6.13. & 6.14. SR 09-16-1996-'ity of
ITEI~ 6.13. AI~ 6.14.
MEMORANDUM
'ver TO:
FROM:
DATE:
Mayor and City Council
Harlicker, Planning Assistaq~
Scott
September 16, 1996
SUBJECT:
City of Elk River Request for Land Use
Plan Amendment and Rezoning,
Public Hearing Case No.'s LU 96-13 and
ZC 96-15
Issues
Consider a land use map amendment and corresponding rezoning of certain
properties located along and adjacent to east Highway 10. The land use map
amendment includes changing the land use designation of certain properties
from HB (Highway Business) to LI (Light Industrial), HB (Highway
Business) to LR (Low Density Residential) and LR (Low Density Residential)
to LI (Light Industrial).
The proposed rezoning includes rezoning certain properties from C3
(Highway Commercial) to I1 (Light Industrial), C3 (Highway Commercial) to
Rla (Single Family Residential) and Rla (Single Family Residential) to I1
(Light Industrial).
Location
The subject properties are located on the north side of Highway 10 from
Cleveland Street alignment to Fillmore Street ahgnment and the south side
of Highway 10 from Hoover Street alignment to the Ramsey boundary.
Attachments
· Location map
· Existing land use map
· Proposedland use map
· Existing zoning boundaries
· Proposed zoning boundaries
· Currentlanduses
· Resolution 96-
· Ordinance 96-
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council
September 16, 1996
Page 2
Overview
In order to better manage the spread of strip commercial development along
this portion of Highway 10, a rezoning certain properties to light industrial
and single family residential has been initiated by the City. In doing this the
following will be accomplished:
· commercial development will be concentrated at the Jarvis
Street/Highway 10 intersection
· some supplemental land will become available for industrial development
outside the urban service area
· open space will be provided for at the Elk River and Ramsey boundary
· the number of split zoned parcels will be reduced.
Commercial Development
By concentrating commercial development around the Jarvis Street/Highway
10 intersection a commercial node can be created and limit the possibility of
strip commercial development. The draft transportation plan calls for Jarvis
Street to be a minor arterial and the Jarvis Street/Highway 10 intersection
to be signalized sometime in the future. Improvements to Jarvis Street and
the extension of 156 Avenue, both east and west of Jarvis, are currently
being considered. These factors, along with the proposed Furniture and
Things commercial development on the northwest corner of the intersection,
will provide for some solid commercial development opportunities in the
proposed reconfigured C3 zone.
There are three parcels on the northwest side of Highway 10 that because of
their current uses will retain the existing C3 zoning. The City recently
approved a conditional use permit for Highway 10 Used Auto Sales which is
located on one of the parcels. Schimek's Produce Market is located on the
other two parcels. Both of these uses are allowed in the C3 zone and not
allowed in the I1 zone. In order to avoid creating non-conforming uses, it is
not proposed that the C3 zoning of these parcels be changed at this time.
However, in order to reflect the long range land use plan for those three lots,
it is proposed to change the land use plan classification to LI (Light
Industrial).
Industrial Land
The supply of available industrial land within the urban service area,
excluding the business park zone, is close to being exhausted. The proposed
expansion of the light industrial zoning district would accommodate
industrial development opportunities along east Highway 10. This area along
s:Xplanning\scott\zc9615cc.doc
Memo to Mayor and City Council
September 16, 1996
Page 3
Highway 10 would be a logical extension of the existing light industrial
zoning along the railroad tracks. The properties would be easily accessed
from the existing service road on the south side of the highway or the
planned extension of 156th Avenue on the north.
Residential Development
Rezoning the property south of the Tailwinds Trailer property to residential
development would provide a point of separation between Elk River and
Ramsey. It would also allow for some open space between the commercial
property in Elk River and the commercial property in Ramsey, thereby,
reinforcing the semi-rural character that the City is trying to preserve.
Split Zoned Parcels
The proposed zoning boundaries also follow property lines as much as
possible. The current zoning boundaries result in 8 properties with split
zoning; the proposed zoning boundaries result in just one lot with two zoning
classifications.
Planning Commission Meeting
At the August 27,1996 Planning Commission meeting no one spoke at the
public hearing. The Commission discussed the proposed zoning district
boundary changes and how it would impact existing businesses. It was
explained that the proposed zoning boundaries would actually reduce the
number of non-conforming uses in the area affected by the proposed
amendment.
