7.11 I \ ITEM 7.11.
ty of
Jlk 1' River MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan
DATE: February 27, 1996
SUBJECT: City of Elk River Request for Rezoning,
(Area #9) Public Hearing Case No. P 96-7
Request
The City of Elk River is initiating this rezoning from R1a (Single Family
Residential) to Rle (Single Family Residential).
Location
The property under consideration for rezoning consists of about 80 acres,
• bounded by 177th Avenue alignment on the north, 173 rd Avenue on the south,
Burlington Northern Railroad tracks on the west and Tyler Street alignment on
the east.
Attachments
• Zoning Map
• Land Use Map
• Wetland Map
Existing Conditions
The approximately 80 acres are currently zoned R1a (Single Family Residential)
and the land use designation is MR (Medium Density Residential). The
adjoining zoning and land uses are as follows:
North - Rlc (Single Family Residential) and Rld (Single Family Residential);
MR (Medium Density Residential)
South - I1 (Light Industrial); LI (Light Industrial)
East - R1a (Single Family Residential); LR (Low Density Residential)
West - C3 (Highway Commercial); HB (Highway Business)
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
Case No. ZC 96-7
February 27, 1996
• The surrounding land uses are low density residential, vacant land and farm
land on the north, south and east. To the west are the Burlington Northern
Railroad tracks. These tracks provide a physical separation between the
residential property to the east and the industrial and commercial uses to the
west.
The land under consideration for rezoning is primarily vacant land and farm
land; there are two residences located in this area.
The physical characteristics of the area are diverse. There is a drainage ditch
that runs parallel to the railroad tracks. There is a substantial low area and
wetland that is associated with the ditch. There is an upland area that separates
the ditch from the railroad track. The area to the north and east of the ditch is
an upland area with farmland, woodland and the two residences. Vegetation
ranges from wetland vegetation, to brush land, hardwood forests and tillable
farm land.
Background
The City is proposing an amendment to the zoning ordinance relating to
dimensional regulations for the Rte zoning district. The amendment will change
• the minimum lot size from 20,000 square feet to 12,000 square feet. The 12,000
minimum lot size will be applied when sewer and water become available. Until
municipal services are available, the minimum lot size 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 Rte zoning district reflect the urban density residential development
made possible in areas that have municipal sewer and water.
The City is initiating 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.
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.
s:\planning\scott\zc96-7.doc
Memo to Planning Commission Page 3
Case No. ZC 96-7
February 27, 1996
• 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 Rle (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 to 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
adjacent zoning and land uses.
Recommendation
Staff can recommend approval of the proposed rezoning from Rla (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.
•
s:\planning\scott\zc96-7.doc
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE: ZC 96. 7
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LAND USE IV
City MAP
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13065 Orono Parkway • P.O. Box 490 CASE: ZC 96 - 7
Elk River, MN 55330