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14 PCSR 04-26-1994 ( \ • AGENDA ITEM 14 •ty of MEMORANDUM ElkRiver TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING ASSIST. DATE: APRIL 26, 1994 C SUBJECT: REQUEST FOR COMPREHENSIVE LAND USE PLAN AMENDMENT BY THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. LUA 94-03 ISSUE The City of Elk River requests a Comprehensive Land Use Plan Amendment changing the land use from LI (Light Industrial) and HR (High Density Residential) to MR (Medium Density Residential). • LOCATION North of Meadowvale Road, east of McChesney Industrial Park ATTACHMENTS Location Map, Land Use Map, Zoning Map, Proposed Land Use Map, Memo to City Council dated April 18, 1994, Property Owners List OVERVIEW Recently staff has been approached by a resident requesting a zone change in the area surrounding her home from L1 (Light Industrial) to R3 (Townhouse/ Multi Family Residential). Please refer to Agenda Item 16, which explains the zone change request in detail. In addition to the rezoning, a comprehensive land use plan amendment is needed due to the uncertainty of the actual land use designation for a significant portion of this property. Prior to the actual rezoning request, it is appropriate to amend the comprehensive land use plan. This amendment will better reflect the intended use of the property and be consistent with the zoning of the property. • P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Land Use Amendment Page 2 April 26, 1994 • ANALYSIS The existing land use plan for the area north of Meadowvale Road to the approximate intersection of Upland Avenue is designated as LI (Light Industrial) and HR (High Density Residential). The existing zoning of this site is both L1 and R3 (Townhouse/Multi Family Residential). Currently, a single family home and two four (4) unit apartment buildings are the only structures on the proposed site. Staff is recommending the land use designation be changed to MR (Medium Density Residential) in the entire area to better reflect the indented and existing use of the property A portion of a large wetland will also be encompassed by the land use plan amendment. The reason for this is to have land use and zoning designation boundaries follow existing property boundaries. This will cause less confusion as properties develop by using a single zoning or land use designation versus split designations. The main reason for considering this request is to provide some consistency to both the land use map and the zoning map. If the entire site is zoned R3, III the Medium Density Residential land use designation will best reflect the intended use of the property. It is staffs opinion that the best use of this property, due to the amenities of the wetlands and surrounding single family uses, is Medium Density Residential. The City of Elk River has a large amount of High Density multi family land and is trying to achieve a proper mix by increasing low and medium density residential uses RECOMMENDATION Staff is recommending approval of the Comprehensive Land Use Amendment changing the land use from LI (Light Industrial) and HR (High Density Residential) to MR (Medium Density Residential) based on the following: 1. THE LAND USE PLAN CHANGE WILL PROVIDE FOR CONSISTENCY WITH THE ZONING DESIGNATION OF THIS PROPERTY. 2. THE CITY CURRENTLY HAS A HIGH PERCENTAGE OF HIGH DENSITY MULTI FAMILY LAND USE AND IS TRYING TO ACHIEVE AN APPROPRIATE MIX BY INCREASING MORE MEDIUM DENSITY RESIDENTIAL LAND USES. • 3. THE LAND USE PLAN CHANGE TO MR (MEDIUM DENSITY RESIDENTIAL) WILL BETTER REFLECT AND BE COMPATIBLE WITH THE INTENDED AND EXISTING LAND USES IN THIS AREA. lua.planning /1 .14.1600 nELK 75-,28-3.00Y 75-125-3400 I '0 \ros 0 75-428-g130 PROPOSED LANDUSE MAP \ RIVER 41111/—"Iii. I . \ 4C iiiiitj-``� ,� t.:40A1.-'`•1 . `�iik_ 75-425-0170 • -w414111 <Ax; �r �1 \J4/4 ITEM 6. 13 . it of MEMORANDUM 4:) Y River TO: MAYOR AND CITY COUNCIL FROM: STEVEN B. ACH, CITY PLANNER^A7',..-- DATE: APRIL 18, 1994 SUBJECT: REQUEST TO INITIATE A COMPRE- HENSIVE LAND USE PLAN AMEND. /a, )10. ISSUE Consider a request for the City to initiate a Comprehensive Land Use Plan Amendment. LOCATION North of Meadowvale Road, just east of McChesney Industrial Park. ATTACHMENTS • Location Map, Zoning Map, Land Use Plan Map OVERVIEW Last week's staff was presented with an issue by a resident who has a single family home that is currently zoned I-1 (Light Industrial). Under the present zoning, the home would be classified as a legal non-conforming use. Under this circumstance, it makes selling the home rather difficult because prospective buyers do not appreciate conditions relative to a non-conforming structure. Furthermore, a lending institution may have reservations granting a loan for similar reasons. The resident is requesting a rezoning of the property to R3 (Townhouse/ Multi Family Residential). This rezoning would allow the single family house as a permitted use and be consistent with