPECT TO
SEWER AND WATER EXTENSIONS, COMMERCIAL
DEVELOPMENT ACTIVITY, AND THE PLATTING OF
PROPERTY AROUND THIS AREA TO WARRANT A
CHANGE IN THE LAND USE.
4. THE LAND USE PLAN AMENDMENT WILL BE
CONSISTENT WITH THE CURRENT ZONING
DESIGNATION OF C3 (HIGHWAY COMMERCIAL).
PASSED by the City Council of the City of Elk River this _ day of
.1994.
Henry A Duitsman, Mayor
ATTEST:
.
Sandra A. Thackeray, City Clerk
.
s:document:resol:lua94- 7
.
ORDINANCE 94-_
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO ZONE CERTAIN PROPERTY FROM
R1C (SINGLE FAMILY RESIDENTIAL)
AND PUD (PLANNED UNIT DEVELOPMENT)
TO C3 (HIGHWAY COMMERCIAL)
CASE NO. ZC 94-11
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map ofthe City of Elk River is
hereby amended to zone the property described as: See attached exhibit A
based on the following findings:
1. THE REZONING WILL BE CONSISTENT WITH THE
AMENDED COMPREHENSIVE LAND USE PLAN.
2.
THE REZONING WILL NOT HAVE A DETRIMENTAL
IMPACT ON THE HEALTH, SAFETY, OR WELFARE OF
THE SURROUNDING PROPERTIES.
.
3. REZONING IS A LOGICAL EXTENSION OF THE
COMMERCIAL AREA GIVEN THE PHYSICAL AND
NATURAL SURROUNDING FEATURES.
4. REZONING TO C3 (HIGHWAY COMMERCIAL) IS
CONSISTENT WITH THE ZONING DESIGNATION
IMMEDIATELY TO THE NORTH AND WOULD BE A
MINOR EXTENSION.
Section 2. 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
the City of Elk River.
, 1994, by the City Council of
Henry A. Duitsman, Mayor
ATTEST:
. Sandra A. Thackeray, City Clerk
c:document:zc94-11
EXHIBIT A
.
..
That part of Outlot A of the duly recorded plat of CHERRYHILL
BLUFFS, Sherburne County, Minnesota; and that part of the West
Half of the Southwest Quarter of Section 27, Township 33,
Range 26, said Sherburne County; described as follows:
Beginning at the Southwest corner of Lot 3, Block 1, said
CHERRYHILL BLUFFS; thence North 88 degrees 14 minutes 17
seconds East along the South line of said Lot 3, Block 1, for
a distance of 65.00 feet; thence South 1 degree 45 minutes 43
seconds East for a distance of 241.48 feet; thence South 87
degrees 18 minutes 28 seconds West for a distance of 330.92
feet; thence South 39 degrees 56 minutes 28 seconds West for
a distance of 157.33 feet, more or less, to intersect a line
bearing North 2 degrees 41 minutes 32 seconds West from a
point on the South line of said Outlot A, CHERRYHILL BLUFFS,
a distance of 116.17 feet east of the Southwest corner of said
Outlot A, as measured along said South line; thence South 2
degrees 41 minutes 32 seconds East for a distance of 198.28
feet, more or less, to said point on said South line of Outlot
A; thence continue South 2 degrees 41 minutes 32 seconds East
for a distance of 150.00 feet; thence South 87 degrees 18
minutes 28 seconds West for a distance of 348.24 feet, more or
less, to intersect the Easterly line of the right-of-way of
U.S. Highway No. 169; thence northerly along said Easterly
line of the Highway right-of-way for a distance of 155.70
feet, more or less, to intersect the South line of the duly
recorded plat of OAK PARC PLAZA, said Sherburne County, also
being the westerly extension of said South line of Outlot A,
CHERRYHILL BLUFFS; thence North 87 degrees 18 minutes 28
seconds East along said South line of OAK PARC PLAZA for a
distance of 273.83 feet to said Southwest corner of Outlot A;
thence North 6 degrees 42 minutes 28 seconds East along part
of the Westerly line of said Outlot A for a distance of 177.00
feet; thence North 15 degrees 47 minutes 28 seconds East along
part of said Westerly line of Outlot A for a distance of 90.00
feet; thence North 39 degrees 56 minutes 28 seconds East along
the Northwesterly line of said Outlot A for a distance of
189.00 feet; thence North 87 degrees 18 minutes 28 seconds
East along part of the North line of said Outlot A for a
distance of 304.57 feet; thence North 1 degree 45 minutes 43
seconds West along a part of the West line of said Outlot A
for a distance of 157.52 feet to the Point Of Beginning.
.
containing 3.03 acres, more or less. Subject to easements of
record, if any.
.
SC 08: /OPPlz2rv.Rzn
9/08/94
File 16294.20-08
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AGENDA ITEM 5.4
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MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER~~
FROM:
DATE:
SEPTEMBER 27, 1994
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT AND REZONING BY
RIVERSIDE DEVELOPMENT CO.,
PUBLIC HEARING, CASE NO. LUA 94-7
AND ZC 94-11
REQUEST
Riverside Development Company is requesting:
A.