Recommendation
The Planning Commission and staff recommend that the City Council
approve the attached Resolution No. 96- amending the Land Use Plan
based on the following findings:
The amendment to the Land Use Map is consistent with the
Comprehensive Plan in that:
a) The long range plan for industrial development calls for industrial
development opportunities in the southeast sector of the city.
b) The area under consideration for light industrial land use
designation is adjacent to other industrial zoned property and/or
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Memo to Mayor and City Council
September 16, 1996
has access to Highway 10, which can provide for the adequate
transportation needs required for industrial development.
Page 4
c)
By concentrating the highway commercial development near the
intersection of Jarvis Street and Highway 10, strip or scattered site
commercial development can be limited.
d)
The LR (Low Density Residential) land use would aid in controlling
commercial strip development in the area and help preserve the
semi-rural character on the community.
The Planning Commission and staff recommend that the City Council
approve the attached Ordinance No.96- rezoning certain properties from
C3 (Highway Commercial) to I1 (Light Industrial), C3 (Highway Commercial)
to Rla (Single Family Residential) and Rla (Single Family Residential) to I1
(Light Industrial) based on the following findings:
The rezoning is consistent with the Comprehensive Land Use Plan
designations of LI (Light Industrial) and LR (Low Density
Residential).
Times and Conditions have changed to warrant an extension of
industrial development opportunities along Highway 10.
The proposed industrial zoned property is located on or has access to
Highway 10 which can meet the transportation needs for industrial
development.
Times and Conditions have changed to warrant the need to control
commercial strip development along southeast highway 10.
Low density residential development does not require the extension of
sewer and water.
o
The new zoning boundaries follow property lines were ever possible
resulting in only one parcel with split zoning.
s:Xplanning\scott\zc9615cc.doc
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EXISTING LAND USE DESIGNATION
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PROPOSED LAND USE DESIGNATION
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EXISTING ZONING BOUNDARIES
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PROPOSED ZONING BOUNDARIES
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CURRENT LAND USE
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PROPOSED FURNITURE AND THINGS
METRO GRAVEL
MACHINERY
BETTER YARD & GARDEN
EXISTING FURNITURE & THINGS
RIVER PLACE COUNSELING CENTER
TAILWlND TRAILERS
LEE'S AUTO SALES
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CITY OF ELK RIVER
RESOLUTION NO. 96 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM
HB (HIGHWAY BUSINESS) TO LI (LIGHT INDUSTRIAL),
HB (HIGHWAY BUSINESS TO LR (LOW DENSITY
RESIDENTIAL), AND LR (LOW DENSITY RESIDENTIAL)
TO LI (LIGHT INDUSTRIAL)
CASE NO. LUA 96-13
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 August 27,
1996, and recommended approval regarding the Comprehensive Plan
amendment request for the property generally described as:
and,
See Attached Exhibit A
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 RI~St~LVED 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 FIB (Highway Business) to LI (Light Industrial), FIB
(Highway Business) to LR (Low Density Residential), and LR (Low Density
Residential) to LI (Light Industrial).
PASSED by the City Council of the City of Elk River this
,1996.
day of
ATTEST:
Henry A Duitsman, Mayor
Sandxa A. Thackeray, City Clerk
s :\documentXr esolutiklu96 - 13 .doc
EXHIBIT A
ORDINANCE 96 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
C3 (HIGHWAY COMMERCIAL) TO I1 (LIGHT INDUSTRIAL),
C3 (HIGHWAY COMMERCIAL) TO R1A (SINGLE FAMILY
RESIDENTIAL),
AND R1A (SINGLE FAMILY RESIDENTIAL) TO I1 (LIGHT
INDUSTRIAL)
CASE NO. ZC 96-15
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 described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following
findings:
The rezon~ng is consistent with the Comprehensive Land U~e
Plan designations of LI (Light Industrial) and LR (Low Density
Residential).
Times and Conditions have changed to warrant an extension of
industrial deveiopment opportunities along Highway 10.
The proposed industrial zoned property is located on or has
access to Highway 10 which can meet the transportation needs
for industrial development.
o
Times and Conditions have changed to warrant the need to
control commercial strip development along southeast highway
10.
Low density residential development does not require the
extension of sewer and water.
The new zoning boundaries follow property lines were ever
possible resulting in only one parcel with spht zoning.
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
the City of Elk River.
__ day of
,1996, by the City Council of
Henry A. Duitsman, Mayor
ATTEST:
Sanclra A. Thackeray, City Clerk
s:\document\or dinanc\zc96 - 15.doc
EXHIBIT A
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