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8 PCSR 03-22-1994 •"(./ ITEM 8 •ty of MEMORANDUM ElkRiver TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER,44- DATE: MARCH 22, 1994 SUBJECT: REZONING REQUEST BY THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. ZC 94-02 REQUESTED ACTION Consider rezoning approximately 15 acres from Il (Light Industrial) to R1b (Single Family Residential). LOCATION North of Highway 10 along the Queen Street alignment. • ATTACHMENTS Location Map, Zoning Map, Land Use Plan Map, Property Owners List OVERVIEW The rezoning involves two separate properties, one of which is owned by Mr. & Mrs. Roy (Custom Motors) and the second by Jerry Gallati. The second parcel mentioned above currently is occupied by a truck repair business and a single family home. BACKGROUND The property under consideration for rezoning has a long history with the County and, since consolidation in 1978, with the City of Elk River. According to City records and an understanding of actions that have taken place over the years, the following historical synopsis has been compiled: • October 30, 1978 - Planning Commission recommended approving rezoning and conditional use permit for a salvage yard containing a body shop, mechanical repair area, and truck dealership. • November 3, 1978 - City Council approved rezoning and conditional use permit as recommended by the Planning Commission. (This conditional use permit was issued to the entire 15 acre site) P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Zone Change, Custom Motors Page 2 March 22, 1994 • • December 1, 1978 - South 1,400 feet of subject property is sold to Clinton Olson. • November 6, 1981 - The City Council discussed screening requirements for Custom Motors in compliance with conditional use permit. • March 1, 1982 - The City Council discussed Custom Motor's compliance with conditional use permit. • July 12, 1982 - The City Council was updated on Custom Motor's compliance with conditional use permit. • August 1, 1985 - Deeds were recorded effectuating the sale to Mr. Olson in 1978. This action created two separate parcels. • August 27, 1985 - Mr. Olson sells south 1,400 feet to the current owners, Mr. & Mrs. Roy. • May 18, 1992 - The City Council directs the Planning Commission to review the issue of rezoning Custom Motors. • June 23, 1992 - The Planning Commission recommends delaying the rezoning of Custom Motors until an action plan is prepared by Custom Motors and presented for review. • July 20, 1992 - The City Council was informed of the Planning Commission discussion to request an action plan be prepared. • August 25, 1992 - The Planning Commission reviewed the action plan and • continues consideration to the September 1992 meeting. • September 22, 1992 - The Planning Commission reviewed the action plan prepared by Custom Motors and concluded the long range goal should be residential for this area, screening should occur in the near future, and that Custom Motors should begin evaluating alternative sites for relocation. • October 19, 1992 - The City Council reviewed the action plan and directed staff to research alternatives for relocation and funding opportunities. Also, before any funding is granted, a phase two audit would be necessary. • November 9, 1992 - The Economic Development Authority concluded that the City should identify potential sites and possible funding opportunities for Custom Motors. • September 20, 1993 - The City Council authorizes environmental testing and will consider the screening issue in April, 1994. • February 28, 1994 - The City Council recommended initiating a rezoning of the 15 acre parcel from Il (Light Industrial) to Rlb (Single Family Residential). ANALYSIS Since 1980 the affected property has had a comprehensive land use of MDR (Medium Density Residential). This land use did not change in 1988 or 1990 • when the City considered amendments to its Comprehensive Plan. Clearly, the Comprehensive Plan has been to maintain a predominant land use of pczccm.doc Zone Change, Custom Motors Page 3 March 22, 1994 • residential for that area lying north of Highway 10 towards the City's western limits. With growing interest for development in the western part of the City, it is appropriate to establish land use and zoning designations to prevent conflicts with upcoming planning applications. AMORTIZATION PERIOD If the Planning Commission and City Council approve the requested rezoning, a five year amortization period will begin for the operation of Custom Motors' (south parcel). On the other hand, it is not exactly clear what type of activity, when uses were established, if lot splits were approved, or when the existing single family home was built on the northerly parcel. Regardless of these issues, the northerly parcel is either currently non- conforming or will become non-conforming and an amortization period of 40 years will begin. I hope to have more information related to this issue available at Tuesday's meeting. RECOMMENDATION Staff recommends the Planning Commission recommend approval of rezoning • the 15 acre site from Il (Light Industrial) to R1b (Single Family Residential) based on the following findings: 1. The rezoning to Rlb is in compliance with the adopted Comprehensive Land Use Plan designation of MDR (Medium Density Residential). 