6.8 & 6.9. SR 05-20-2002City ~
River
Item # 6.8-6.9
MEMORANDUM
TO:
Mayor and City Council
FROM:
DATE:
Chris Leeseberg, Planner~_.~
May 20, 2002
SUBJECT:
Case No. LU 02-02
Request by John Alfords for a Land Use Amendment
Case No. ZC 02-03
Request by John Alfords to rezone properties from
RI C (Single Family Residential) to R4 (Multiple Family
Residential)
Request
The applicant, John Alfords, requests that the City Council approve request for the following: 1. Land Use Amendment, MR (Medium Density Residential) to HR (High Density Residential)
2. Rezone properties from R1C (Single Family Residential) to R4 (Multiple Family Residential)
Attachments
· Location Map
· Applicant's Narrative
· Site Plan
· Aerial Photo
· Image of Site
· Portion of the Land Use Map
· High Density Residential Chart
· R4 Zoning District List of Permitted Uses
· Ordinance No. 02-
· Resolution No. 02-
Location
South of 6th Street, east of Jackson, north of 4th Street and west of Irving Avenue (433 & 423
Irving Avenue)
Part of Lot 5, Auditor's Subdivision No. 4 Village of Elk River
Memo to Mayor and City Council/ZC 02-03
May 20, 2002
Page 2
Zoning/Land Use
Rlc, Single Family Residential / MR, Medium Density Residential
Overview
Existing Conditions
The applicant currently has an 8-unit apartment building at 433 Irving Avenue, which is non-
conforming, as the zoning is R1-C. The property, 423 Irving, to the south of this building is
a single-family dwelling. They have signed a purchase agreement for this property. To the
north and further south, are single-family dwellings. Across the street to the east are St.
Andrews Church and School. To the west are the abandoned city water tower and a
commercial business.
Several zoning districts surround the subject property. To the south is C2 (Office District),
to the west is C1 (Central Commercial) and to the north and east is Rlc (Single Family
Residential). The land use of the surrounding area is MR (Medium Density) with CB
(Central Business) to the south and west.
Analysis
Land Use Amendment
The current underlying Land Use of both properties is MR (Medium Density Residential).
The applicant is requesting that the Land Use be amended from MR (Medium Density
Residential) to HR (High Density Residential) for both properties to allow the construction of
a new 8 or 12-unit apartment building on the single-family dwelling site. The proposal is
compatible with the surrounding land uses. The allowable units per acre in the HR
designation are 9.6-17 units/acre.
Rezoning
The current zoning of the two parcels is Rlc (Single Family Residential). The applicant is
requesting the zoning be changed from Rlc to R4 (Multiple Family Residential) for both
properties to allow the construction of a new 8 or 12 unit apartment building on the single
family dwelling site and to bring the current apartment building into compliance. The
proposal is compatible with the surrounding zoning districts.
The request to change the zoning from Rlc to R4 is appropriate as the current use of a
portion of the subject area is already an apartment building and given the proximity to the
existing apartment building, another apartment building, on the single-family dwelling
property would be a good fit. The area is well developed and given the need for rental
housing in Elk River, this would to be an appropriate location. Approval of the Land Use
Amendment as well as the Zone Change would bring the existing apartment building into
compliance.
S:\PLANNING\Case Files\ZC 02-03 Alfords\ZC 02-03 CC.DOC
Memo to Mayor and City Council/ZC 02-03
May 20, 2002
Page 3
Planning Commission Action
There was some general discussion about the number of units and what the anticipated rent
Per unit might be. Mr. Alfords, the applicant, stated that the rent for the current apartment
,s $800 per unit, and that the rent would be approximately $1,200 per unit for the new
building.
The proposed site is favorable to the city, as it could be utilized for the demolition of the
Jackson Avenue water tower. The schedule of when the water tower would be coming
down was discussed and Terry Maurer, the City's Engineer, stated that the timing has been
moved up since this opportunity has become available.
