15 PCSR 04-26-1994 AGENDA ITEM 15
ty of MEMORANDUM
lk •
Rlver TO: PLANNING COMMISSION
FROM: GARY SCHMITZ, PLANNING ASSIST. C�
DATE: APRIL 26, 1994
SUBJECT: REZONING REQUEST BY ROSE KARN,
PUBLIC HEARING, CASE NO. ZC 94-04
REQUESTED ACTION
Consider rezoning approximately 5 acres from Il (Light Industrial) to R3
(Townhouse/Multi Family Residential).
LOCATION
North of Meadowvale Road, east of McChesney Industrial Park
• ATTACHMENTS
Location Map, Zoning Map, Proposed Zoning Map, Property Owners List
OVERVIEW
Rose Karn is requesting rezoning approximately 5 acres of property along the
north side of Meadowvale Road from L1 (Light Industrial) to R3 (Townhouse/
Multi Family Residential). The rezoning request involves four (4) parcels,
which are owned by two individuals. The applicant owns two (2) parcels from
which there is a single family home. Harold Gramstad owns the other two (2)
parcels from which there are two (4) unit apartment buildings and associated
detached garages. A large wetland encompasses the rear of the Gramstad
property. Both the single family home and the apartment building are
currently zoned L1 (Light Industrial). The L1 zoning district does not allow
residential uses as a permitted or conditional use. Therefore, the single
family home and apartment building are considered a legal non-conforming
use.
•
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Karn, Zone Change Page 2
April 26, 1994
• BACKGROUND
Four years ago the Karn's purchased their home with the understanding that
the property was zoned residential. The Karn's have recently put their home
up for sale and during an appraisal of the property, it was discovered that the
property was zoned industrial rather than residential. The problem this
causes is that if over 50% of the home is destroyed, it could not be rebuilt for
residential purposes. This makes selling the home very difficult because
lending institutions may have reservations about granting a loan for this
type of situation. The Karn's would like to rezone the property to R3
(Townhouse/ Multi Family Residential), which would allow single family
homes as a permitted use and removed the non-conforming use status.
SITE CHARACTERISTICS
This site is encompassed by a thin strip of vacant R3 zoned property to the
east, industrial zoning to the north and west, and single family residential
zoning to the south. The subject property is characterized by a strip of
buildable ground along Meadowvale Road with the bulk of the property
consisting of wetlands to the rear of the parcel. Mr. & Mrs. Karn propose
• extending the R3 zoning district boundaries east along Meadowvale Road to
encompass both the two (4) unit apartment buildings and the single family
home (see the attached zoning map).
ZONING
If this property is rezoned to R3, permitted uses for this particular zoning
district include single family homes, duplexes, townhouses, and multi family
dwellings (maximum 12 units per structure). Light industrial zoned districts
allow permitted uses such as offices, light manufacturing, enclosed storage
and warehouse units, etc.
It is staffs opinion that this site would be better suited for an R3 zoning
designation. The existing use of the properties also better reflect the R3
zoning designation. The strip of buildable ground along Meadowvale Road
would be better suited for residential development versus industrial uses
due to the small amount of buildable ground. Staff envisions townhouses,
duplexes, and small apartment buildings being built along Meadowvale
Road, which could take advantage of the large wetland to the rear of the
property. The R3 zoning district could also offer a buffer between the
industrial users to the west and north, and to the single family homes to the
• south.
karn.planning
Karn, Zone Change Page 3
April 26, 1994
• RECOMMENDATION
Staff recommends approval of rezoning the 5 acres site from L1 (Light
Industrial) to R3 (Townhouse/ Multi Family Residential) based on the
following findings:
1. Times and conditions have changed to warrant the rezoning to offer a
buffer to the industrial property to the north and west, and to the
single family residential zoned property to the south.
2. Due to the thin strip of buildable ground along the large wetland in the
rear of the parcels, the residential zoning would provide a better, more
compatible use for this property by taking advantage of the natural
amenities.
3. The rezoning will be in compliance with the comprehensive land use
plan designation.
•
•
karn.planning
II r •
• • C4/04/94 15:53: 13 NAME ADDRES
r RA RC EL N?R NAME ADDRESS LINE 1 ADDRESS LINE 2 AL
f' 1875-128-3205 KAR"•i, CHARLES J E RO 1870 MEADONVALE ELK RIVER• M
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375-128-3236 ,AAHSTAJ, HAROLD K
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204/04/94 15:53: 13 ?jAME ADDRESS AND
• ' PARCEL N3R NAME ADS-ESS LINE 1 ADDRESS LINE 2 ADDRESS
• 1875-128-3208 BONINE, KENNETH 0 12669 MEADGWVAL ELK RIVER ,
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1975-402-0162 GRA,?ISTADI HAROLD K 19342 KING CI ELK RIVER, A,
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1215-402-0153 aONINE , KENNETH G 12669 MEADO'WVAL ELK RIVER, M
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40 PARCEL 1.46R NAME ADDRESS LINE 1 ADDRESS LINE 2 ADDRESS LINE
'75-402-0170 GRACIK, STEVEN J E L 1335 MEADDWVALE ELK RIVER, M
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75-418-0105 HJDEL, DONALD E C DI 960 YORK AVE NW ELK RIVER, Uzi
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75-418-0140 SCHNEIDER, PAUL L & 1919 VALE AVE ELK RIVER, M
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75-418-0145 RUDE, MARW000 & MARI 1921 VALE AVE N ELK RIE , M
• '2
L:35-418-0150 JO4NSON, KEITH E E M 1923 VALE AVE N ELK RIVER, ,M
• jai
245-433-0150 MCCHESNEY, GERALD &J 1933 6TH LN NW ELK RIVER, M
28
• 29
30. 5-433-0160 MCCHESNEY, GERALD EJ 1933 6TH LN NW ELK RIVER , M
31
3375-433-0170 DttOEGE;1UELLER, THOMA 5920 SHERIDA*! A MINNEAPOLIS,
• 341
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365-433-0180 MCCHESNEY, GERALD EJ 1933 6TH LN NW ELK RIVER , M
371
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395-434-0110 MIKUNDA, CYNTHIA L 1922 VALE AVE N ELK RIVE , M
40
• 11
4275-434-0120 3ARTUSH, CHARLES C D 949 XENIA AVE N ELK RIVER, ?
4575-434-0130 PRIMUS, ERVIN J E RO 1912 VALE AVE N ELK RIVER, u
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• 47
4975-434-0140 KLATT, PENNY 0 1918 VALE AVE ELK RIVER. , M
5.75-434-0210 HAVEN, JOHN C E JEAN 948 XENIA AVE N ELK RIVER, M
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5475-434-0220 WESTHOLTER, LAWRENCE 940 XENIA AVE N ELK RIVER, M
515-434-0230 KLAERS, ,,ATRICK 0 S 936 XENIA AVE N ELK RIVER, M
1 75-434-0320 CATRON, ROBERT E E. S 935 XENIA AVP N PI K ,z I/ q. M _
LOCATION MAP
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P.O.
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