7.5. & 7.6. SR 06-19-1995ITEMS 7.5. fi 7.6.
ver MEMORANDUM
TO: Mayor and City Council
FROM: Gary Schmitz, Planning Assistant ~~
DATE: June 19, 1995
SUBJECT: Land Use Amendment and Zone
Change Request by Elk River Order
of Eagles and River Valley Lumber, Inc.
Public Hearing Case No. LUA 95-5 and
ZC 95-5
Request
The Elk River Order of Eagles and River Valley Lumber, Inc. are requesting
a land use amendment from L-I (Light Industrial) to HB (Highway Business),
and a zone change from I-1 (Light Industrial) to C3 (Highway Commercial).
Location
The triangular-shaped subject property is generally described as bounded on
the north by 4th Street, on the east by Jackson Avenue, and the south by the
Burlington Northern Railroad tracks.
Zonine/Land Use
I-1 (Light Industrial) / L-I (Light Industrial) and CB (Central Business)
Attachments
• May 23, 1995 memo to the Planning Commission
Three letters from the applicant
Background
The Elk River Order of Eagles and River Valley Lumber, Inc. are requesting
a land use amendment from L-I (Light Industrial) to HB (Highway Business)
and a zone change from I-1 (Light Industrial) to C3 (Highway Commercial)
fora 4 acre land area comprised of the two previously mentioned businesses.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
In addition, the City is proposing to rezone approximately 1 acre consisting of
a few smaller users in an effort to have a commercial zoning designation for
• the overall area. The application is triggered by the Eagles Club proposed
expansion plans. Fraternal organizations are currently a nonconforming use
in the light industrial zoning district. In order for the Eagles Club to expand,
a rezoning was required. If the proposal is approved, the Eagles Club and
River Valley Lumber have plans to expand their property and redevelop a
portion of the site.
The details of this request are located in the attached memo to the Planning
Commission.
Plannine Commission Meeting
At the May 23, 1995 Planning Commission meeting, discussion was held
regarding the proposed land use amendment to Highway Business. The site
currently has an underlying land use of Light Industrial and Central
Business. Staff proposed that the land use be proposed as Central Business
over the entire site, rather than Highway Business. Reasons for this
proposed change are as follows:
• By changing only the area with an underlying land use of Light Industrial
will provide for a consistent land use over the entire downtown area
• without any pockets of Highway Business land use.
• The actual land use of the property is guided by the zoning district which
is proposed to be C-3 (Highway Commercial). The zoning of the property
is what will facilitate the expansion and improvements of this area, not
the land use; therefore, the change to the Central Business land use
should not affect the area property owners.
• The underlying land use is still proposed to be commercial; therefore, the
proposed zoning of C-3 (Highway Commercial) is consistent with that
designation.
Both the Planning Commission and the applicants were in agreement with
this proposed change.
The Planning Commission concurred with staffs findings and recommended
approval of the land use amendment from L-I (Light Industrial) to CB
(Central Business) and the zone change from I-1 (Light Industrial) to C3
(Highway Commercial).
C~
s:council:lua95-5
Recommendation
. It is recommended that the City Council approve the following:
A. Aland use plan amendment from L-I (Light Industrial) to CB (Central
Business) and rezoning from I-1 (Light Industrial) to C3 (Highway
Commercial), based on the following:
1. The change in land use and zoning will not have a detrimental
affect on surrounding properties since it is not anticipated the
existing businesses will be leaving.
2. The proposed rezoning and land use amendment would provide
a smooth transition of land use from the Highway 10 corridor to
the PUD and Cl zoning designation along Jackson Avenue.
3. Approximately half of the parcel is guided for a commercial use;
therefore, this proposal is not inconsistent with the
comprehensive plan.
4. Times and conditions have changed to warrant a change in the
land use and zoning from industrial to commercial.
t 5. The rezoning will allow the existing businesses to expand and
make improvements to their property which will contribute to
the aesthetic and economic vitality to downtown.
•
s:council:lua95-5
ITElI 5.5. S 5.6.
ver MEMORANDUM
TO: Planning Commission
FROM: Gary Schmitz, Planning Assistant ~`~
DATE: May 23, 1995
SUBJECT: Land Use Amendment and Zone Change
Request by Elk River Order of Eagles
and River Valley Lumber, Inc., Public
Hearing Case No. LUA 95-5 and ZC 95-5
Request
The Elk River Order of Eagles and River Valley Lumber, Inc. area requesting
a land use amendment from L-I (Light Industrial) to HB (Highway Business),
and a zone change from I-1 (Light Industrial) to C3 (Highway Commercial).