Bringing the existing apartment building into compliance as well as building a second
apartment building at the proposed location was thought to be a good idea.
The Planning commission voted unanimously to recommend approval for both the Land
Use Amendment and a Zone Change.
Recommendation
Staff and the Planning Commission recommend that the City Council approve the request to
amend the Land Use Plan from MR (Medium Density Residential) to HR (High Density
Residential) and also to rezone the parcels Rlc to R4 (Multiple Family Residential) based on
the following findings:
1. THE LAND USE AND REZONING ARE COMPATIBLE WITH THE
SURROUNDING LAND USES.
S:\PLANNING\Case Files\ZC 02-03 Alfords\ZC 02-03 CC.DOC
II
ST.
5TH ST. t
I
3F~E
Case Number:
Location Map
ZC 02-03 JOHN ALFORDS
N
Description of Project/R eq uest
After being in the rental business for the past 20 years, dba Alfords Apts.,
owning complexes on 330 Norfolk and 433 Irving, we realize the drastic
need for rental housing in the Elk River area. We have a continous wait-
ing list for potential tenants at both units at all times. At this time we
have signed a purchase agreement with the owners of the land next to our
433 Irving complex. We desire to construct an 8 or 12 plex apartment unit
on this land. This property is currently zoned residential as is our 433
property. We request that both properties be re-zoned to R-4.
Thank you,
John & Jackie Alfords
Alfords Zone Change
TOP
WORLD PARK
MK
~ONO
Update zoning ordinances and subdivision regulations fo ensure appropriate
development of residential/and throughout the City.
Continue to adopt policies to assist in managing development and associated
issues.
Maintain a rural density within the undeveloped areas of the urban service district to
allow for efficient extension of municipal services.
GOAL: Encourage and promote a balanced mix of housing opportunities throughout
the City's urban service area.
POLICIES:
· Evaluate housing stock on a regular basis to assess the housing conditions and needs
of the community.
Ensure that persons or groups of persons of similar income levels have a wide range
of housing choices available to them, regardless of their race, color, creed, religion,
sex, national origin, marital status, status without regard to public assistance, or
familial status.
· Provide a Fair Housing Statement to all developers who request approvals from City
Hall.
CURRENT STATUS
The City's existing land use map displays four residential classifications including agricultural, Iow
density residential, medium density residential, and high density residential. A summary of land
Use for the respective categories is as follows:
Residential Zoning Minimum Lot Size
La....~nd Use Desicjnation Designation Sewered Unsewered
Aigricultural A-1 Agricultural
· Conservation N/A 10 Acres
/Ow Density R-1A Single Family N/A 2 1/2 Acres
R-1B Single Family 12,000 sq. ft. 1 Acre
R-I C Single Family 10,000 sq. ft.
:' R-1 D Single Family 14,000 sq. ft.
::' R-1 E Single Family 20,000 sq. ft.
Medium Density
High Density
R-2A Townhouse
R-2B Townhouse
R-3 Multi-Family
R-4 Townhouse
6,000 sq. ft.
5,500 sq. ft.
4,500 sq. ft.
2,500-4,000 sq. ft.
14
!0. R-4 - General Multiple Family Residential District
STATEMENT OF PURPOSE: This District is intended to create,
preserve, and enhance areas for multifami!y use of higher
densities for both permanent and transient families, in areas
served by public sanitary sewer, storm sewer, and municipal
water, with good accessibility to thoroughfares, public community
cen%ers, libraries, shopping centers and employment centers, and
where such development fits the Growth Management Plan. PUD
Recommended.
