7.5. & 7.6. SR 01-23-1995
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ITEMS 7.5. & 7.6.
MEMORANDUM
DATE:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~?
JANUARY 23,1995
TO:
FROM:
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT AND REZONING BY
TOM AND SARA HARTMAN/GUARDIAN
ANGELS OF ELK RIVER, INC.
ISSUE
The applicants are requesting:
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(a) A comprehensive land use plan amendment, changing the land use
from MR (Medium Density Residential) to HB (Highway Business),
and;
(b) Rezoning from Rlc (Single Family Residential) and R2b (Two-Family
Residential) to C3 (Highway Commercial).
LOCATION
Northwest corner of U.S. Highway 10 and Joplin Street extension.
ATTACHMENTS
Resolution 95-_, Ordinance 95-_, report to the Planning Commission
dated 12/27/94.
OVERVIEW
As development of the western area begins to occur, certain road alignments
are currently being planned to guide development and subdivisions of land.
One of the important components of the transportation plan in this area will
be a frontage road system both north and south of Highway 10. Although no
final decision has been made on the exact alignment, these two frontage
e roads will have to be designed in accordance with certain engineering
13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
Memo to Mayor and City Council
January 23, 1994
Page 2
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standards to accommodate projected traffic counts and allow for appropriate
intersection improvements to occur.
The future alignment of these frontage roads may naturally create areas that
will influence the type of land use. The comprehensive plan amendment and
rezoning application before the City Council is one example where the
anticipated frontage road alignment has created a 3 to 4 acre parcel of
property which may warrant a zone change. The location of this property
between these two roadways and adjacent to a signalized intersection at
Joplin and Highway 10 makes this a logical location for some type of
commercial land use. The advantage of the frontage road is a physical
boundary is present to define the change in land use, residential to the north
and commercial to the south.
C-3 ZONING DISTRICT
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The one concern staff has with the rezoning request relates to the type of
uses that are allowed under the C-3 zoning designation. The C-3 zoning
designation allows for a wide range of uses, some of which may not be
appropriate for this location nor compatible with the residential area
immediately to the north and northwest. A majority of these uses which may
create a potential problem are listed as conditional uses and would require
Planning Commission and City Council review. Therefore, through this
review process the Planning Commission and City Council could attach
certain conditions which would make the proposed use compatible with the
residential and other surrounding land uses.
As discussed by the Steering Committee, another commercial zoning district
may have to be created to provide for a more limited type of commercial
district that would have less of an impact on the residential areas. This new
district may be referred to as either a neighborhood or community-type
commercial with the intent of providing land use opportunities for businesses
designed to serve the immediate vicinity, as opposed to regional-type
commercial uses (i.e. C-3 district). The subject property before the City
Council this evening may in fact be a candidate for such a new district when
this particular ordinance is completed.
Please refer to the attached Planning Commission report dated 12/27/94 for
additional information on these two applications.
PLANNING COMMISSION RECOMMENDATION
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The Planning Commission unanimously approved both the land use plan
amendment and rezoning requests for the 3-4 acre parcel, however, the
Planning Commission was concerned about the broad list of C-3 uses that
council:lua94-13
Memo to Mayor and City Council
January 23,1994
Page 3
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may either be a permitted or conditional use at this location. The Planning
Commission would like to see the creation of a new commercial district
designed with less intense uses that would provide a service to the immediate
neighborhood and be compatible with surrounding land uses. Furthermore,
the Planning Commission was concerned with proceeding forward with land
use and zoning applications prior to the Steering Committee completing its
review process. Bob Minton, Chairman of the Steering Committee, did
indicate to the Planning Commission that the Steering Committee's review
cannot stop the development activity of the community. Therefore, there will
be certain applications that proceed forward prior to the Steering
Committee's conclusions, however, applications proceeding forward will have
had been presented to the Steering Committee for comment.
