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5.7. SR 03-18-1996y of River I'rEl~ 5.7. TO: MEMORANDUM FROM: DATE: Mayor and City Council Scott Harlicker, Planning Assistan~'-~ ?- March 18, 1996 SUBJECT: Rezoning Request by the City of Elk River, Public Hearing Case No. ZC 96-6 Request The City of Elk River is initiating this rezoning from Rlc (Single Family Residential) to 11 (Light Industrial). Location The area under consideration is bounded by Sherburne Co. Road 13 on the north and west, Sherburne Co. Road 12 on the south and Tyler Street alignment on the east. Zoning/Land Use Rlc (Single Family Residential) / LI (Light Industrial) Attachments · Ordinance No. 96- · Report to the Planning Commission dated February 27, 1966 Background This rezoning request is being presented as a result of recent changes to the land use plan which were part of the Comprehensive Plan update. This area was the subject of discussion at the Steering Committee meeting of May 4, 1995. The surrounding land uses include iow density residential, farmland and vacant land. The area under consideration for rezoning includes single family houses, a light industrial facility, farmland and vacant land. The area contains a P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City Council/ZC 96-6 Page 2 March 18, 1996 substantial wetland located in the north central portion of the site. The area is relatively level with lowland associated with the wetland and somewhat higher ground surrounding it. There is a high pressure Northern Natural Gas pipeline which extends through the center of the area from north to south along with a public storm sewer line. Planning Commission Meeting At the February 27, 1996 Planning Commission meeting, the Commission reviewed and recommended approval of the rezoning request. At the public hearing Mr. Parranto, a potential developer of property included in the rezoning request, spoke out against the proposed rezoning. He did not believe that this area would be an appropriate location for industrial development. He indicated that the carrying cost for sewer and water assessments, compatibility with the proposed Rle zone to the east, the large area of wetland and impacts on the transportation system are issues that will impact and limit industrial development in this area. Recommendation It is recommended that the City Council approve Ordinance No. 96-__ rezoning certain properties from Rlc (Single Family Residential) to I1 (Light Industrial) based on the following: The proposed rezoning is consistent with the Comprehensive Land Use Plan designation of LI (Light Industrial). o The proposed rezoning is compatible with the adjacent land uses and zoning. The proposed rezoning is consistent with the concept of providing industrial land within the urban service area. If the City Council determines industrial zoning is inappropriate for this location it should be considered to identify alternative sites for industrial. Basically, trading industrial zoned property from one location to another will maintain a similar "percentage" of land dedicated towards industrial development. s:\planning\scott\zc96-6cc.doc ORDINANCE 96 - CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM R1C (SINGLE FAMILY RESIDENTIAL) TO I1 (LIGHT INDUSTRIAL) CASE NO. ZC 96 - 6 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. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this lSth day of March, 1996, by the City Council of the City of Elk River. ATTEST: Henry A. Duitsman, Mayor Sandra A. Thackeray, City Clerk s:\document\ordinanc\zc96-6.doc '~,ty of ITEH 7.10. 'ver MEMORANDUM TO: FROM: DATE: Planning Commission Scott Harlieker, Planning Assista~ February 27, 1996 SUBJECT: Request for Rezoning by the City of Elk River (Area #8), Public Hearing Case No. ZC 96-6 Request The City of Elk River is initiating this rezoning from Rlc (Single Family Residential) to 11 (Light Industrial). Location The properties under consideration for rezoning consist of about 160 acres, north of Sherburne Co. Road 12, south and east of Sherburne Co. Road 13, and west of Tyler Street alignment. Attachments · Zoning Map · Land Use Map · Wetlands Map · Steering Committee Minutes dated May 4, 1995 Existing Conditions The approximately 160 acres are currently zoned Rlc (Single Family Residential) and the land use designation is LI (Light Industrial). The adjoining zoning and land use designations are as follows: North - Rlc (Single Family Residential); MR (Medium Density Residential) South- Rld (Single Family Residential), R2b (Two Family Residential and PUD (Planned Unit Development; MR (Medium Density Residential) HB(Highway Business) East - Rla (Single Family Residential); MR (Medium Density