A. Permitted Uses
i. Single family dwellings
B ·
ii. Two family dwellings
iii. Townhouse dwelling (12 unit per structure
maximum)
iv. Mu!~iple family dwellings
v. Mod~'! homes in compliance with Section 900.20,
Subsection 13.
vi. Licensed daycare facilities for 16 or fewer
children
vii. Public parks, playgrounds and open space
Accessory Uses
i. Public shelters and essential services
ii. Garages and sheds
iii. Private'recreational faciliSies
Conditional Uses
i. Outpatient health care facilities
ii. Boarding houses
iii. Institutional uses
iv. Licensed daycare facilities for 17 or more
children
Governmental buildings and facilities
Mini S~orage
vii. Zero !o~ line development
ORDINANCE 02 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTIES AS DESCRIBED
CASE NO. ZC 02-03
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 properties described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following findings:
1. The rezoning and land use changes are consistent with the
comprehensive plan.
2. It is compatible with adjacent zoning districts.
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 __
of the City of Elk River.
day of
,2001, by the City Council
ATTEST:
Stephanie A. Klinzing, Mayor
Sandra A. Peine, City Clerk
s:\planningXordinancXzc02-03.doc
Exhibit A
423 Irving Avenue NW
That pan of Lot Five (5), Auditor's Sutxlivision No. 4, Village of Elk River, described as follows:
]~ginnlng at the Southeast comer of said Lot Five (5); thence North on file East line thereof One Htmctred F~y-Five (155)
feet to the Southeast comer of Lot Four (4) of said Audkor's Subdivision No. 4; thence West on the South line of said Lot
Four (4) to the Southwest comer thereof; thence South on an extension of the West line of said Lot Four (4) a distance of
Fifteen (15) feet; tl~ence West parallel with the North line of said Lot Five (5) a d/stance of SLxry-Five (65) feet more or less
to a point One Hund~.~l (100) feet East of the West line of said Lot Five (5); thence South parallel to said West I/ne to a point
Fifteen (15) feet No~h of the South fine thereof; thence West parallel to said &)uth line One Hundred (1(30) feet to the West
line of said Lot Five (5); thence South Fifteen (I5) feet to tile Southwest comer of said Lot Five (5); thence East on said
SOUth line tO the point of beginning.
433 Irving Avenue NW
BLOCK: AUDITORS NO. 4 S ~ OF E ¼ OF LOT 3 & ALL LOT 4
CITY OF ELK RIVER
RESOLUTION NO. 02 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM MR (Medium Density Residential)
TO HR (High Density Residential)
Case No. LU 02-02
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 on Tuesday,
., , and recommended approval regarding the
Comprehensive Plan amendment request for the property generally described as:
(See Attached Exhibit A)
and,
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.
(Or)
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the following:
1. The proposed changes are in general conformance to the adopted
Comprehensive Plan.
2. The proposed land use plan amendment will allow for multi-family use
in an area with compatible uses.
NOW, THEREFORE, BE IT RESOLVED 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 to
PASSED by the City Council of the City of Elk River this __
day of
Stephanie Klinzing, Mayor
ATTEST:
Sandra A. Peine, City Clerk
S:\PLANNING\RESOLUTI\LU02-02.DOC
Exhibit A
423 Irving Avenue NW
Tm pan of Lot Five (5), Auditor's SuMivision No. 4, Village of Elk River, described as follows:
Beginning at the Southeast comer of said Lot Five (5); thence North on fl~e East line thereof One Hundred Fifty-Five (153)
feet to the Southeast comer of Lot Four (4) of said Auditor's Subdivision No. 4; thence West on the South line of said Lot
Four (4) to the Southwest comer thereof; thence South on an extension of the West line of said Lot Four (4) a distance of
Fifteen (15) feet; thence West parallel with the North line of said Lot Five (5) a distance of SLxty-Five (65) feet more or less
to a point One Hundred (100) feet East of the West line of said Lot Five (5); thence South parallel to said West line to a point
Fifteen (15) feet North of the South Line thereof; thence West parallel to said South line One Hundred (100) feet to the West
line of said Lot Five (5); thc. nee South Fifteen (15) feet to the Southwest c~mer of said Lot Five (5); thence East on said
South line to the point of beginning.
433 Irving Avenue NW
BLOCK: AUDITORS NO. 4 S ¼ OF E ¼ OF LOT 3 & ALL LOT 4