6.6. SR 05-17-2004
Item # 6.6.
MEMORANDUM
TO: Mayor and City Council
Chris Leeseberg, Planner Cr:::-
DATE: May 17, 2004
FROM:
SUBjECT: Consider Zone Change - ZC 04-03
Request
The Council is asked to consider a zone change from Rl-C (single family residential) to R3
(Townhouse/Multi Family Residential)
60-Day Rule
The application deadline was extended to June 22, 2004.
Attachments
. Location Map
. Applicant's Letter
. Site Plan
. Floor Plans
. Aerial Photo
. 1970 Suggested Zoning Ordinance Map
. Portion of 1980 Zoning Map
. June 3, 1976 Building Permit
Zonin&/Land Use
Rl-c, Single Family Residential / MD, Medium Density Residential
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Location Map
Case Number: ZC 04-03 JEFFRY ROEHL
<1f>
N
February 23, '04
Subject Property: 732 Vernon Ave. NW, Elk River
Parcel #75-402-0215 (0.75 acre, approx.)
Proposal: Change zoning class from R-1 to R-3 (From single family to 3 family unit).
Present living area fay out: The home has. been diVided intD three separate living areas.
The main living area (hereafter referred to as unit # 1) is located on the main level with
two outside entrances., Main entrance is from the front patio into the living room. Secondary
entrance is a sliding patio door from front 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 located on the backside of the building,
with several stairs leading to a small-decked entry. There is one bedroom, one full bathroom,
smallkitchenj and living ro~ with 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 ofthe building at grade level,
several steps inside lead dovw to the living area. There are three rooms with small windows
that do not proviae egress, one twt5athroom, Kitchen with dinillg area, living room, and
laundry room. All windows on the East side (kitchen and living 'rooms) provide egress.
Present car parking accommodatiOns: Th€re is. an attached oversize dO'llble garage with outside
access only. Driveway to garage is as wide as the outside front of the garage and blacktopped.
To the southofthe driVeway iSa gravetsurfacedparking areawrncnextends into the lot along
the garage side of the building. Present ovwer is not able to confirm area of gravel parking
area due to snow conditions at time or-sale untiInow, Area has been reportedly large enough
to park 4-5 vehicles.
Previousownersuse: Previous owner has.iihiShedand7or remodeled home int<;> three separate dwelling
units. At the time of recent sale, ovwers occupied unit # 1. I
Unit #Z was occupieq by a son of the owners.
Unit #3 was occupied by another son of ovwers, along with two other single persons (the
two unrefated perSOOS-IOOved out shortly before sale).
Reportedly, ovwers parked their personal vehicles inside or in front of garage. Occupants
ofunits.#Z &, #3 parkedtheit pers()na!vemcies ongravefpa,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 o.wner: Unit #}. is currentTy in rental condit~n and available for rent
(targeted tenant; small family).
With approved zoning request change, unit #2 will be inspected' by ovwer for safety and
building code deficiencies, cosmetically renovated, brought up to code and made available for
rent (targeted tenant; single person, preferably semi': or funy retired): Vnit #3 will be inspected
by ovwer for safety and building code deficiencies, cosmetically renovated, brought up to code
(including the additiOn of egress windows fur bedrooms).and made available for rent (targeted
tenant; small family).
Outside parking area will be improveaaestheticalfy with strategic plantings of shrubbery
and potential landScaping for neighborhood enhancement.
Generallocation: The property is located to the west of downtown Elk River, to the north of and
within one block ofHwy. #10 (physically). Property is -2-1/2 driviqg blocks from the traffic
light controlled intersection of Upland avenue and Hwy. #10. Across the street is a large
vacant lot owned by a church, which is located to the northwest oft~e property. The vacant
land may one day become a parking lot for the church. SUQject property is the only property
fronting Vernon Avenue, on tne bfock ofVernon avenue which subject property is located.
Benefits to city development (comprehensive plan): Referring to thefuture land use plan, figure 5-4
in section 5 ofthe comprehensive plan, 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 resIDential" (target de~ity=3-4 units per acre).
Conversion of property to R-3 as requested will be within the target housing density of
both ciassmcations (JUnlts. on % acre or 4 units per acre density).
Approval will benefit the city plan for growth:
-Property will add affordable living unitswitp. NO new development.
-Tax base will be increased.
- The additional llvihg units in close proximity to downtown ~ 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 o~ the neighborhood with
zoning change to R-3:
-Back yard ofpro.perty providesanaesthetiCany pleasmg "greenway" for entire block of
residences. Restrictions placed on tenants will limit property use in the backyard to activities
that will maintain thiS neighborhood1Jeauty. An owner occup~t could use this area for
vehicle or equipment storage or other less appealing activities.
