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HomeMy WebLinkAboutZ-5382 Staff AnalysisDecember 4, 1990 Item No. 1 - Z-5382 owner: Applicant: Location: Request: Purpose: Size: Existing Use: Minnesota Mining and Manufacturing Company Guy Amsler, Jr. Hwy 365 & Arch Street Pike Rezone from Unclassified to M (Mining) Mining 1,594 acres, more or less (2 sites) . Mining. SURROUNDING LAND USE AND ZONING: North - Floodway, Vacant & Mixed, zoned "R-2" and 11I-2" South - Vacant, Single Family & Industrial, zoned "R-2" and Unclassified. East - Vacant and Single Family, zoned Unclassified West - Vacant, Single Family, Industrial and Floodway, zoned "R-211, "C-3" and 11I-2". STAFF ANALYSIS• The land in question is owned by Minnesota Mining and Manufacturing (3M), and the request is to rezone the acreage to "M" Mining. There are two different locations involved with this issue and they are the Highway 365/College Station site, 385 acres, and 1,209 acres along Arch Street Pike. The property is currently unclassified because of being outside the city. In addition to attempting to rezone their ownership, 3M has also filed an annexation petition for both sites. 3M had a contract with the City for fire protection, but it was not renewed, and 3M was told they needed to annex to have fire protection. With both sites, the land use is fairly mixed and includes single family, multi -family, commercial, industrial and several churches. There are also several parks in close proximity to both locations and some of the land is undeveloped. Zoning in both areas is a mixture of "R-211, "R-5111 "C-31101 11I-211, and 11I-311. Also, much of the land area is unclassified at this time. 1 December 4, 1990 Item No. 1 - 7-5382 [Continued In general, an 1110" reclassification conforms to the adopted plans for the two locations. The Sweet Home/College Station plan shows the majority of the 3M property for mining. There are areas that the plan does identify as open space/buffer. One is adjacent to a portion of the east property line, which abuts residential uses. The other area is the northern tip of the ownership that is between the railroad tracks and Fourche Creek. Some of the land south of Fouche Creek -is in the established floodway. The Arch Street Pike location is addressed in two plans, Arch Street and 65th Street East. Arch Street Pike is the boundary between the two Planning Districts, with the Arch Street Plan showing the 3M property for mining. 65th Street East identifies the 3M land between I-30 and Arch Street as open space (floodway), with a narrow industrial strip abutting Arch Street. At this time, the designated open space west of Arch Street is heavily used by 3M. The Arch Street Plan does not identify any of the 3M property as open space and/or buffering. (One other plan element that needs mentioning is the Master Parks Plan. The Little Fourche Creek, which runs west of Arch Street, is identified as Priority 2 Open Space.) Staff is in basic support of the requested reclassification, with some minor modifications. For the Highway 365/College Station Site, Staff is recommending the two open space areas, as shown on the plan, be zoned "O -S". The land between the tracks and Fourche Creek is also to be dedicated to the City. (This includes a small strip outside the floodway.) The Arch Street Pike Site also has some floodway involvement that the 65th Street east plan shows as "O -S". However, the Staff is of the opinion that nothing would be gained by reclassifying this land area to "O -S", due to the intense use of the land in the floodway. Staff is recommending that most of the entire Arch Street Pike acreage be rezoned to "M", including the floodway area. There is small piece east of the railroad tracks that the Corps of Engineers has identified as part of the Fourche Creek Project for future acquisition. Therefore, Staff feels that the parcel should be zoned "O -S", and the land be dedicated through this rezoning action. 2 December 4, 1990 Item No. 1 - Z-5382 Continued ENGINEERING COMMENTS: 1. Arch Street Pike is classified as a principal arterial and the right-of-way standard is 110 feet, or 55 feet from the center line. Highway 365 is a minor arterial, with a right-of-way of 45 feet from the center line (90 feet total). 3M road is a collector with a total right-of-way of 60 feet. If any of the existing rights-of-way are deficient, dedication of additional right-of-way will be required. 2. Dedication of the floodway south of Fourche Creek (Highway 365/College Station Site). 3. Provide an easement for the floodway area west of Arch Street Pike. STAFF RECOMMENDATION: Staff recommends approval of the "M" rezoning, except for the "O -S" areas identified in the Staff analysis. PLANNING COMMISSION ACTION: (December 4, 1990) The applicant, Guy Amsler, Jr., was present. Mr. Amsler also indicated that two local representatives of 3M were in attendance. There were no objectors. Mr. Amsler addressed the Planning Commission and said all decisions regarding 3M's property were made in St. Paul Minnesota. He went on to say that 3M did not have enough time to review the Staff's analysis in detail and was not prepared to respond to the recommendations for "OS" zoning and dedication of land. Mr. Amsler said that the City did not renew 3M's fire protection contract, and 3M was instructed to annex because they were adjacent to the City limits. Mr. Amsler then gave some background on the rezoning request which 3M decided to do to avoid having non- conforming status. He told the Commission that 3M was willing to annex and to work with the City. He also said that he understood the reasons for the dedication of land and open space. Mr. Amsler then discussed the right-of-way requirements. He said there could be a problem with Arch Street Pike because of structures being close to the 01 December 4, 1990 Item No. 1 - Z-5382 Continued existing right-of-way. Mr. Amsler felt that there would be no problem with Highway 365. Jim Lawson of the Planning Staff made some comments and said that Staff would work with 3M to resolve the various issues. Mr. Amsler then discussed the "O -S" areas and the buffer identified on the Sweet Home/College Station plan. Jerry Gardner of the City Engineering Staff discussed the Arch Street Pike Floodway and described it as more of a basin. Mr. Gardner said it was important not to add to the volume of materials in the floodway and the�land must continue to function as a floodway. Mr. Gardner said that the City needs to work with 3M to define some limits of use within the floodway area. There was a long discussion about the open space zoning and floodway lands. A motion was then made to recommend approval of the "M" rezoning, subject to resolving the issues identified by Staff. The motion passed by a vote of 8 ayes, 0 nays, 1 absent and 2 abstentions (Kathleen Oleson and Brad Walker). 4