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6.3. SR 02-18-2003City Item # 6.3. MEMORANDUM TO: FROM: Mayor and City Council Michele McPhersoh?Oirector of Planning DATE: February 18, 2003 SUBJECT: Case No. ZC 02-08 Request by the City of Elk River to Rezone Property from R4 Multiple Family to C3 Highway Commercial Request The City Council is asked to consider a request to rezone property located at 321 Baldwin Avenue (Ron's Foods) from R4 Multiple Family to C3 Highway Commercial. Attachments Location Map 1994 Zoning Map 1992 Zoning Map 1987 Zoning Map · 1980 Zoning Map · Development Options A-F · Estimated Market Value Analysis · Minutes of January 28, 2003 Planning Commission Meeting · Minutes of January 30, 2003 Comprehensive Plan Task Force Meeting · Ordinance No. 03 - Location 321 Baldwin Avenue Zoning/Land Use R4 Multiple Family/HB Highway Business i,i RIVER PLAZA RIVER SITE UPA River Case Number:. Location Map ZC 02-08 CITY OF ELK RIVER JUNIOR HIGH SCHOOL Rlc lc 2b BERNE: SCHOOL ELK RIVE~ HIGH SCHOOL PARK alc SWF (11) PUD Rld COUN 178TH 177TH Rlc PUD ~'°~'~ R2b CO. PUD ~78TH 177TH 176TH (I F Rlc ST. Rlc a Rlc LINCOLN ELEM PARKER ELEM. DISTRICT OFFICE ~33 7th R2 ST. ST 5TH ST BALDWIN PARK 5TH ST BALDWIN PARK OPT' ( A MAIN ST. 3RD ST 5TH ST BALDWIN PARK OeOeOeOeoeOeoeo®GeO 3RD ST OPTI O B MAIN ST. 5TH ST BALDWIN PARK OPT-kO C MAIN ST. 5TH ST OPTk D MAIN ST. 5TH ST I PARK OPT O E MAIN ST. 5TH ST BALDWIN PARK OPTk F MAIN ST. PID # EMV USE # Units Acres 75-134-4101 75-134-4125 75-134-4120 75-134-4121 75-134-4122 75-134-4130 75-134-4105 75-423-0002 75-423-0001 75-423-0010 75-423-OO20 75-423-0030 75-423-0040 75-423-005O 75-423-0060 75-423-0070 75-423-0080 75-423-O09O 75-423-0100 75-423-0110 75-423-0120 75-423-0130 75-423-0140 75-423-0150 75-423-0160 75-423-0170 75-423-0180 75-143-4115 75-134-4116 75-134-4117 75-134-4118 75-134-4119 Total Value Total Apts. Total SF Ron's Foods # Apts. # SF N/A N/A 910,500 932,900 750,500 401,500 806,000 496,000 334,000 102,400 94,100 102 500 112800 101 700 107 800 99 800 106 100 98 900 102 600 97 900 93 900 101 400 111 200 111 500 86 900 96 600 96 700 87700 119,600 90,600 92,000 89,600 6,935,700 3,720,900 2,304,300 910,500 116 23 Emporium Park Ron's Foods A3t Aat A3t A3t A~t A3t SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF N/A N/A N/A 26 24 12 3O 12 12 0.79 0.94 2.38 1.59 0.95 0.79 1.96 Total Units 139 ELK RIVER PLANNING COMMISSION WORKSHOP NOTES TUESDAY, JANUARY 28, 2003 Members Present: Members Absent: Staff Present: Chair Pederson, Commissioners Anderson, Franz, Jenson, Lemke, Offerman and Ropp None Michele McPherson, Director of Plann/ng; Scott Harlicker, Senior Hanner;, Chris Leeseberg, Planner The Commission met in workshop to discuss the land use and zoning options for the Ron's Foods area defined by Highway 169 on the west, 52 Street on the north, Line Avenue on the east, and Main Street on the south. Prior to reviewing the staff-prepared options, the Commission discussed the land use and transportation issues in the area. It was noted that commercial along the highway is a natural fit for what is going on in the area with the large box retailers south of Main Street and additional commercial to the north, as well as business park/office to the east in Mulvany Point. Chair Pederson noted, however, that a redevelopment project in the area creates a potential loss of affordable housing for the City. Commissioner Franz stated that any redevelopment or land use change would need to address the traffic congestion currently in the area, as well as acknowledging that MN/DOT's Highway 169 corridor plans include a diamond or cloverleaf interchange with highway access at this location. Commissioner Lemke stated that there needs to be a better transportation connection between Dodge Avenue and Zane Street; that currendy there is a lot of vehicle travel that occurs through a predominandy residential area. Commissioner Franz suggested that the City consider changing the R4 areas in the study area to Highway Commercial, and that the single-family area should be changed to R4, Multi-Family. Commissioner Anderson stated that he concurred with the recommendation to change the Multi- Family areas to Highway Commercial, but that a road realignment needs to occur to resolve the traffic issues. Most of the access points are too close to the intersections to create safe traffic maneuvers. Commissioner Offerman noted that there is no good east-west connection near 193rd Avenue, so residents typically leave Highway 169 at Main Street and travel the "back way" to the residential neighborhoods to the north. He questioned what the tax impact would be to the single- family homeowners if the property were guided to High Density Residential. Staff then reviewed the six options for redevelopment/land use change with the Commission. Option A - Phase 1 affected only the Emporium and the Ron's Foods site and proposed a 45,500 square foot mixed-use office retail/housing project. The Commission fek that k was more of a strip mall versus big box and that there was no ability for the transportation system to support the increased traffic. They did acknowledge that k doses the access onto Main Street from the Emporium ske, and that k also "cleaned up the Emporium ske". This option presented the least public cost. Manning Commission Workshop Notes January 28, 2003 Page 2 Option A - Phase 2 included the Emporium, the Ron's Foods site, and the two apartment buildings adjacent to Main Street. The same 45,500 square foot