5.3.A SR 10-08-2007Item# 5.3 A
ver
MEMORANDUM
TO: City Council
FROM: Jeremy Barnhart, Planning Manager
DATE: October 8, 2007
SUBJECT: Consideration of Rezoning to Permit Business Office and
Outdoor Storage in Outlot A Aggregate Commercial
The potential property owner of Outlot A Aggregate Commercial proposes a rezoning that
would permit the construction of a business office and associated outside storage. The owner
conceptually envisions tilt up concrete panels, ox similar construction. 'They desire initial
comments from the City Council. Originally, they are requesting input on whether the
Council would permit construction of a business office and outdoor storage area on the
subject property. However, the zoning ordinance does not permit the use they proposed,
requiring a rezoning. The property is currently zoned A-1 (ME), and lies on the east side of
Highway 169, in the area of 219`'' avenue. The use they propose is more consistent with an I-1
ox I-2 zoning district; therefore, the zoning district would likely need to be I-1 ar I-2. Further
information is attached.
This property is located in the middle of the Commercial Reserve area identified by the
Comprehensive Plan fox "future coxmnexcial development", and being "well suited fox
highway business uses."
The Council has expressed a desire in the recent past to develop a master plan fox the area,
including the mining area on the west side of Highway 169, to facilitate a high quality
development. If this is still the goal, then every attempt should be made to defer development
in the area until a plan is completed and accepted. Any interim development only waters
down the maximum efficiency of the area; fox example, the Gateway property, while vacant,
has wetlands and irregular boundaries, which reduces the efficiency of the 60-90 acre parcel.
While it is noted that there is no moratorium in place to stop development, and certain
development will likely happen in the area, especially if the property is not rezoned to
Transitional Commercial Reserve, the Council is under no obligation to rezone the property
to a `development' zone, encouraging more development. Before any rezoning to a non
transitional zone, staff would strongly recommend the CouncIl complete and adopt a land use
plan that identifies key issues such as access and internal circulation, land uses, natural
resources, and design standards.
S:\P LANNINC\i Case Piles\Coneepts\Memo W Council RE Aggregate Commeroial 10-8-07.doc
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September 4, 2007
Jeremy Barnhart, AICP
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
SATHRE-BERGOUIST, INC.
BROADWAY, WAYZATA, MINNESOTA,
476-6000 FAX (952) 476-010
~~p ~ ~ 2407
RE: Outlot A-Aggregate Commercial
Elk River, Minnesota
Jeremy,
First, thank you for meeting with Mr. Scott Weidema, Mr. Bill Ramsay and myself on Tuesday
August 21, 2007. We discussed the Aggregate Commercial Plat, specifically Outlot A of this plat.
Mr. Weidema has interest in purchasing Outlot A for the purpose of building a Construction
Business Office with a Maintenance Shop. A portion of the remainder of the site would be used
for outdoor storage of construction materials and parking of construction equipment, trucks, and
trailers.
Per our discussion the site is currently Zoned A-1 Agricultural Conservation District, with the
potential that at some point in the future the City of Elk River could change this to the Commercial
Reserve Transitional Zoning District. We also understand that there maybe future development
considerations that may require alterations to U.S. Highway No. 169 and the addition of Frontage
Roads to provide access to this parcel and adjacent parcels of land. In our professional opinion
these future requirements can be planned for and anticipated through our site plan review.
Therefore, Mr. Weidema would like to request that the City of Elk River consider the proposed
Construction Business Use-at<this particular location through the use of an Interim or Conditional
Use Permit or possibly a Variance. Mr. Weidema understands that any outdoor storage
associated with the Construction Business may need to be terminated when future development
occurs in this area of the City of Elk River. He is willing to, as part of the approvals to coordinate
contemplated future frontage easements and appropriate locations. The City's approvals could
address the Timing Issues, the Site Condition Issues, the Zoning Issues, the Date of Termination,
and any other Appropriate Conditions.
We would like the opportunity to discuss this proposed Construction Business use of the property
with the Planning Commission and or City Council. This could be done at an Open Forum, as a
General Business Item at an upcoming Planning Commission meeting or at an upcoming Work
Session.
Enclosed is a Land Use Application Form with the Property Information, Applicant Information, and
Property Owner Information.
Please let me know if you need any additional information.
Sincerely,
Saterrgquist, Inc. e,
Robert S. Molstad, P.E
File: 95191-003
September 11, 2007
Mt. Robert S. Molstad, P.E.
Sathte Betgquist, Inc.
150 South Broadway,
Wayzata, MN 55391
Dear Mx. Molstad:
I am in receipt of your letter of September 4, 2007, requesting an opportunity to discuss your
proposed business on property zoned A-1. Thank you fox your information.
As we discussed during out meeting, the use you propose is not pemvtted as either a pemutted ox
conditional use in the A-1 zoning district. Because of this, I cannot process your request and
either of those uses. To allow your use as proposed, the City Council must either approve a
rezoning of the property to I-1 ox I-2, ox amend the A-1 zoning district to allow the use as you
describe. Since these options represent a departure from the City Council direction, it is
advantageous to discuss them with the Council at the next available workshop, prior to submitting
a formal application. This meeting will be Monday, October 8'". I will foxwazd your letter of
request to the Council. If you woukl like to include additional information to the Council, please
do so by Monday, October 1~`. This meeting will be your best opportunity to "sell your pxojecP'
to the City Council
As I stated during our meeting, I don't believe your use is appropriate in this azea, until at least the
Council has completed at least minnnal land use p>2t11ng, which is not expected to be completed
prior to 2008.