RECOMMENDATION
It is recommended the City Council approve the following:
(a)
Resolution 95- , amending the comprehensive land use plan for
MR (Medium Density Residential) to HB (Highway Business), and,
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The second action involves the rezoning request. Originally, staff felt
bringing the rezoning forward would be appropriate. However, after
further consideration of the Planning Commission's discussion and
reassessing the "normal practice" of processing a land use plan
amendment and rezoning the following is suggested. Defer action on
the rezoning until a plat is brought forward with a specific street
alignment. Furthermore, when this request is made a new zoning
district may be in place that better fits this location.
If the City Council wishes to take action on the rezoning the attached
ordinance would amend the zoning map to a C-3 (Highway
Commercial) designation.
(b) Ordinance 95- , rezoning from Rlc (Single Family Residential)
and R2b (Two Family Residential) to C3 (Highway Commercial).
In addition, if the City Council would like to initiate a code amendment to
create a new "neighborhood type" commercial district, this could be done at
this time. The other alternative is to wait for the Steering Committee to
formally endorse this concept and have the ordinance done as
implementation of the adopted comprehensive plan.
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council:lua94-13
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CITY OF ELK RIVER
RESOLUTION NO. 95 -
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 94-13
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 December
27, 1995, and recommended approval regarding the Comprehensive Plan
amendment request for the property generally described as:
e That portion of the SW 1/4 of the NW 1/4 of Section 32, Township 33, Range
26, Sherburne County and lying north of U.S. Highway 10 and south of
future north frontage road.
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 findings:
1. The proposed frontage road creates a natural area that would be
best used as commercial.
2. The change in land use and zoning will not have a detrimental
affect on surrounding properties.
.
.
3.
With the construction of a frontage road, conditions will change
to warrant a change in land use and zoning.
4. Establishing commercial land use and zoning at a signalized
intersection is a reasonable and logical land use determination.
PASSED by the City Council of the City of Elk River this 23rd day of January,
1995.
ATTEST:
Henry A Duitsman, Mayor
Sandra A. Thackeray, City Clerk
.
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ORDINANCE 95 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
R1C (SINGLE FAMILY RESIDENTIAL) TO
C3 (HIGHWAY COMMERCIAL)
CASE NO. ZC 94-15
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 generally described as: That portion of
the SW 1/4 of the NW 1/4 of Section 32, Township 33, Range 26, Sherburne
County, and lying north of U.S. Highway 10 and south of future north frontage
road.
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See Attached Exhibit A
Section 2. The City Council has reviewed the rezoning request and has
determined the following findings support the rezoning:
1. The proposed frontage road creates a natural area that would be
best used as commercial.
2. The change in land use and zoning will not have a detrimental
affect on surrounding properties.
3. With the construction of a frontage road, conditions will change
to warrant a change in land use and zoning.
4. Establishing commercial land use and zoning at a signalized
intersection is a reasonable and logical land use determination.
Section 3. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
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Passed and adopted this _ day of
of the City of Elk River.
ATTEST:
Sandra A. Thackeray, City Clerk
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s:ordinance:zc94-15
,1995, by the City Council
Henry A. Duitsman, Mayor
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tflk River
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ITEMS 5.4. & 5.5.
MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH~
FROM:
DATE:
DECEMBER 27, 1994
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT AND REZONING
REQUEST BY TOM AND SARA
HARTMAN/GUARDIAN ANGELS OF
ELK RIVER, INC.
REQUEST
The applicants are requesting:
A.
A Comprehensive Land Use Plan Amendment, changing the land use
from MR (Medium Density Residential) to HB (Highway Business);
and,
B. Rezoning from Rlc (Single Family Residential) and R2b (Two Family
Residential) 1 MR (Medium Density Residential).
ATTACHMENTS
Location Map, Zoning Map, Land Use Plan Map, map illustrating commercial
areas, sketch drawing of subject property.
OVERVIEW
As Phase II of the Western Area improvement project continues to move west
towards the County Courthouse and north of Highway 10, development
interest has begun to emerge. In anticipation of the upcoming year's
development activity in this area, planning efforts including land use
decisions, storm water management, sewer and water alignments and
transportation routes have begun to be examined.