the R3 zoning immediately to the east. In addition to the rezoning, a comprehensive land use plan amendment is needed due to the uncertainty of the actual land use designation (see attached land use plan map) and coincide with the zoning boundary. In order • to assist in processing the resident's request and be able to make the April 26, 1994, Planning Commission meeting, staff has begun the process to P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 S 71r Comp. Land Use Plan amendment Page 2 April 18, 1994 • amend the Land Use Plan accordingly along with the rezoning request by the resident. If the City Council concurs with this decision, the application will continue on its course. On the other hand, the item can be withdrawn from the upcoming agenda if the Council would like additional information and/or time to consider this request. RE COMMENDATION It is recommended that the City Council approve a City initiated request to amend the Comprehensive Land Use Plan map. The specific request would be to amend the land use from L-I (Light Industrial) and HR (High Density Residential) to MR (Medium Density Residential). • • complu.council PROPERTY OWNERS LIST GERALD MCCHESNEY HAROLD GRAMSTAD KAREN JUNES 1933-6 LANE 19342 KING CIRC 12767 MEADOWVALE RD ei RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 KEVIN SCHMIDT DNK PROPERTIES KENNETH BONINE 19096 INDUSTRIAL BLVD 12669 MEADOWVALE RD 12669 MEADOWVALE RD ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 THOMAS LANGE EDWARD SCOTT CEDRIC OLSON 967 YORK 957 YORK 947 YORK ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 DONALD HODEL RENE METCALF H HAUSCHULTZ 960 YORK AVE 948 YORK AVE 936 YORK AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 VICTOR ARNOLD RICHARD GENCK J COLLINS 910 YORK AVE 1930 WAND ST 1917 VALE ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 • PAUL SCHNEIDER MARWOOD RUDE KEITH JOHNSON 1919 VALE AVE 1921 VALE AVE 1923 VALE AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 JACQUELYN ROBINSON ROBERT CATRON JERROLD MINOR 1915 VALE AVE 935 XENIA AVE 16848 HIGHWAY 10 ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 CYNTHIA MIKUUDA CHARLES BARTUSH ERVIN PRIAAUS 1922 VALE AVE 949 XENIA AVE 1912 VALE AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 PENNY KLATT JOHN HAYEN LAWRENCE WESTHOLTER 1918 VALE AVE 948 XENIA AVE 940 XENIA AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 Or KLAERS LYLAMAY MILLER STEVE NICHOLS 936 XENIA AVE 932 XENIA AVE 1937-2 STREET ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 CASE NO. LUA 94-03 HARRIET OLSON SHIRLEY TIERNEY CHARLENE ROOTES 924 XENIS AVE 1856 WAND ST 1852 WAND ST OF RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 STEVEN THORTON DAVID WEFLEN RICHARD ADAMSKI 1840 WAND ST 1838 WAND ST 1834 WAND ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 TODD MOLENCAMP FRANK NOGLE EDWARD GADACH 1829 WATSON ST 1707 MEADOWVALE RD 870 VERNON AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 LEORA MINOR DAVID DELZER DONALD JUHL 852 VERNON AVE 842 VERNON AVE 832 VERNON AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 PATRICK HETRICK LEWIS RATAJCZAK STANLEY MORELUND 822 VERNON AVE 1815 MEADOWVALE RD 1819 MEADOWVALE RD ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 • EDWARD GADACH RICHARD HELMS OLIVER LAMPI 873 VERNON AVE 863 VERNON AVE 855 VERNON AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 KENNETH WEST DAVID MAROHN DAVID BRATZ 847 VERNON AVE 839 VERNON AVE 823 VERNON AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 URSULA ZIMMERMAN BARBARA JUILLERAT DAVID KOCH 843 UPLAND 833 UPLAND AVE 821 UPLAND AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 WILLIAM CODY CAROL RICHTER LESTER GERGUSON 816 VERNON AVE 1718-8 STREET 805 UPLAND AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 •VEN GRACIK STANLEY MORELUND E 'IVER MN 5 30 1835 MEADOWVALE RD 1819 MEADOWVALE RD ELK RIVER MN 55330 ELK RIVER MN 55330 THOMAS DROEGEMUELLER CRETEX COMPANIES 59'20 SHERIDAN AVE S 7575 GOLDEN VALLEY RD MINNEAPOLIS MN 55410 MINNEAPOLIS MN 55427 • • • Of COMPREHENSIVE LAND USE MAP HR High Density Residential CS Central Business HB Highway Business Ll Light Industrial MI Medium Industrial River P Public OS Open Space A Agricultural LR Low Density Residential MR Medium Density Residential CASE P.O. Box -1490 0 13065 Orono Parkway • Elk River, b1N 55330 • (612) W 1-7=.20 �/ F AW WU Com.ry.t ® UNA. F.rt y Naald-MIY ® SbOW F.oaly H.ale-dlal ^J`SOiWo Fo+nYY WakwAW %19l Faµ, fWWMW SkeW F.Wy Haaid-mw ver ZONING MAP R2 1Wa F-nly liaatlanllel _ . ® Two Fahy RrltlsiWl R3 TonNaso/MWt" Family Faaltlandtl R4 W." Fainly H.etlomlal ® Ma Unit U.wia .t Ci Antral cmmt-toW Ell ofi Mwa moo C000tw l IT uSM dmu. 12 ModWm l .UW N Sole W F p ty AT Atdetma Tower ME Mim-1 Ettavatbn CASE LUA 94.03 P.O. Box 490 - 13065 Orono Parkway • Elk River, MN 55330 9 (612) 441-7420 City of Elk River LOCATION MAP CASE LUA 94-03 LSI P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420