-Cash flow oIa three-unitrentalwinproviGe for a well maintaineq property. A single unit
rental will cash flow negative.
Present owner is an experienced landlord and is well awarr 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 maintained property in a well
maintained area.
O\.\l1er:
Jeffry L. Roehl
20663 Ulysses St. NW
Elk River, MN 55330
763-241-3870
jeffioeW@sprynet.com
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ELK RIVER, MINNESOTA
SUGGESTED ZONING ORD!NANCE
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NASON, WEHRMAN, KNiGHT & CHAPMAN, INC.
Planning Consu Itants
2101 Hennepin Avenue
Minneapolis, Minnesota
The preparati on of this report was financed in pan
through an urban planning grant from the DeparJment
of Housing and Urban Development, under the pro-
visions of the National Housing Act, Section 701,
68 Stat. 640, (1954) as amended, U.S.C.A. 461,
administered by the Office of Local and Urban
Affairs, Minnesota State Planning Agency.
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APPLICATION FOR EUll..DING PERMIT
'Qi;o toe
aTY CLERK
01 the.. ..................q:r:X................................. ....... 01,....................~.l.-.K....!:'::r.Y.~!:':.........................................
....SJl.t;MJJ:R!'!.E.................................., State of J.finnesota:
The undersigned owner whose address is...........~.:....g.:.....B..?~....~.?:..:.......~~~...:R.-~:v:~:r:.~....~~.~.:.......s..s..:.:g........
............in the County 01
Move" .ffie...fious.e...locafe.o....af..'lSZO...Me.a.d.owvale...Road:wEfrr ttf~~~s, f~gv~:;;:r;'tt t"out'e')...W'e.st....ou....
':1", Cl d. <:'".':' Cl ~ e...,R.() ":<:1.... ":'!: <:I.. ..5..().':'. th.. .a.Il.. Ye.r..Il.Cl:'.lAy.'c.Il ':''"...t..()... .7..3..2....Y.e..r:n..():n....A:::~r.> ':''C..I..J'. ~.": '7.~... .<J.Il....~. ..:b..~.s..e.1I1.e.Il.t... an d
(Build, install, add to, altcr, repair, move, wreck, as case may be) Attach a garage area, and
. .. .. remodle the present garage.
a butldmg descnbed as follows: 7ctnd of constructwn.............................................................................................................................. ,
Both the building to be moved and the addition are wood frame construction.
..,......................................................................................................................................................................................................................................,
ixu:nrixJT;1xwidth in feet ........4A'....:::....4.'.~..; siUJ(rn length in feeL .7}' . i;'i.'~~rig; ~~il:t ir6~ttf\ti'-'.' ....13. 04(/ ft 3
No. of stories. ........ .........; contents in cubie and square leeflQn::-.L.JvinK ,n:e<! 1Qt!Q ..f..t~ 8 :.512. ft 3
upon that certain tract of land described as follows: Lot.P.ll.r..~.L.s..~.~....ll.t:.t:llc:prmockA':'~i..t:9.:r:.~.~...s.~P:::P.:i.y. 20
.......... ................BACl(. ...:.:..'1'73'.......... .....sOU'tli....'Ci'Ni'(:::...ii3i.. .... ,
which is of the following size and area; width.F.IC'>.l1.t:::- 108' .........feet; length)\lQR}J!..lJ.NF:..:::....H5.'feet;
plat or addition............
area. ...... ........24,.:iQQ.::;q..J.t.....(i;\P.I?X9.xL....
and said btdlding to be known as .iVo.7~2.....1JE~0~..t~~~P~.
in said~ITI'.Qr.E.~.J<...R,~.Y.ER,.. ....; and hereby agrees that, in eo.se such permit is granted, that
aU wor7c i:ohioh shall be done and all materials whieh..shall be used shall comply wi.th the plCL1ts and
speeifieations therefor herewith sltbmitted and with all the ordinances of said. CITY OF ELI<..j{IYEj{.......
applicable thereto.
DET AILS AND REMARKS
1. SEE ATTACHED LOT PLAN FOR LOCATION OF HOUSE ON LOT
2. SEE ATTACHED HOUSE PLANS FOR DETAILS OF EXISTING STRUCTURE AND
THE PROPOSED ADDITION.
3. Mr. Ottinger has already viewed the existing structure and has
given verbal approval that the house meets his requirments.
4. Ernst movers of Anaka will move the structure.
BUILDING PERMIT APPL
BLDG. PERMIT FIE_ B.~~
STATE SURCHARGE _ '$- o~
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