Sincerely,
Jeremy Barnhart, AICP
Planning Manager
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.elk-river.mn. us
13065 Orono
Parkway
Elk River, MN 55330
~r``~as suq`~ SATHRE-BERGOUIST, INC.
m 150 SOUTH BROADWAY, WAYZATA, MINNESOTA,
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s P~P~
September 27, 2007
Jeremy Barnhart, AICP
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
RE: Outlot A -Aggregate Commercial
Elk River, Minnesota
Jeremy,
Enclosed are eight (6) packages of the following items -
• Potential Building Profiles
• Site Map
• Parcel Location Map
• Watershed Map
• Soils Map
• Final Plat-Aggregate Commercial
• A-1: Agricultural Conservation District (current zoning)
Please distribute the packages to the City Council. We are looking forward to presenting and
discussing our potential project at the City Council Workshop on Monday October 6'h.
If you need any additional copies please contact me at 952-476-6000.
Sincerely,
Sathre-Bergquist, Ina ,
/-7 ~ ~~^
~7~ J . ~1;
Robert S. Molstad, P.E.
File: 95191-003
cc: Scott Weidema, SR Weidema, Inc.
DIVISION 9. OTHER NONOVERLAY DISTRICTS
DIVISION 9. OTHER NONOVERLAY DISTRICTS
Subdivision I. In General
Sec. 30-1562. A-1 agricultural conservation district.
Page 1 of 7
(a) Purpose. The agricultural conservation district is established for the purpose of preserving,
promoting, maintaining, and enhancing the use of land for commercial agricultural purposes, to
prevent scattered and leap-frog nonfarm growth, and to protect expenditures for such public
services as roads and road maintenance, and police and fire protection.
(b) Permitted uses. Permitted uses in the A-1 district are as follows:
(1) Agricultural uses (five-acre minimum lot size).
(2} Public parks, playgrounds and open space.
(3) Facilities for flood and erosion control.
(4) Horticultural uses.
(5) Golf courses and country clubs.
(6) Single-family dwellings.
(7) Model homes in compliance with section 30-800.
(8) Licensed day care facilities for 12 or fewer children.
(g) Permitted home occupations.
(10) Truck tractor and/or trailer parking (non-platted parcels five acres in size or
greater).
(11) Open space preservation development plats (residential clustering).
(12) Bed and breakfasts establishments shall be allowed as a permitted use, subject to
site plan review, provided the use complies with the following criteria:
a. Off street parking shall be provided at a rate of one space per guest room
plus those required for the single-family use. Apiggy-backed or tandem parking
arrangement is permitted.
b. Off street parking shall be provided on an existing driveway.
c. Signage shall be limited to one freestanding sign, not to exceed four feet in
height and eight square feet in size, and one wall sign not to exceed four square
feet in size. Signs shall not be illuminated.
d. The exterior appearance of the structure shall not be altered from its single-
family character.
e. The proposal shall comply with all building and fire code requirements.
If the proposed bed and breakfast business does not comply with one or more of
the above criteria, it will require a conditional use permit.
(c) Accessory uses. Accessory uses in the A-1 district are as follows:
DIVISION 9. OTHER NONOVERLAY DISTRICTS
Page 2 of 7
(1) Accessory farm structures.
(2) Public shelters and essential services.
(3) Garages and sheds, including metal-skinned buildings.
(4) Private recreational facilities.
(5) Private kennels.
(d) Conditional uses. Conditional uses in the A-1 district are as follows:
(1) Commercial recreational facilities.
(2) Campgrounds.
(3) Feedlots.
(4) Institutional uses.
(5) Roadside sales stands.
(6) Veterinary clinics and commercial kennels.
(7) Cemeteries and memorial gardens.
(8) Conditional home occupations.
(9) Airports.
(10) Business and professional offices.
(11) Temporary mobile homes consistent with subdivision I of division 5 of this article.
(12) Licensed day care facilities for 13 or more children in institutional buildings.
(13) Agricultural uses (less than five-acre lot size).
(14) Truck tractor and/or trailer parking (platted parcels or parcels less than five acres
in size).
(15) Wind generators.
(16) Cooperative gardening in preserved open space.
(17) Horticulture and floriculture services in preserved open space.
(18) Private stables in preserved open space.
(19) Wayside stands in preserved open space.
(20) Landscaping contractors yard provided that:
a. The use is on unplatted property.
b. Screening of outdoor storage areas is provided if the outdoor storage area is
within 50 feet of a property line.
(21) Cemeteries minimum lot size four acres.
(Code 1982, § 900 .12(4); Ord. No. 99-32, § 2(900.12(4)(A), (4)(C)), 11-15-1999; Ord. No. 01-01, § 2, 1-
16-2001; Ord. No. 03-16, § 2, 10-20-2003; Ord. No. 05-05, § 5, 3-21-2005; Ord. No. 05-08, § 1, 4-4-
2005)
Sec. 30-1563. PF public facilities district.
8/22/2007
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