5.8 e--Q A.(
ITEM 5.8.
ty of1 ` 1ivern10MEMORANDUM
:k �� Planning Commission
FROM: Scott Harlicker, Planning Assistants
DATE: January 23, 1996
SUBJECT: Rezoning for the City of Elk River,
Public Hearing Case No. ZC 96-3
Request
The City of Elk River is initiating this rezoning from R3 (Townhouse/Multi-
Family) to Rlc (Single Family Residential).
Location
The proposed rezoning is located on the north side of Highland Avenue
approximately 200 feet west of the intersection of Jackson Avenue and Highland
• Avenue. The property is rectangular shaped and part of a larger approximately
17 acre parcel.
Attachments
• Zoning Map
• Land Use Map
Existing Conditions
The approximately two acre parcel is currently zoned R3 (Townhouse/Multi-
Family) and the land use designation is MR (Medium Density Residential). The
adjacent zoning and land use designations are as follows:
North - Rlc (Single Family Residential); MR (Medium Density Residential)
South - R4 (Multiple-Family Residential); MR (Medium Density Residential)
East - Rlc (Single Family Residential); MR (Medium Density Residential)
West - R2 (Two Family Residential); MR (Medium Density Residential)
The area under consideration for rezoning is surrounded on the north and east
by vacant land . This land is the remainder of the 17 acre parcel of which the
• proposed rezoning is a part of. To the south is Highland Road and on the south
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Rezoning Request by City of Elk River Page 2
January 23, 1996
• side of Highland Road are townhouses and apartments. To the west is a duplex
and a single family home.
The property has approximately 400 feet of frontage on Highland Road and is
vacant. The property is hilly and covered with vegetation; most of the vegetation
is mature hardwoods with some brush. The area of the proposed rezoning is the
high point of the larger 17 acre parcel.
Background
The property is owned by Precision Arts Inc. of Minneapolis. 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. The proposed rezoning to Rlc (Single 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.
This proposed rezoning should not have an adverse impact on the adjacent
properties. The remainder of the 17 acre parcel is zoned R1c so the proposed
rezoning could be considered an extension of that zone. The proposed Rlc zoning
would also be compatible with the adjacent R2 zone to the west as well as the
duplexes and single family home located there.
Recommendation
Staff can recommend approval of the proposed rezoning from R3 (Townhouse
• /Multi-Family) to R1c (Single Family Residential) based on the following:
s:\planning\scott\zc96-3.doc
Rezoning Request by City of Elk River Page 3
January 23, 1996
• 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 remainder of this parcel is currently zoned Rlc and this would be a
rational extension of that zone.
•
•
s:\planning\scott\zc96-3.doc
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13065 Orono Parkway • P.O. Box 490 CASE: ZC 96 - 3
Elk River. MN 55 330