' Location
• The triangular-shaped subject property is generally described as bounded on
the north by 4th Street, on the east by Jackson Avenue, and the south by the
Burlington Northern Railroad tracks.
Zoning/Land Use
I-1 (Light Industrial) / L-I (Light Industrial) and CB (Central Business)
Attachments
• Location Map
• Zoning Map
• Land Use Map
• Site Plan
Background
The Elk River Order of Eagles and River Valley Lumber, Inc. are requesting
a land use amendment from L-I (Light Industrial) to HB (Highway Business)
and a zone change from I-1 (Light Industrial) to C3 (Highway Commercial)
fora 4 acre land area comprised of the two previously mentioned businesses.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 447-742
In addition, the City is proposing to rezone approximately 1 acre consisting of
a few smaller users in an effort to have a commercial zoning designation for
• the overall area. The application is triggered by the Eagles Club proposed
expansion plans. Fraternal organizations are currently a nonconforming use
in the light industrial zoning district. In order for the Eagles Club to expand,
a rezoning was required. If the proposal is approved, the Eagles Club and
River Valley Lumber have plans to expand their property and redevelop a
portion of the site.
Existing Zonine~/Land Use
The area being considered for the rezoning and land use amendment is a
triangular-shaped parcel approximately 5 acres in size and consists of the
following uses: Fraternal club, lumber yard, feed store, cabinet shop, paint
store, book store and two single family homes. With the exception of the
lumber yard and the cabinet shop, all of the uses are nonconforming in the I-
1 (Light Industrial) zoning district.
The area surrounding the subject site consists of a wide variety of uses.
North of the area along 4th Street, uses consist of the Elk River Fire Station,
Adam's Furniture Store, a bus garage and Elk River Machine. To the south,
^'' the property is bordered by the railroad tracks and the City parking lot which
borders Highway 10. To east along Jackson Avenue, the area consists of
• general office uses and a convenience store.
Proposed Land Use/Zoning
The property is proposed to be rezoned to C3 (Highway Commercial). The
statement of purpose for the C3 zoning district is as follows:
"The purpose of the C3 (Highway Commercial) district is to recognize
the need for commercial establishments on or serving with immediate
access to major highways. Permitted land uses should take advantage
of the highway access in a manner which other business districts are
not afforded. In addition to retail and commercial uses, quasi-
industrial and wholesale enterprises that do not meet an industrial
setting and have considerable customer contact are acceptable in the
Highway Commercial district."
Although these properties do not have direct access to Highway 10, the only
separation between the property and the highway is the Burlington Northern
Railroad. Therefore, the property does enjoy visibility from this major
arterial, but the access is limited to Jackson Avenue. The proposal would
allow an extension of the current C3 zoning south of the railroad tracks and
•
s:planning:pc:lua95-5
it would ease the transition between the current C3 property along Highway
10 and the C-1 (Central Commercial) property near 4th Street and Jackson
. Avenue. The comprehensive land use map does show that a portion of this
site near Jackson Avenue is guided for a Central Business. Therefore, the
zone change and land us amendment would be a reflection of this proposed
land use and be consistent with the comprehensive plan.
Zone Chance
In order to approve a rezoning or land use amendment, one of two findings
must be made:
1. There is an error in the original zoning and land use map.
2. Times and conditions have changed to warrant the rezoning.
Staff believes that both findings can be met. All of the uses with the
exception of the lumber yard and cabinet shop would be conforming uses in
the C3 (Highway Commercial) zoning district, either as a conditional use or
permitted use. It should be noted that an ordinance amendment allowing
lumber yards as a conditional use in the C3 zoning district is also scheduled
for this agenda. The current industrial zoning and land use is not as
"! appropriate as a commercial zoning designation and land use in this
particular area for a number of reasons. Typically, industrial users are not
• reliant on good highway visibility; rather, access to transportation routes is
important. Although this site has good access to Highway 10 which meets
industrial needs, the benefits of this property's visibility from Highway 10
may be better utilized for commercial uses.
Another benefit to the City in rezoning this property to C3 (Highway
Commercial) is that the uses in a C3 zoning district are generally cleaner,
with less outdoor storage and thus would aid in providing a positive image for
the community at the major intersection of Jackson Avenue and Highway 10.