mixed use was included in'the proposal, and a 24,500 square foot mixed use was added to the comer of Main Street and Line Avenue. The same comments that were provided under Option A - Phase 1 apply to Option A - Phase 2. Option B included the Ron's Foods site, the Emporium, the two Main Street apartment buildings, and a small portion of the single-family area. This option proposed two office buddings, 26,500 and 10,000 square feet respectively, a strip mall retail facility of 23,000 square feet, and a 10,000 square foot restaurant space. The Commission fek that this option proposed a good restaurant site. It did not go far enough in acquiring and removing the single-family homes. It began to anchor a commercial/mixed use comer. The Commission also liked that the plan was more open and that travelers would be able to see a variety of buildings and uses. Option C was a continuation of Option B and increased the amount of single-family dwellings to be acquired. Option C proposed 26,500 square feet of office, a 10,500 square foot restaurant space at the comer of Main Street and Highway 169, and two retail strip malls 23,000 square feet and 30,000 square feet, respectively. The option also included a realignment of Baldwin Avenue from 5~h Street to County Road 13, north of 3ra Street. The Commission noted that they had concerns with access. The access still requires traffic to travel through a predominantly residential neighborhood to get to the redeveloped Commercial area. It also removed a number of single-family homes and increased the loss of affordable housing; there is no addition to the number of Multi-Family units. The Commission felt that the rest of the single-family might as well be acquired, based on Option C. Option D proposed acquisition of the entire study area. All of the existing structures would be removed and replaced with two large box retailers at 128,000 and 100,000 square feet, each. The Commission noted that the park had disappeared. There was much discussion regarding the viability and the marketability of big box retailers. Commissioner Offerman noted that there could be one big box retailer anchoring the comer with smaller retail and office uses. Option D, in the Commission's opinion, did not appear to be very exciting. Option E as proposed, included an entire acquisition and redevelopment project. Two mixed-use buildings at 30,000 and 35,000 square feet would anchor the redevelopment at Main Street and Highway 169 and Main and County Road 13. Two retail buildings, 23,000 square feet each, would be adjacent to Highway 169, and the remainder of the site would be used for apartments and townhomes, and a relocated park. The Commission suggested that the southern part of Option B could be mixed with Option E as an altemative. The Commission liked the additional housing and the mix of uses. Option F is similar to Option C in the amount of area to be redeveloped, however, the proposal includes only a 90,000 square foot retail site and a 10,000 square foot restaurant site. It was noted that there was a lot of impact for very little benefit. It was the consensus of the Commission that the whole area needs to be guided for redevelopment and that if the entire site was not identified as Commercial, then Commercial should be identified along Highway 169 and Main Street, and that the single-family area should be guided for High Density Multi-Family housing. The Commission expressed throughout the meeting concerns with the impacts of the MN/DOT Highway 169 corridor plan and felt that the traffic issues and transportation support system needed to be resolved in order to make positive change at the Highway 169/Main Street intersection. They Planning Commission Wonkshop Notes January 28, 2003 Page 3 also discussed the possibility of expanding the study area to include the land east of Line Avenue and north of Mulvany Point. Respectfully submitted, Michele McPherson Director of Planning Elk River Comprehensive Plan Task Force Meeting of January 30, 2003 Task Force Members Attending Jeff Gongoll, Dick Gruys, Ron Halpaus, Kurt Kragness, Kendra Lindahl, Lance Lindberg, Cliff Lundberg, Garnet Novotny, Kevin Scott, Daryl Thompson, Dan Tveite Task Force Members Absent Ron Bratlie, Pat Dwyer, Doug Franz John Kuester, Larry Toth, Vance Zehringer Alternates Attending Dana Anderson, Lynn Caswell, Jean Lieser Staff and Consultants Michele McPherson, Director of Plannng and Brad Scheib, Hoisington Koegler Group Inc. Public Input Members of the public in attendance included Leo Offerman, Gene Thompson, Richard Thompson and Wesley Hunt. They raised the issue of private property rights specifically as it relates to the regulation of density within the areas currently designated as "Agriculture" in the current Comprehensive Plan. The comments from those in attendance indicated a preference for a greater density in the rural areas that is based on a site's ability to accommodate private wells and septic systems within existing rules. Discussion ensued regarding the principles of cluster housing, zoning, and private property rights. No public comments were offered on other issues. Minutes The minutes of the January 14, 2003 Joint Meeting with the City Council and Planning Commission and the December 19, 2002 meeting were accepted as submitted. Communications An e-mail from Task Force Member John Kuester was received. His e-mail expressed his thoughts regarding the development scenarios and the Ron's Foods site. A printed copy of the email was