7.3. & 7.4. SR 04-17-1995IT@IS 7.3. 5 7.4.
of
MEMORANDUM
River TO: Mayor and City Council
FROM: Gary Schmitz, Planning Assistant ~ ~~^'`~
DATE: April 17, 1995
SUBJECT: Rezoning and Land Use Amendment
Request By the City of Elk River
Public Hearing Case No. ZC95-02
and LUA95-02
REQUEST
Rezone the fairgrounds property from R3 (Townhouse/Multiple Family
Residential) to B.P. (Business Park) and amend the land use from HR (High
Density Residential) and MR (Medium Density Residential) to LI (Light
Industrial).
LOCATION
• South of Orono Road and west of City Hall (South of Highway 10), Section 32,
Township 33, Range 26.
ZONING /LAND USE
•
R3 (Townhouse/Multiple Family Residential) / HR (High Density Residential)
and MR (Medium Density Residential).
ATTACHMENT
March 28, 1995, memo to the Planning Commission.
ANALYSIS
At the March 28, 1995, Planning Commission meeting, the Commission
tabled both the rezoning request and land use amendment until the City of
Elk River receives a recommendation from the Steering Committee
concerning commercial and industrial growth in the city limits of Elk River.
Once a recommendation has been made by the Steering Committee, this item
will be brought forth for review by the Planning Commission and City
Council.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Fairgrounds Rezoning
April 17, 1995
• RECOMMENDATION
Page 2
Staff recommends this item be tabled until the recommendation from the
Steering Committee is obtained.
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•
s:planning:pc-fair
ITEM 2. 5 ITffi 3.
of ~ MEMORANDUM
.k River
TO: PLANNING COMMISSION
FROM: TROY LANCER, PLANNING INTERN ~~
DATE: MARCH 28, 1995
SUBJECT:A REZONE AND LAND USE
AMENDMENT REQUEST SY THE CITY
OF ELK RIVER, PUBLIC HEARING,
CASE NO. ZC 95-02 AND LUA 95-02
REQUEST
Rezone the fairgrounds property from R3 (Townhouse/Multiple Family
Residential) to B.P. (Business Park) and amend the land use from HR (High
Density Residential) and MR (Medium Density Residential) to LI (Light
Industrial).
LOCATION
• South of Orono Road and west of City Hall (South of Highway 10), Section 32,
Township 33, Range 26.
ZONING /LAND USE
R3 (Townhouse/Multiple Family Residential) / HR (High Density Residential)
and MR (Medium Density Residential).
ATTACHMENTS
Location Map, Zoning Map, Land Use Map, Site Plan Map,
BACKGROUND
In 1990, a Focus Area Study was completed by B.R.W., Inc. which identified
circulation patterns and land use opportunities in four (4) primary areas of
Elk River, including the western area of the community. One of the major
land use elements discussed centered on creating a business park, providing
for development of light manufacturing, office and limited commercial land
uses. At the time this concept was discussed and adopted by the City
Council, the land use designation of HR (High Density Residential) and MR
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Fairgrounds Rezoning Page 2
March 28, 1995
• (Medium Density Residential) and a zoning of R3 (Townhouse/Multiple
Family Residential) were the interim land use designation the City indicated
for the intended land use as a business park for the fairgrounds property.
During the latter part of 1993, the Business Park Task Force participated in
drafting a business park zoning ordinance, which was presented to the
Planning Commission and City Council for consideration. Subsequently, on
January 18, 1994, the City Council adopted a Business Park Zoning
Ordinance which sets forth the allowable uses and development standards for
a business park. This ordinance was afollow-up to the Focus Area Study
which recommended the City create a business park ordinance to be
implemented in those areas intended for business park.
In September of 1994, the City Council authorized the area to the west of the
fairground property to be rezoned to the B.P. zoning designation with the
underlying land use of LI (Light Industrial). Since that time, there have
been development proposals for that area.
It was also determined that the fairground property would be consistent with
the property to the west and at a future date the fairgrounds property would
be developed in a similar degree.
~4
• INTRODUCTION
By request from the City Council, the fairgrounds property is being proposed
for a zone change to be consistent with the newly created Business Park
zoning district to the west.
The area is currently zoned R3 with two (2) underlying land use designations
of HR and MR. The property is being used for the County Fair during the
summer months and remains primarily vacant during the remainder of the
year.
The rezoning of the property to B.P. will not discourage or prevent the
property from being used for the purpose of a County Fair. According to
State Statutes, Sect. 38.16, pg. 988, "When lands are owned by a county and
used for agricultural fair purposes, the lands and buildings are exempt from
the zoning, building, and other ordinances of the municipality."
