7.9 ITEM 7.9.
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ityof
JlkRiver MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan (4
DATE: February 27, 1996
SUBJECT: Request for Rezoning by the
City of Elk River (Area #7), Public
Hearing Case No. ZC 96-5
Request
The City of Elk River is initiating this rezoning from Rla (Single Family
Residential) to Rle (Single Family Residential).
Location
The properties under consideration for rezoning consist of about 1000 acres,
• located in an area bounded by Sherburne Co. Road 13 to the north, Sherburne
Co. Road 12 to the south, Cleveland Street on the east and Tyler Street on the
west.
Zoning/Land Use
Rla (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Zoning Map
• Land Use Map
• Wetland Map
Existinm Conditions
The approximately 1000 acres are currently zoned R1a (Single Family
Residential) and the land use designation is MR (Medium Density
Residential). The adjoining zoning and land use designations are as follows:
North - Rla (Single Family Residential); LR (Low Density Residential)
• South - Rla (Single Family Residential); LR (Low Density Residential)
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
ZC 96-5
February 27, 1996
IIII East - Rla (Single Family Residential); LR (Low Density Residential)
West - R1c (Single Family Residential); MR (Medium Density Residential and
LI (Light Industrial)
The surrounding land uses are for the most part very low intensity and similar
in nature. They consist of vacant land, farmland and the homesteads associated
with the farms, and scattered single family residences. Sunset Ridge
subdivision, a 24 lot single family residential subdivision, is located adjacent to
northern portion of the area under consideration for rezoning but is not included
in the rezoning request.
The physical characteristics of the area are diverse. Trott Brook traverses the
middle of the area. Associated with the brook are the flood plain and wetlands.
The western part of the area is marked by scattered smaller wetlands.
Topography ranges from the lowlands associated with the brook and wetlands
to the higher hills and ridges located in the northeast portion. Vegetation
includes tillable farmland, lowland scrub trees and brush, wetland plants and
upland hardwoods.
Background
• The City is proposing an amendment to the zoning ordinance relating to
dimensional regulations for the Rle zoning district. The amendment will change
the minimum lot size from 20,000 square feet to 12,000 square feet. The 12,000
square foot minimum lot size will become effective when sewer and water
become available. Until municipal services are available, the minimum lot will
be 10 acres.
The City recently expanded the boundaries of the urban service area to include
this area that is being considered for rezoning. The lot sizes allowed under the
proposed Rle zoning district reflect the urban density residential development
made possible in areas that have municipal sewer and
water.
The City initiated this rezoning request so that the zoning would be consistent
with the land use designation of MR (Medium Density Residential). The land
use designation of this area was recently changed from LR (Low Density
Residential) as part of the recent update of the Comprehensive Plan. 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.
III
s:\planning\scott\zc96-5.doc
Memo to Planning Commission Page 3
ZC 96-5
February 27, 1996
• 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 updated land use plan designated this area as MR
(Medium Density Residential). The proposed rezoning to Rte (Single Family
Residential) is consistent with that revised land use designation, and therefore,
the second finding is met.
Consideration should also be given to the existing conditions within the area
directly and indirectly affected by the proposal, 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. This rezoning would be consistent with other residential areas of the
City that are within the urban service area and would be compatible with the
• adjacent Ma zone to the north, south and east as well as the current Ric zone to
the west.
Recommendation
Staff can recommend approval of the proposed rezoning from Ma (Single Family
Residential) to Rte (Single 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 be consistent with the recent expansion of
the urban service area and is reflective of the residential density
usually associated with municipal services.
•
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE: ZC 96 - 5
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