7.14 (. ) -\ ITEM 7.14.
'ty of ., ,
Ilk River MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan A�
DATE: February 27, 1996
SUBJECT: City of Elk River Request for Rezoning
(Area #12), Public Hearing Case No.
ZC 96-10
Request
The City of Elk River is initiating this rezoning from Rla (Single Family
Residential) to I1 (Light Industrial).
Location
• The property under consideration for rezoning consists of about 60 acres,
bounded on the north by 165th Avenue, on the south by Highway 10, on the east
by Monroe Street alignment and on the west by Polk Street alignment.
Attachments
• Zoning Map
• Land Use Map
Existing Conditions
The approximately 60 acres are currently zoned Rla (Single Family Residential)
and the land use designation is LI (Light Industrial). The adjoining land uses
are as follows:
North - I1 (Light Industrial); LI (Light Industrial)
South - Rla (Single Family Residential); LI (Light Industrial) and OS (Open
Space)
East - Rla (Single Family Residential); LR (Low Density Residential)
West - I1 (Light Industrial); LI (Light Industrial)
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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 96-10
February 27, 1996
• The surrounding land uses are mainly undeveloped land and farm land. The Elk
River Resource Recycling Center is located just to the northwest on 165th
Avenue.
The area under consideration for rezoning is currently utilized by Cargill for
their animal nutrition center. The area is flat with little vegetation. The portion
of the property not utilized by the nutrition center is undeveloped.
Background
The property is owned by Cargill and is utilized for their animal nutrition
center. In May 1995, a Conditional Use Permit was granted for the existing and
proposed feedlot operation. The feedlot operation is an allowed conditional use in
the existing Rla zone. However, feedlots are not an allowed use in the I1 zone;
therefore, rezoning this parcel to I1 would make the existing Cargill feedlot a
non-conforming use.
In the near future, staff will be proposing to the Planning Commission an
amendment to the zoning ordinance whereby properties that are zoned
commercial or industrial, but are not served by municipal sewer and water, will
be allowed uses consistent with those allowed in the Rla and Al zoning districts.
• When commercial and industrial properties are serviced by municipal sewer
and water, they will be allowed uses consistent with those listed under their
respective industrial or commercial zoning district.
This area was included in recent revisions to the Land Use Map. The land use
designation was changed from LR (Low Density Residential) to LI (Light
Industrial)
The City recently expanded the boundaries of the urban service area to include
this area that is being considered for rezoning. The type of uses that are allowed
under the proposed I1 zoning district reflect the type of industrial 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 recent change in the land use designation to LI (Light Industrial). This
rezoning is part of a larger process that the City is undertaking to rezone certain
areas 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
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was in error when it was adopted, and therefore, should be changed or, b) the
s:\planning\scott\zc96-10.doc
Memo to Planning Commission Page 3
Case No. ZC 96-10
February 27, 1996
• 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 LI (Light
Industrial). The proposed rezoning to I1 (light Industrial) 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. The rezoning is consistent with the concept of providing industrial
land within the urban service area.
Recommendation
Staff can recommend approval of the proposed rezoning from Rla (Single Family
Residential) to I1 (Light Industrial) based on the following:
• 1. The proposed rezoning is consistent with the Comprehensive Land Use
Plan designation of LI (Light Industrial).
2. The proposed rezoning is compatible with the adjacent land uses and
zoning.
3. The proposed rezoning is consistent with the concept of providing
industrial land within the urban service area.
•
s:\planning\scott\zc96-10.doc
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Cityof
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
ZONING
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CASE: ZC 96.10
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Cityof
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
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CASE: ZC 96.10
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13065 Orono Parkway • P.O. Box 490 CASE: ZC 96 - 10
Elk River, MN 55330
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