At the current time, there are no plans for future development of this site and
the rezoning of this site is to be consistent with the property to the west.
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s:/planning/troy/cc-fau
Fairgrounds Rezoning
March 28, 1995
• ANALYSIS
Page 3
Currently, the property has a land use designation of HR and MR and a
zoning of R3. This would allow an individual to develop this property with a
high density multi-family proposal and would only be required to meet the
standards set forth in the R3 requirements.
It is no longer the intent of the City to have this property developed as
outlined in the R3 zoning requirements. Sherburne County has not
expressed interest to sell the property or to develop the property in the near
future, but that does not prohibit development of this particular parcel.
In order for a rezoning of a parcel of property to be approved, two items must
be discovered:
1) There has been an error in the determination of the current zoning
designation.
2) The times and conditions have changed to warrant a new zoning
designation.
The reason to bring this rezoning and land use amendment application
forward at this time is threefold:
- To implement the business park concept discussed in the 1990 Focus
Area Study and adopted by the City Council.
- Amend the land use map to be consistent with the property
boundaries.
- Establish appropriate zoning designations within the western area in
anticipation of the imminent development activity as a result of the
current plans to extend City water and sewer into the phase of the
western area.
- It has been determined that the City has a high percentage of multiple
family residential units and by rezoning this property a more balanced
land use mix will be achieved.
STAFF COMMENTS
Staff is of the opinion that times and conditions have changed to warrant a
• new zoning designation for the fairgrounds property.
s:/planning/troy/cc-fair
Fairgrounds Rezoning
March 28, 1995
• RECOMMENDATION
Page 4
It is recommended that the Planning Commission approve the rezoning and
land use amendment request for the fairgrounds property based upon the
following conditions:
1. THE B.P. (BUSINESS PARK) ZONING DESIGNATION AND L.I.
(LIGHT INDUSTRIAL) LAND USE DESIGNATION WILL
IMPLEMENT THE CONCEPT OF A B.P. AS DISCUSSED IN
THE 1990 FOCUS AREA STUDY AND ADOPTED BY THE CITY
COUNCIL IN SEPTEMBER OF 1990.
2. THE LAND USE AMENDMENT WILL ALLOW LAND USE
BOUNDARIES TO BE CONSISTENT WITH PROPERTY LINE
BOUNDARIES.
3. THE REZONING TO BP (BUSINESS PARK) WILL PROVIDE
FOR CONTINUITY IN THE ZONING MAP AS WELL AS
PROVIDE COMPATIBLE DEVELOPMENT UNDER THE BP
(BUSINESS PARK) ZONING STANDARDS WITH THE
ADJACENT LAND USES.
4. INCREASED DEVELOPMENT INTEREST IN THE WESTERN
PART OF THE CITY CONSTITUTES A CHANGE OF
CIRCUMSTANCES AND CONDITIONS REQUIRING THAT
PROPERTIES IN THIS AREA OF THE CITY BE REZONED TO
THE APPROPRIATE ZONING DISTRICT AND THE LAND USE
BE AMENDED TO THE APPROPRIATE LAND USE
DESIGNATION SO THAT DEVELOPMENT WILL BE
COMPATIBLE WITH SURROUNDING DEVELOPMENT.
s:lplanning/troy/cc-fair
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ZONING MAP
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ZC 95-02
CASs LUA 95-02
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COMPREHENSIVE LAND USE MAP
HR High Density Residential p Public
CS Central Business 0.S Open Space
HB Highway Business A Agricultural
Ll Light Industr'sai LR Low Density Residential '!~
MI Medium industrial MR Medium Density Residential
CASs LUA 95-02
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ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY
MEMORANDUM
TO: Planning Commission
FROM: William Rubin, EDA Executive Director ~'n
DATE: March 28, 1995 ~ ~Y V
SUBJECT: Fairgrounds Comp Plan
Amendment/Zone Change
At its meeting on March 13; 1995; the Elk P.iver Economic Development
Authority (EDA) reviewed the above-referenced land use/zoning matter..
Subsequently, EDA Commissioners voted to recommend to the P]anaing "
Commission and City Council:
r that the City's Comprehensive Land Use Plan be amended to reflect
an LI; Light Industrial designation for the fairgrounds property;
and,
• that this property be rezoned to B-P, Business Park.
In the event of questions or comments, please feel free to contact the writer of
this memo at 441-4905.
P.O. Box 490. 13065 Orono Parkway. • Elk River, MN 55330-1743 • (612) 441-7420 • Fax: (612) 441-7425
Equal Opportunity Housing and Equal Opportunity Employment