6.5. SR 04-19-2004Item ~ 6.5.
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Chris Leeseberg, Planner ~_~
April 19, 2004
Consider Zone Change - ZC 04-03
Request
The Council is asked to consider a zone change from R1-C (single family residential) to R3
(Townhouse/Multi Family Residential)
60-Day Rule
To comply with the 60 day rule, without an extension, this item needs action by April 23,
2004.
Attachments
· Location Map
· Applicant's Letter
· Ske Plan
· Floor Plans
· Aerial Photo
Zoning/Land Use
Rl-c, Single Family Residential / MD, Medium Density Residential
Overview
The subject property is located east of Vernon Avenue and south of Eighth Street.
Currently locate on the property is a residential structure which has been divided into three
City Council / ZC 04-03
April 19, 2004
Page 2
separate living quarters. The applicant is proposing to utilize the structure as a multiple
family residence. There are eight single family residential homes surrounding the property to
north, east and south. An open parcel of land is west of the subject property across Vernon
Avenue,
Analysis
Dms/.ty
The maximum development density within the R-3 district shall be eight units per acre of
net buildable area of the subdivision. The subject property is approximately .53-acres and
would have, with the existing residence, three units if rezone&
Parking
Resident parking shall be provided at one space per bedroom and guest parking shall be ½
parking space per unit and shall be provided in an off-street parking lot or private drive.
With the existing structure, Unit # 1 has three bedrooms, Unit #2 has one bedroom and
Unit #3 has 2-3 bedrooms. The required amount of parking for this proposed multi-family
residence would be 8 stalls. Although the subject property, in its existing state, appears to be
able to park approximately 10 vehicles (2 in the garage, 4 on the driveway and 4-5 on parking
area south of garage) several of them will be at least three cars deep and would function
poorly.
Garages
Each dwelling unit shall include an attached garage that is a minimum 22-feet wide. The
existing single family residence has only one attached garage.
Building Design ~ ~ S~
The existing single family residence does not meet the requirements of the R3 design
standards.
The R3 district is intended to function as a transition between the less intense single-family
district and the more intense multifamily districts. The subject property does not accomplish
this. If this property were to be rezoned, it would be a .53-acre parcel of land zoned R3'
surrounded by a large area of properties zoned Rl-c. This practice of "spot zoning" is not
recommended and would not be supported by staff.
Since the applicant is proposing to use the existing structure, staff believes that this structure
as well as the site is not conducive to support a multiple family zoning classification for the
following reasons:
1. The subject property does not act as a transition between single-family and
multifamily districts.
2. "Spot zoning" is not recommended.
3. The site cannot provide the required parking so that it functions properly.
4. The existing structure has only one attached garage. Three would be required.
5. The existing structure does not comply with design standards of the R3 district.
S:XPLANNING\Case Files\2004\ZC 04-03 Roehl\ZC 04-03 CC.doc
City Council / ZC 04-03
April 19, 2004
Page 3
Planning Commission Action
The Panning Commission unanimously recommended denial of the request.
Recommendation
Staff and the Planning Commission recommend that the City Council deny the request for a
zone change from R1-C (single family residential) to R3 (Townhouse/Muki Family
Residential) based on the findings of fact noted above.
S:kPLANNING\Case Files\2004\ZC 04-03 Roehl\ZC 04-03 CC.doc
OAK
KNOLL
PARK
Jb
SITE~zow~.
Case Number:
Location Map
ZC 04-03 JEFFRY ROEHL
N
February, 23, '04
Subject Property: 732 Vernon Ave. NW, Elk River
Parcel #75-402-0215 (0.75 acre, approx.)
Proposal: Change zoning class fi:om R-1 to R-3 (From single family to 3 family unit).
present living area layout: The home has been dNided into three- separate living areas.
The main living area (hereafter referred to as unit #1) is located on the main level with
two outsMe entrances. Main entrance is from the fi.om patio into the living room. Secondary
entrance is a sliding patio door from fi:om patio into dinette. There are three bedrooms, one
fuLl. bathroom, large kitchen., living room, dinette, and laundry room.
The second living area (hereafter referred to as unit #2) is also located on the main level
with one outside entrance. The outside entrance is Iocated 'on the backside of the building,
with several stairs leading to a small-decked entry, There is one bedroom, one full bathroom,
small ~tchen, and living room wkh small eating area.