A comprehensive land use plan amendment changing the land use
from MR (Medium Density Residential) to HB (Highway Business),
and,
Rezoning from Rlc (Single Family Residential) and PUD (planned
Unit Development) to C3 (Highway Commercial)
.
B.
LOCATION
The general location is the southeast corner of Highway 169 and 193rd
Avenue. More specifically, a strip of land approximately one hundred (100)
feet in width along the southeast border of Oak Parc Plaza.
ZONING I LAND USE
R1c (Single Family Residential) and PUD (planned Unit Development) I MR
(Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map, Plat
Illustrating Area to be Amended
.
P.O. Box 490 · 13065 Orono Parkway. Elk River, MN 55330 . (612) 441-7420 . Fax: (612) 441-7425
.
.
.
Riverside Development
September 27, 1994
Page 2
ANALYSIS
The existing land use plan and zoning boundaries are currently inconsistent
with one another. The zoning boundary follows along the south, southeast,
and east property lines of Oak Parc Plaza plat. On the other hand, the land
use designation only covers the western portion of the commercially zoned
property. Riverside Development is requesting to adjust both the land use
plan and zoning line to accommodate their development plans for the
proposed Lot 1, Block 1, and eventually, Outlot B. At the same time, the
request will provide consistency between the two maps.
The adjustment to the land use plan and zoning map to create Lot 1, Block 1,
is a logical extension in that it includes the remaining upland area before
reaching the large wetland basin to the south. On the other hand, the
proposed area to be rezoned along the southeast property line raises a few
concerns.
First of all, this area would be on the east side of the natural ridge which
currently parallels the southeast property line. This ridge creates a natural
buffer between the commercial and residential to the east. By rezoning the
property east of the ridge to commercial, this expands the area of commercial
which provides additional opportunities for development. Therefore,
commercial development could possibly encroach into, and upon the ridge if
the rezoning and land use plan amendment were approved.
Conversely, it should be pointed out that there is a forty (40) foot building
setback from the southeast property line. This setback in itself will assist in
protecting the natural buffer. However, if the requested applications are
approved, the ridge and natural buffer can be protected through the use of
easements as part of platting the property.
Lastly, if the Planning Commission doesn't agree with expanding the C3
(Highway Commercial) zoning district closer to the residential area and
beyond the natural buffer, consideration should be given to amending the
land use to be consistent with the current zoning boundary.
lua94-7.pc
Riverside Development
September 27, 1994
Page 3
---------------...---------------
.
RECOMMENDATION
It is recommended the Planning Commission recommend the following:
A. APPROVING THE LAND USE PLAN AMENDMENT FROM MR
(MEDIUM DENSITY RESIDENTIAL) TO HB (HIGHWAY
BUSINESS) BASED ON THE FOLLOWING:
1. EXTENDING THE COMMERCIAL LAND USE ALONG
HIGHWAY 169 FURTHER SOUTH TO INCLUDE THE
REMAINING UPLAND AREA IS A LOGICAL
EXTENSION.
2. THE LAND USE PLAN AMENDMENT WILL NOT HAVE A
DETRIMENTAL AFFECT ON SURROUNDING
PROPERTIES.
.
3. CONDITIONS HAVE CHANGED WITH RESPECT TO
... .'. . SEWER AND WATER EXTENSIONS, COMME.RClAL
4..__u..n.-DEVELOPMENT ACTIVITY, AND THE PLATTING OF
PROPERTY AROUND THIS AREA TO WARRANT A
CHANGE IN THE LAND USE.
4. THE LAND USE PLAN AMENDMENT WILL BE
CONSISTENT WITH THE CURRENT ZONING
DESIGNATION OF C3 (HIGHWAY COMMERCIAL).
B. APPROVING THE REZONING FROM RIC (SINGLE FAMILY
RESIDENTIAL) AND PUD (PLANNED UNIT DEVELOPMENT)
TO C3 (HIGHWAY COMMERCIAL) BASED ON THE
FOLLOWING:
1. THE REZONING WILL BE CONSISTENT WITH THE
AMENDED COMPREHENSIVE LAND USE PLAN.
2. THE REZONING WILL NOT HAVE A DETRIMENTAL
IMPACT ON THE HEALTH, SAFETY, OR WELFARE OF
THE SURROUNDING PROPERTIES.
3.
REZONING IS A LOGICAL EXTENSION OF THE
COMMERCIAL AREA GIVEN THE PHYSICAL AND
NATURAL SURROUNDING FEATURES.
.
lua94-7.pc
.
.
.
Riverside Development
September 27, 1994
Page 4
4. REZONING TO C3 (HIGHWAY COMMERCIAL) IS
CONSISTENT WITH THE ZONING DESIGNATION
IMMEDIATELY TO THE NORTH AND WOULD BE A
MINOR EXTENSION.
lua94-7.pc
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COMPREHENSIVE LAND USE MAP
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Central Business .
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Light Industrial
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P
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A
LR
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Open Space
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LUA 94.7
CASE
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