If the rezoning and land use amendment are approved, the Eagles Club and
River Valley Lumber are proposing to expand. The expansion plans would
require a conditional use permit, and at that time the City would be allowed
to examine ways to bring this site into greater compliance with the City's
standards in terms of landscaping, screening, parking, etc.
Hiehwav Business Land Use
The applicants are proposing that the land use for this area be changed from
LI (Light Industrial) and CB (Central Business) to HB (Highway Business).
Currently the land use is CB (Central Business) over the area east of King
Avenue which would include the lumber yard, feed store, book store and
•
s:planning:pc:lua95.5
paint store. The area west of King Avenue which consists of the Eagles Club
and the cabinet shop has an underlying land use of LI (Light Industrial).
. Staff is proposing that the land use amendment only consist of changing the
area west of King Avenue from LI (Light Industrial) to CB (Central Business)
and leave the area east of King Avenue as CB (Central Business). The
reason for this request is as follows:
• By changing only the area with an underlying land use of Light
Industrial will provide for a consistent land use over the entire
downtown area without any pockets of Highway Business land use.
• The actual use of the property is guided by the zoning district
which is proposed to be C-3 (Highway Commercial). The zoning of
the property is what will facilitate the expansion and improvements
of this area, not the land use.
• The underlying land use is still proposed to be commercial;
therefore, the proposed zoning of C-3 (Highway Commercial) is
consistent with that designation.
Recommendation
'i
It is recommended that the Planning Commission recommend the following:
• A. Approval of the land use plan amendment from L-I (Light Industrial)
to CB (Central Business) and approving the rezoning from I-1 (Light
Industrial) to C3 (Highway Commercial) based on the following:
1. The change in land use and zoning will not have a detrimental
affect on surrounding properties since it is not anticipated the
existing businesses will be leaving.
The proposed rezoning and land use amendment would provide
a smooth transition of land use from the Highway 10 corridor to
the PUD and Cl zoning designation along Jackson Avenue.
Approximately half of the parcel is guided for a commercial use;
therefore, this proposal is not inconsistent with the
comprehensive plan.
4. Times and conditions have changed to warrant a change in the
land use and zoning from industrial to commercial.
•
s:planning:pc:lua95-5
i 5. The rezoning will allow the existing businesses to expand and
make improvements to their property which will contribute to
• the aesthetic and economic vitality to downtown.
•
•
s:planning:pc:lua95.5
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HB Highway Business A Agricultural
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1 Ml Medium Industrial MR Medium Density Residential
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DATE: MAV 12, 1995
T0: ELK RIVER PLANNING CUMMISSION
ELK RIVEP. CITY COUNCIL
FROM: ELK RIVER EAGLES CLUB
PROPOSED AMEtdOMEPdT BY THE CITY OF ELK RIVER ON ZONING ORDINANCE
SECTION 900-12 {121 CC1 TO ADD LUMBER YARDS AS CONDTTIUNAL USES IN THE
C-3 ZOPdItdG DISTRICT.
THE ELK RIVER EAGLES CLUB SUPPORTS THE CITY COUtdCIL'S PROPOSED CHANGE.
ELK RIVER EAGLES CLUB ~j
DATE J~~~~ ~~ SIGN .~`'"~ ~~(~/,L ~u57~~
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DATE: MAY 12, 1995
TD: ELK RIVER PLAfdNIfJG COMMISSION
ELK RIVER CITY COUfJCTL
FROM: RIVER VALLEY LUMBER CO., Ifr'C.
CASE N0. OA92-2 PROPOSED AMENDMENT TO CHAfJGE ZONING ORDINANCE SECTION
900-12-(12) (C) TO ADD LUMBER YARDS AS COfJDITIOh'AL USES IN THE C-3 ~'
ZONING DISTRICT.
RIVER VALLEY LUMBER CO. HAS OPERATED A WHOLESALE RETAIL LUMBEP. AND
BUILDING SUPPLY FDR 75 YEARS.
WE SUPPORT THE CHANGE FOR OUR BUSINESS TO THE CLASSIFICATION OF A
COMMERCIAL C-3 ZONItJG.
RIVEP. VALLEY LUMSEP. CO.
728 RAILROAD DRIVE
ELK RIVE P., MtJ
DATE Jrfl.Sf / j SIGN ~i1~c.~ C~~-~'°
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