2. The increased development interest on the western part of the community signifies a change in the times and conditions whereby the City needs to consider establishing the appropriate land use and zoning designations. 3. The requested rezoning will establish continuity and compatibility with development that is occurring on both the east and west sides of the subject property and eliminate the island of light industrial zoning from this area. • pczccm.doc IT4 94TH93RDMIL MIL V•• it /// 8 7 / 192ND / - �kid� su cwcra "��L. �! 1 ��-j Wl . •u 191ST � �I d,oAK•I, •0 w ' .Oro `_w �°4T ERS Ive f�/ r. �'oak . S"il glimi:Uprn: (IRS■ IIKE '� oonn� x 190TH .. AVE�-§Iu O�y. `• a 9' NC ,-- .0. 01444. wrx AVE. • I '--' • t intra�� "4 /- bVE* moo ; cEra0jil •„5s�"''_ _ • 189TH 1 ddsd. r... -.. ,,.,_ 4. %O. 4 188TH ��, . MA/ ntVE / I 187TH ,4'� (' _ r 186TH �{r�i4114 `-� ! • P`��p :'� t ..c� r/ /��•/ %. II mot dii 185TH \ ` !• �:': I 1C ^all I,. \7/\ us t• s sx / II--1T 184TH LOCATION b',` 183RD a. I --toi I I 4 RE 3 i — i © M 182ND ��,. ;co 1 N-1 ! 0 �ra rNcroaohe \ O]LF•• NU.[ Z � yS•S� 181 ST I °� ,- ti • /pN I , •MVtNW/W 1 I riCG Ts .S i e - 180TH - - �; 4'' Z 3+ cttr ,r w ' ' ---''''. ."'.-'. .* * 2 -4 rr4titaiLki_ "ftE O- W: 17 9TH =wo'�'= _-1 - \ !_- iiiiip ooh • ° �,. 'r - 0 ft\ q11 NWEnv[w I ��P.ItyMFF"•S� I .....\ ��r, N A'I BV ss s. LOCATION MAP • '...( l'4.. ...Z..... City or CASAZC Elkp er . River .Q. Box 490 . 13066 Orono - Parkway • Elk River, MN 55330 • (612) x•41-742•• • , - _ \0 \ 1..,, ,„..„ , , . i\aa„,,,,,,o,,,,,,4-- x J 11117,. . ) ia ,-t4 . 1/ r-,:e 5 , . ,tq f� •P' f , d/KI• ��r'K- s rNot tl E 0' N i PRIM df. C>s A0o J %- 161° I r i eA.1= • ,...s* if /G If,ersNO i.ifOM1 ..00W. 577H::::.:.,.,.,,,:: \ i q r.- o l ^ a�Nf" u � it e. 4.,.„... LOCATION y� R 4), \ k ,::‘ CUSTOM MOTORS \. Y - I �3 R1 b ;: R,� JR4 PUD 3 PUD • ,-�'� error ��., -�1 F V �® ..K Ira _I•'°e r.o ..2� i f* 0 i., .. 0 Q [A' Y I e0D 6 prem 1jp4` "..._:.... ,...` INbO rc.fr ` I-I I i ,C° •s w w o 11;:411 ille Rib/ gnuRid . , _ , � ' . ao iI Rid 4=: 2 +~MV'K1r, %%- HI= a • �'�a+O• r 4v �� ivCrvKr ' • ZONING MAP eV Floodplain Two FAY ResidentLl _ R2 K51 Mammy commercial AgrladturY Caser»lbn Two Friary Residential 1� Light krdustttal I S4gle Family MefdsnUal R� Townhouse/Multiple Family Residential 1--� f �� ' I Medium industrial ilii I^'�I Single Family Residential R4 Multiple Family Reddenflal Solid weer.Ffd9ty J `\ 1CC Single Family Residential �y Planned Unit Development � t Ill* / `� 1 I Antenna Tower Id� Snide Family ReeidertW Cl Centrax Cornrtnerclal ,_,,„ ff���� El ME Mineral Eseavatbn inrrn Single Family Residential Office Dktriei i • \ZIcf.41 ity of CASEZG 94z. / River P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) r='. 1-7420 i 1... 1, 1-.• 1 1 ! MI , x Illit ' a - 8 )11::\ 192 ,2 AVE C6r��144: i ' .OAK .N I •TNOwE � . Wit ��NM �__▪ 111M11111.... a K ao __ N �� tCS d ' ' St P , ' „.:4_,. i MI allIVA#11 111. S PUN •40E tia % t row./ .mse▪ im MAIN "�F4 MTM AVE. �E f��/ ���=7,� •+ mow–"V� ip�, i ��/�{�m� I \�P�•- i x1 i■Rig`\o , i `-' ,-- roi'f.p� O!•" .. iEr ok° 5 m-' Illi 4 f iE o-w -'�~ S"I)!i,• ..... ,�” i. r - LOCATION ,;, P*' ' .IVIR10 '1,,,e, 2:1,Ni 1;.::.::.; ' ,� "S IWg.dliffinver k ' Pli"" - 1:.::::i.::::' ari i AVE .,..,j/ Mr H B .....41 .14, ---19....411 . M- ill III 111111116:11P I .::::i::: :-, 11 ' 'I _____,I ,A2 \ , 14i .,, ,.•� care _44 1 i _, ,ii. 1 lc :iir - LO� gill Iii 1 'step• u IR No Fil i� IP ." 0 p Nlr. IIt IMP d in 1 3;4-?`` ' 2 0"� • �, M R o „ss * ~ 0 .KnfN l'HUJMf �0 • ' LAND USE MAP 'Pity of a CASE -� 94 .z. Elk River P.O. Box 490 • 1306 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • PROPERTY OWNERS LIST CUSTOM MOTORS - ZONE CHANGE 1. 75-131-1211 Sandra Roy 28008 152nd Street Zimmerman, MN 55398 2. 75-131-1210 Jerry Gallati 18738 Queen Street Elk River, MN 55330 3. 75-131-1200 Marlin Moon 13841 Highway 10 Elk River, MN 55330 • 4. 75-131-1205 Lorraine White 18746 Troy Street Elk River, MN 55330 5. 75-131-4200 Hoyt Partners c/o Stewart Wilson Box 277 Elk River, MN 55330 6. 75-131-4205 Sherburne County c/o Dave Loch 13880 Highway 10 Elk River, MN 55330 7. Wilfred Gagne 1415 East Wayzata Blvd. Wayzata, MN 55391 II