5.9 p-Q A
ITEM 5.9.
'ty of
11Z/ MEMORANDUM
River
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan0
DATE: January 23, 1996
SUBJECT: Rezoning for the City of Elk River,
Public Hearing Case No. ZC 96-4
Request
The City of Elk River is initiating this rezoning from R3 (Townhouse/Multi-
Family) to C3 (Highway Commercial).
Location
The property under consideration for rezoning is located at the southwest corner
• of highway 169 and Main Street. The property is rectangular shaped and part of
a larger approximately 10 acre parcel. The area under consideration for rezoning
is bounded by Highway 169 to the east, County Ditch#10 to the west, the
United Power Association access drive from Highway 169 to the south and Main
Street approximately 200 feet to the north.
Zoning/Land Use
R3 (Townhouse/Multi-Family) / HB (Highway Business)
Attachments
• Zoning Map
• Land Use Map
Existing Conditions
The approximately four acre parcel is currently zoned R3 ( Townhouse/Multi-
Family) and the land use is HB (Highway Business). The adjacent zoning and
land use designations are as follows:
North - C3 (Highway Commercial); HB (Highway Business)
• South - I1 (Light Industrial); L1 (Light Industrial)
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
City of Elk River Zone Change Page 2
January 23, 1996
• East - C3 (Highway Commercial; HB (Highway Business)
West - R3 ( Townhouse/Multi-Family); HR (High Density Residential)
The property to the north is currently vacant; however, there is a billboard
located at the corner of Main Street and Highway 169. The property to the
south is part of the United Power Association facility. To the east is Highway
169 and a mobile home park. To the west is a mix of land uses; the remaining
portion of the property west of the ditch is vacant and adjacent to that is
residential with a mix of duplexes and single family residences.
The property has approximately 1000 feet of frontage on Highway 169. The
physical characteristics of the site include a wooded berm along the highway.
Behind the berm the property drops off sharply to the ditch. Development of this
area will require large quantities of fill. There appears to have been some filling
of the area behind the berm. Except for the pine trees on the berm, there is little
vegetation on the site.
Background
The property is owned by Earl Hohlen. It 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 R3 (Townhouse/ Multi-Family) to C3 (Highway Commercial). The
property was also included in the recent revisions to the Land Use Map. The
land use designation was changed from HR (High Density Residential) to HB
(Highway Business).
The City initiated this rezoning request so that the zoning would be consistent
with the recent change in the land use designation from HR (High Density
Residential) to HB (Highway Business). 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 recent revisions to 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 so that this area will be consistent
with recent changes to the land use plan, and therefore, the second finding is
• met.
s:\planning\scott\zc96-4.doc
City of Elk River Zone Change Page 3
January 23, 1996
• 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.
The proposed rezoning should not have an adverse affect on the adjacent
properties to the north, south and east. The proposed C3 zone would be
compatible with the other commercially zoned property to the north and on the
east side of Highway 169 as well as the light industrial zone to the south. The
proposed rezoning is also a logical extension of the existing C3 zone to the north.
The property to the west could be impacted by the proposed rezoning; it is
currently zoned R3. The C3 zone is the City's most intense commercial zone and
many of the uses allowed may not be compatible with residential uses. The
remainder of the lot west of the ditch could be utilized to provide a buffer
between the proposed C3 zone and the existing residences on 1st Street and 2nd
Street.
Recommendation
Staff can recommend approval of the proposed rezoning from R3
III (Townhouse/Multi-Family) to C3 (Highway Commercial) based on the following:
1. The proposed rezoning will be consistent with the Comprehensive Land
Use Plan designation of HB (Highway Business).
2. The north part of this property is currently zoned C3 and this would be
a logical extension of the zone.
3. The rezoning will not have an adverse impact on the properties to the
east, north and south. The ditch, which comprises the west boundary of
the area to be rezoned, will provide a natural point of separation
between the intense commercial uses along Highway 169 and the
remainder of the property. The area west of the ditch could be utilized
to provide a buffer between the commercial uses of the C3 zone and the
existing residential neighborhood.
•
s:\planning\scott\zc96-4.doc
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LOCATION
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LAND USE N
City of ' MAP
• Elk River
13065 Orono Parkway • P.O. Box 490
CASE: ZC 96 - 4
Elk River, MN 55330