7.10. SR 11-21-1994
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ITEM 7.10.
MEMORANDUM
River
TO:
MAYOR & CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
NOVEMBER 21, 1994
SUBJECT: CONCEPT PLAN OF COUNTRY RIDGE
PARTNERSHIP'S PROPERTY AT THE
SOUTHWEST CORNER OF HIGHWAY
10 AND JOPLIN STREET
FROM:
DATE:
Backi!round
.
Country Ridge Partnership has made application to the City requesting to
amend the comprehensive land use plan map and rezone approximately 13
acres at the southwest corner of Joplin Street and Highway 10 (see
Attachment A). The request would specifically rezone approximately 13
acres from the current zoning designation ofB-P (Business Park) to C-3
(Highway Commercial District). Prior to presenting this application to the
Planning Commission, the property owner and staff met to discuss possible
options to develop the subject property under the current Business Park
zoning district. During those meetings, staff has informed Mr. Emmerich
that a rezoning to C-3 raises several issues and that it would be preferred
that any commercial development adhere to the business park standards.
Based on these discussions, Mr. Emmerich asked that his applications be
tabled from the Planning Commission agenda and delayed a month to allow
him the opportunity to work out some development schemes illustrating how
the subject property could be utilized as both commercial and business park.
An a lvsis
Over the past couple of weeks, staff has taken the opportunity to look at a
more comprehensive overview of the first phase of the business park which
extends west of Joplin Street to the County Government Center. This
comprehensive approach examined possible frontage road alignments and
how properties could be further subdivided. Several factors were taken into
consideration such as:
.
. Limiting access to 183rd Avenue;
. Creating a buffer between the business park and residential;
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
· Orienting the commercial activity towards the intersection of
Highway 10 and Joplin;
. Providing the business park some direct exposure to
Highway 10 and allowing a contiguous flow as the business
park moves towards the west.
. Establishing a frontage road and Joplin Street intersection
approximately 300' - 400' south of Highway 10.
Based on these parameters, two preliminary concept plans have been
prepared which illustrate approximately 7 to 8 acres of Mr. Emmerich's
property dedicated towards commercial development under the business park
standards while the balance would be utilized for those office/light industrial
type uses.
Attached are the two concept plans (Attachment B and Attachment C) that
illustrate two development options for Mr. Emmerich's property. Staffwill
provide additional discussion on these two options at Monday night's
meeting.
Adovtini! a Concevt Plan
.
The primary purpose in presenting these concept plans before the City
Council this evening is to reach some consensus relative part to the amount
of Mr. Emmerich's property that could be devoted to commercial activity
under the Business Park zone. If the Council is able to endorse some concept
plan identifying a specific area and number of acres that can be devoted to
commercial under the business park standard, Mr. Emmerich will have a
higher level of assurance as to how he can market his property and search for
perspective tenants to fit the development scheme for his property.
Staff believes by identifying a 7 to 8 acre area oriented towards the
intersection of Highway 10 and Joplin Street will provide the perfect
opportunity for commercial development. By limiting the amount of
commercial to the identified acreage on the concept plans, a sufficient
amount of land will be left for business park purposes and, therefore, would
not destroy the integrity or intent of the business park.
Recommendation
.
It is recommended the City Council consider endorsing a "concept plan"
under the Business Park zoning for Country Ridge Partnership's property at
the southwest corner of Joplin and Highway 10. The concept plan shall
include the following:
.
· 7-8 acres at the northeast corner to be utilized as commercial under the
Business Park standards.
. A frontage road which has an intersection with Joplin approximately 300'
to 400' south of Highway 10 right-of-way.
. Road access and frontage onto 183rd Avenue be restricted.
council:crconcep
.
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