Residential) West - Rlc (Single Family Residential and R4 (Multi-Family Residential); MR (Medium Density Residential) 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to Planning Commission ZC 96-6 February 27, 1996 Page 2 The surrounding land uses are generally low density residential, vacant land and farmland and the homesteads associated with the farms. There is some higher density residential on the west side of Co. Road 13 along with some multi-family near the intersection of Co. Roads 12 and 13. Land uses in the area under consideration for rezoning are very similar to the surrounding land uses. Farms and vacant land are the two dominant land uses. Single family homes and a light industrial facility are also located in this area. The physical characteristics of the area are diverse. There is a substantial wetland located in the north central portion of the site with several scattered smaller ones surrounding it. The site is relatively fiat with lowlands associated with the wetlands and somewhat higher ground in the area surrounding the wetlands. Vegetation includes stands of hardwoods, areas of brush and scrub trees, wetland plants and tillable farmland. Background This area was the subject of discussion by the Steering Committee during the recent Comprehensive Plan update. At theft May 4, 1995 meeting, the Steering Committee recommended the zoning be changed from Rlc (Single Family Residential) to I1 (Light Industrial). This area was also included in the recent revision to the Land Use Map. The land use designation of this area was changed from MR (Medium Density Residential) to LI (Light Industrial). The City initiated this rezoning request so that the zoning would be consistent with the recent change in the land use designation from MR (Medium Density Residential) to LI (Light Industrial). This rezoning request is part of a larger process that the City is undertaking to rezone certain areas so that they are consistent with the recent revisions to the Land Use Map. Evaluation of Request In order to approve a rezoning request there must be a finding that a) the plan was in error when it was adopted, and therefore, should be changed or, b) the times and circumstances have changed since the plan was adopted, and a change is warranted. This rezoning is being considered in order that this area will be consistent with the land use plan. The updated land use plan designated this area as LI (Light Industrial). The proposed rezoning to I! (light Industrial) is consistent with that revised land use designation, and therefore, the second finding is met. s:\planning\scott\zc96-6.doc Memo to Planning Commission Page 3 ZC 96-6 February 27, 1996 Consideration should also be given to the existing conditions within the area directly and indirectly affected by the proposal, the use to which the property affected is being devoted at the time and the relevant portions of the land use plan. This proposed rezoning should not have an adverse impact on the adjacent properties. The rezoning is consistent with the concept of providing industrial land within the urban service area. The accessibility to Highway 169 and the ease that municipal services could be extended make this area very suitable for industrial uses. Recommendation Staff can recommend approval of the proposed rezoning from Rlc (Single Family Residential) to I1 (Light Industrial) based on the following: 1. The proposed rezoning is consistent with the Comprehensive Land Use Plan designation of LI (Light Industrial). 2. The proposed rezoning is compatible with the adjacent land uses and zoning. 3. The proposed rezoning is consistent with the concept of providing industrial land within the urban service area. s:\planning\scott\zc96-6.doc ~b SWF PUD Rld CIT'f PARK City of ZONING MAP 13065 Orono Parkway. P.O. Box 490 CASE: ZC 96 · 6 Elk River, MN 55330 City of iver 13065 Orono Parkway · P.O. Box 490 Elk River, MN 55330 LAND USE MAP CASE: ZC 96 - 6 Steedng Committee Minutes May 4, ] 995 Page 2 Issues related to industrial development such as increased tax base and local jobs were discussed. Steve Ach reviewed 6 areas (Areas A through F) as possible locations for industrial development, as referred to in his memo to the Steering Committee dated May 4, 1995. Bill Birrenkott stated that the problem with many of the areas mentioned is the lack of available sewer and water. He questioned if there are restrictions to prevent establishing smaller-sized sewer and water districts to service these areas. Steve Ach explained that Terry Maurer is researching the feasibility of setting up a small water and sewer district in the southbast area of the City. Steve noted that the City of Ramsey has stated their intent to bdng