distributed to the task force. Ron's Foods The Director of Planning reviewed the request by the City Council to have the Task Force review the land use of the Ron's Foods area (east of Highway 169, north of Main Street, west of Line Avenue, and south of Fifth Street). This request is in response to a zone change application to rezone the site from Multi Family to Highway Commercial. Discussion ensued regarding the status of the project area and the implications of new development of a commercial nature at the site particularly associated with traffic issues and redevelopment impacts. Additional points of concern were the status of the comprehensive plan and the development of land use concepts. It was decided that because the land use concepts have not been taken through the planning process and a preferred direction has not been agreed upon, that any direction to the City Council on this issue would be premature at this time. It was suggested that Task Force member Dan Tveite, the City Council representative convey the conversation and message to the City Council. Task Force Meeting Minutes January 30, 2003 Page 2 Land Use Concepts The consultant presented the following topics as a follow up on items that were raised at the joint City Council and Planning Commission meeting on January 14 that need to be clarified prior to the public meeting on February 20, 2003. The items discussed and their associated recommendations included the following: · Do the concepts present appropriate uses for the development of gravel mining areas? Recommendation: Incorporate a greater mix of uses including more residential, commercial and light industrial uses and to remove the notion of a "regional park" on the guided growth concept. · How should the concepts present the need for public parks? Recommendation: Parks should be addressed from a policy and "service needs" standpoint and should not be identified on the guided growth or market based land use concepts. · Do the concepts adequately provide for future commercial development needs? Recommendation: Commercial nodes at 165~ Avenue and Highway 10 and CR 33 and Highway 169 should be expanded in the guided growth concept. The neighborhood commercial node should be moved south into the existing in the urban expansion area. · Should existing single-family neighborhoods around the Downtown be included in the Central Business District land use category? Recommendation: Rename the designation in the guided growth concept from Central Business District to Old Town and amend the written description to better describe preservation of existing character, residential housing diversity, restoration and revitalization as key objectives. Public Workshop #4 An outline for the public workshop was included in the packet. No comments were offered regarding the proposed process for the workshop. Staff indicated that mailings, flyers and newspaper commentary have been used to generate public interest in the meeting. Task force members were given copies of the flier to distribute. The web site will be updated with amended maps, written description and the workshop announcement flier within the next week. The workshop will be held at River of Life Church on February 20, 2003 from 7:00 to 9:00 pm. The meeting concluded at 8:35 p.m. ORDINANCE 03. CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTIES AS DESCRIBED CASE NO. ZC 02-08 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. The rezoning is being approved based on the following findings: 1. Approval of the zoning request will not have adverse impacts on adjacent uses. 2. The zoning request is consistent with the land use designation of the Comprehensive Plan. Section 3. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this 18th day of February, 2003 by the City Council of the City of Elk River. ATI~ST: Stephanie A. Klinzing, Mayor Sandra A. Peine, City Clerk Exhibit A All that part of the Northeast quarter of the Southeast Quarter (NE ¼ of SE ¼) of Section Thirty-four (34) Township Thirty-three (33) Range Twenty-six (26), Sherburne County, Minnesota, described as lying Westerly of Johnson Plat, according to the map or plat thereof on file and of record in the office of the Register of Deeds in and for said Sherburne County; lying Easterly of the Easterly line of the right-of-way of U.S. Highway #169 lying Northerly of the following described line: Commencing at the Southwest corner of Outlot B of Johnson Plat; thence North 0 degrees 05 minutes East, assumed bearing, along the West line of said Outlot B for a distance of 207.35 feet to the actual point of beginning of the line to be described; thence South 72 degrees 56 minutes West a distance of 256.06 feet, more or less, to intersect said Easterly line of the right-of-way of U.S. Highway #169 and there terminating, and lying Southerly of the following described line; Commencing at the Northwest corner of said Johnson Plat; thence South 17 degrees 04 minutes East, assumed bearing, along the West line thereof a distance of 520 feet, thence South 72 degrees 56 minutes West a distance of 327.60 feet, more or less, to intersect said Easterly line of the right-of-way of U.S. Highway #169 thence South 17 degrees 04 minutes East along right-of- way a distance of 260 feet to the actual point of beginning of the line to be described; thence North 72 degrees 56 minutes East a distance of 327.40 feet, more or less, to intersect said West line of Johnson Plat and there terminating. Containing 2.38 acres, more or less.