The third living area (hereafter referred to as unit #3) is located in the basement with one
outside entrance. The outside entrance is located on the backside of the building at grade level,
several steps inside lead down to the living area. There are three rooms with small windows
that dO not l~OVkle egress, one full-Bath_room, [citchen with dinintg area, living room, and
laundry room. All windows on the East side (kitchen and living rooms) provide egress.
Present
car parking accommodations: There i-s an attached oversize dogble garage with outside
access only. Driveway to garage is as wide as the outside front of the garage and blacktopped.
Tothe south-of the driveway i-s a gravel-surfaced- poxking area wN~h extends into the lot along
the garage side of the building. Present owner is not able to confirm area of gravel parking
area due to snow condMons at time of-sale until now. Area has been reportedly large enough
to park 4-5 vehicles.
Previous- owners use: Previous owner has ~d and/or remodeled home into three separate dwelling
units. At the time of recent sale, owners occupied unit #1. Unit #2 was occupiec[ by a son of the owners.
Unit//3 was occupied by another son of owners, along with two other single persons (the
two un~e[ated persons-moved, out shortly before sale).
Reportedly, owners parked their personal vehicles inside or in front of garage. Occupants
of units#2 &//3 parl~ed: their personalrveh~l-es on.gra.vel-pa~king area. AdditionaLly,
landscaping equipment used in the business of the two sons was parked along the southern side
of the backyard.
proposed use by present owner: Unit gl is. currently in rental conditipn and available for rent
(targeted tenant; small family).
With. approved zoning request change, unit #2 will' be inspecte& by owner for safety and
building code deficiencies, cosmetically renovated, brought up to code and made available for
rent (targeted tenant; single person, preferaNy semi- or fUlly retired), ~Jnit//3 will be inspected
by owner for safety and building code deficiencies, cosmetically renovated, brought up to code
(including the additgon of egress windows for bedrooms) and made available for rent (targeted
tenant; small family).
Outside parking area will be improved-aesthetically with strategic plantings of shrubbery
and potential' landscaping for neighborhood' enhancement.
General
location: The property is located to the west ofdow-ntown Elk River, to the north of and
within one brock of-Hwy. #I0 (physically). Property, is -2-1/2 driving blocks fi.om the traffic
light controlled intersection of Upland avenue and Hwy. #10. Across the street is a large
vacant lot oxamed by a church, which is located to the northwest of the property. The vacant
land may one day become a parking lot for the church. Subject property is the only property
fi.onting Vernon Avenue, on the block of'Vernon avenue which subject property, is located.
Benefits
to ciW development (comprehensive plan): Referring to the.future land use plan, figure 5-4
in section 5 of the comprehensive pIan, subject property lies in an area which will mainly be
classified "high density residential" (target density=8-20 units per acre), spotted with areas
classified as "urban resktentiaF" (target dentsit~--3-4 units per acre).
Conversion of property to R-3 as requested will be within the target housing density of
both cl-assifi:caffons (3 units on 3A acre or 4 units per acre density).
Approval will benefit the city plan for growth:
-Property will add affordable riving un/ts w[t~ NO new development.
-Tax base will be increased.
-The addki0nal h-vgng units in cI0se proxSrnity to downtown E~ River will increase the
consumer demand for existing downtown businesses.
-Required infrastructure (utilities, transportation access~ etc.) is already in place.
Neighborhood effects: The only foreseen anticipated drawback to requested zoning change will be the
effects on the neighborhood. The present owner sees positive effects o1~ the neighborhood with
zoning change to R-3:
-Back yard of property provides an aesthetically pleasing "greeaway" for entire block of
residences. Restrictions placed on tenants will limit property use in the backyard to activkies
that will maintain tI~ neighborhood beauty. An owner occupagt could use this area for
vehicle or equipment storage or other less appealing activities.
-Cash flow oFa three-unit rental- will prov[ffe for a well maintainec~ property. A single unit
rental will cash flow negative.
Present owner is an experienced Iandlord and is well awar~ of the benefits of good
neighbor relations. It is in the owners best financial, and managerial interest to maintain good
tenants. The only way to attract good tenants is to have well mah't;ained property in a well
maintained area.
Ovmer:
Jeffry L. Roehl
20663 Ulysses St. NW
Elk River, MN 55330
76o-~41 -.~ 870
jeffroehi~sprynet, com
Bedroom
Be~oo~
Living
Ba~h
Bedroom
Kitchen
Patio
(outdoor)
Livin9
Kitchen
~-' ' Bedroom
Garage
i
Room
ROom
Room
i~undry
Bath
Storoge