water and sewer up to the City's southeastern boundary. Discussion followed regarding purchasing services from Ramsey vs. establishing a small sewer and water district to serve the southeast Highway 10 corridor. Bill Birrenkotf stated he felt the Committee should decide where industrial development should occur based on best use of land and accessibility to highways, and that economics will determine how the property is serviced with water and sewer. Pat Dwyer commented that Areas A and B appear to be a natural extension of City water and sewer. He expressed concern with Area C for industrial use because of its close proximity to the river, and felt that should be used for residential. Pat stated that other areas such as E, D and F could be developed with smaller uses without city water and sewer. Mary Ebedey suggested that public park land could be set aside in planning an industrial park near the dyer. Discussion followed regarding competition with neighboring communities for industrial development. Bill Rubin explained that competition is based on the level of incentives cities are willing to provide. Pat Dwyer stated that the areas identified are likely to be long-term prospects and that areas for immediate needs should be considered. Bill Rubin explained developers have indicated there is a real need for industrial property in Elk River. He suggested that area C may be a good option for a highway industrial, multi-tenant, office/warehouse development. Steve Ach stated industrial uses along Highway 10 after the Kelley Farm would create a "softer" entrance to the City, rather than the more intense, highway commercial uses. Mary Ebedey stated she supported Areas A and B since these areas are close to city water and sewer. Aisc, she supported Area C, with a use as suggested by Bill Rubin. Steering Committee Minutes May 4, 1995 Page 3 Lloyd Barthel questioned how many areas are in Areas A and B. Steve Ach estimated a total of 140 acres in the two areas, but wetland would reduce the number of developable acres to approximately 80. He felt that industrial park users should pay for water and sewer and not the residents. He felt that in Area C should be residential and the remaining area along the highway could be industrial. He stated that it would be necessary to spot zone the area and also, to extend water and sewer to the property. He felt the same could be said for Areas D, E and F, unless the parcels were large enough to develop with some type of on-site water and sewer, as suggested by Bill Birrenkott. Steve Ach suggested a mix of residential and commercial in the southeast area of the City to help pay for extending services. Dave Anderson expressed his concern for residential development in this area. Discussion followed regarding the impact of industrial taxes on residential. Ame Engstrom suggested some type of industrial dedication fees charged to residential developers, such as the current park dedication fees, to provide for future industrial land and/or development. He felt that portions of the Cargill property should be zoned industrial next fo the railroad tracks. Discussion followed regarding zoning the property for future use. He stated he was in favor of the 5pecht property being zoned industrial. Dave Anderson stated he was in favor Mary Ebefley's idea for a riverside park. Chair Minton concluded that Areas A and B are preferences for industrial park use and also to extend industrial along the railroad tracks down to Areas F and D. Hank Duitsman stated that he felt the traffic problem would become worse at Highway 169 and Main Street if industrial development were to occur in Areas A and B. Discussion followed regarding traffic issues and also extending water and sewer southeast along Highway 10. Greg Renner, of Renner Well Co., expressed his concern regarding the pig farm, the excess speed of trains in the Jarvis Area. He stated he was in favor of developing the industrial areas from the core city area out. He felt that area F should be industrial, not residential. He stated that if it is desired to have industrial property in the extreme southeast area af the City, the only way it could be done is with private systems, and it would be 20 to 30 years city water and sewer would be extended. Discussion followed regarding traffic congestion that would be associated with Areas A and B. BILL BIRRENKOTr MOVED TO RECOMMEND THAT AREAS A AND B BE REZONED FOR BUSINESS/INDUSTRIAL PARK USE. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED 8-2-1. DAVE ANDERSON AND DICK HINKLE OPPOSED. HANK DUITSMAN ABSTAINED. ARNE ENGSTROM MOVED TO ZONE AREAS G AND F BE REZONED FOR INDUSTRIAL USE. MARY EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 11-0.