I
13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
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One of the critical components in planning be the future transportation
routes. In this western area, streets such as Joplin, Waco and a frontage
road on both the north and south side of U.S. Highway will be critical routes
that will have to be properly located and designed. The location and design
will need to take into consideration traffic which may be generated from
future development in the western area. There are certain engineering
design criteria that will have a strong influence on both the street design and
location to accommodate the necessary improvements to these future
intersections.
The application before the Planning Commission happens to be a result of the
frontage road alignment north of Highway 10. This particular frontage road
aligns with Joplin Street to the south, provides proper intersection
geometries and ties into the existing frontage road towards the west adjacent
to Highway 10. The chosen frontage road alignment naturally creates an
area approximately 3 - 4 acres in size between the frontage road and
Highway 10 that is no longer conducive for single family residential
development. Therefore, an application by the affected property owners is
coming forward to request consideration for a commercial land use and
zoning designation.
ANALYSIS
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As mentioned earlier, there are two property owners that are directly affected
by the frontage road design and as a result, have a " partnership interest" in
a change in land use. The property on the east which is currently zoned R2b
is owned by Guardian Angels of Elk River. Guardian Angels have an interest
in developing that portion of their property lying north of the frontage road
as a medium density senior housing project. The project will most likely have
a single family influence to provide some compatibility with the single family
zoning to the west. The property is currently vacant at this time and may
require further zoning considerations, depending upon the actual project.
The property on the west is owned by Tom and Sara Hartman. The
Hartman's have been working with a single family residential developer to
develop the remaining portion of their property lying north of the future
frontage road. The Hartman's have two dwelling units on their property, one
of which is their residence and the other closest too Highway 10 is considered
rental property.
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In reviewing the land use and zoning issues within this western area along
Highway 10, the implementation of commercial is best utilized at the major
intersections (see attached map). The Joplin/Highway 10 and WacolHighway
10 intersections are planned to be signalized and capable of handling
commercial and business park traffic.
s:pc:lua94-13
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By concentrating the commercial at these identified intersections, there is
less of a chance that the residential areas, both north and south of U.S.
Highway 10, will notice much of a traffic impact associated with the
commercial development. The frontage road itself also assists in creating a
strong physical separation between the commercial and residential land uses.
Lastly, buffering with landscapinglfencing or other treatment can add the
final touches in transitioning from a commercial to a single family land use.
C3 ZONING DISTRICT
The request by the applicants is a reasonable request which can be supported
by staff. However, the C3 zoning district is the most intense commercial
district and allows a wide variety of uses. Given the location and overall size
of this commercial area (3 - 4 acres), the ideal commercial zoning would be of
a neighborhood or community-type commercial. Under this scenario, the
allowable uses may not be as wide ranging as they are in the C3, yet allow a
full range of service and limited-type retail activity to serve the immediate
area. The creation of this type of zoning district may be a recommendation
that comes out of the Steering Committee as part of the Comprehensive Plan
update.
e AREA TO BE REZONED
The precise legal description of the area to be rezoned has not been
determined because the exact alignment of the frontage road has not been
finalized. However, it is anticipated that the frontage road will not deviate
significantly from the alignment shown on the attached illustration.
RECOMMENDATION
It is recommended that the Planning Commission recommend the following:
A. Approval of the Land Use Plan Amendment from MR (Medium Density
Residential) to HB (Highway Business), and approving the rezoning
from Rlc (Single Family Residential) and R2b (Two Family
Residential) to C3 (Highway Commercial), based on the following:
1. The proposed frontage road creates a natural area that would be
best used as commercial.
2. The change in land use and zoning will not have a detrimental
affect on surrounding properties.
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s:pc:lua94-13
3.
With the construction of a frontage road, conditions will change
to warrant a change in land use and zoning.
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4. Establishing commercial land use and zoning at a signalized
intersection is a reasonable and logical land use determination.
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s:pc:lua94-13
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COMPREHENSIVE LAND USE MAP
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ZC 94.15 -W-
LUA 94.13 .
CASE
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