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River MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista
DATE: January 23, 1996
SUBJECT: Rezoning for the City of Elk River,
Public Hearing Case No. ZC 96-1
Request
The City of Elk River is initiating this rezoning from R4 (Multi-Family
Residential) to R2 (Two Family Residential).
Location
• The properties under consideration for rezoning are located on the east side of
Jackson Avenue, approximately 150 feet deep, from School Street south to 5th
Street.
Attachments
• Zoning Map
• Land Use Map
Existing Conditions
The approximately 6 acres under consideration for rezoning is currently zoned
R4 (Multi-Family Residential) and the land use designation is MR (Medium
Density Residential). The adjacent zoning and land use designation are as
follows:
North - Rlc (Single Family Residential); MR (Medium Density Residential)
South - Cl (Central Commercial); CB (Central Business)
East - Rlc (Single Family Residential); MR (Medium Density Residential)
West - C2 (Office District); CB (Central Business)
• To the north of the proposed rezoning is School Street and the school. The
property to the south is a single family residence and next to that is a small
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
• office building. To the east are single family houses which front on Irving
Avenue. To the west is a mix of land uses. On the west side of Jackson Avenue is
the Sherburne County Highway Department, a small office building and
warehouse, Lion's Park and the Morrell Transfer facility.
The area under consideration for rezoning consists of the lots fronting on the
east side of Jackson Avenue extending south from School Street to 5th Street.
All of the lots have access from Jackson Street and via a 12 foot wide rear alley
on the east. The properties are almost exclusively single family; there is one
duplex located between 8th Street and 7th Street. The housing stock is mostly
older homes; the duplex is the newest home, having been constructed several
years ago. The vegetation includes large mature trees, as well as bushes and
typical residential landscaping.
Background
This area was the subject of discussion by the Steering Committee during the
recent Comprehensive Plan update. At their August 17,1995 meeting the
Steering Committee recommended the zoning be changed from R4 (Multi-Family
Residential) to R2 (Two Family Residential).
• The City initiated this rezoning request so that the zoning would be consistent
with the land use designation of MR (Medium Density Residential). This
rezoning request is part of a larger process that the City is undertaking to
rezone certain properties so that they are consistent with the land use map.
Evaluation of Request
In order to approve a rezoning request there must be a finding that a) the plan
was in error when it was adopted and therefore should be changed, or b) the
times and circumstances have changed since the plan was adopted, and a change
is warranted.
This rezoning is being considered in order that this area will be consistent with
the land use plan. The land use plan designated this area as Medium Density
Residential and the existing zoning of Multi-Family Residential is not
consistent with that designation. The proposed rezoning to Two Family
Residential is consistent with the existing land use designation, and therefore,
the first finding is met.
Consideration should also be given to the existing conditions within the area
directly and indirectly affected by the proposal, the conservation of property
values, the use to which the property affected is being devoted at the time and
• the relevant portions of the land use plan.
s:\planning\scott\96-01.doc
• This proposed rezoning should not have an adverse impact on the adjacent
properties to the north, south east or west. The rezoning will not create any non-
conforming uses; the existing single family homes, as well as the duplex, are
permitted uses in the existing R4 zone as well as the proposed R2 zone. The
proposed rezoning will also serve as a buffer between the C2 zone on the west
side of Jackson Avenue and the single family residences on Irving Avenue.
Recommendation
Staff can recommend approval of the proposed rezoning from R4 (Multi-Family)
to R2 (Two Family Residential) based on the following:
1. The proposed rezoning will be consistent with the Comprehensive Land Use
Plan designation of MR (Medium Density Residential).
2. The proposed rezoning is compatible with the adjacent land uses and zoning.
3. The proposed rezoning will also serve as a buffer between the single family
residences on Irving Avenue and the C2 zone on the west side of Jackson
Avenue.
•
•
s:\planning\scott\96-131.doc
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City of MAP
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„ Jiver
13065 Orono Parkway•P.O. Box 490
CASE: ZC 96 - 1
Elk River, MN 55330