item 5.3 & 5.4 • Item # 5.3-5.4
City of
Elk -�-,
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner
DATE: April 23, 2002
SUBJECT: I. Case No. LU 02-02
Request by John Alfords for a Land Use Amendment
2. Case No. ZC 02-03
Request by John Alfords to rezone properties from
R I C (Single Family Residential) to R4 (Multiple Family
Residential)
• Request
The applicant,John Alfords,requests that the Planning Commission consider his request for the
following:
1. Land Use Amendment,MR(Medium Density Residential)to FIR(High Density Residential)
2. Rezone properties from R1C(Single Family Residential)to R4(Multiple Family Residential)
Attachments
• Location Map
• Applicant's Narrative
• Site Plan
• Aerial Photo
• Image of site
• Portion of the Land Use Map
• High Density Residential Chart
• R4 Zoning Permitted Uses
Location
South of 6th Street,east of Jackson,north of 4th Street and west of Irving Avenue(433 Irving
Avenue)
Part of Lot 5, Auditor's Subdivision No. 4 Village of Elk River
•
Memo to Planning Commission/ZC 02-03
April 23,2002
Page 2
• Zoning/Land Use
R1c, Single Family Residential / MR, Medium Density Residential
Overview
Existing Conditions
The applicant currently has an 8-unit apartment building at 433 Irving Avenue,which is non-
conforming. The property to the south of this building is a single-family dwelling. They
have signed a purchase agreement for this property. To the north and further south, are
single-family dwellings. Across the street to the east are St.Andrews Church and School.
To the west are the abandoned city water tower and a commercial business.
Several zoning districts surround the subject property. To the south is C2(Office District),
to the west is Cl (Central Commercial) and to the north and east is R1c (Single Family
Residential). The surrounding areas Land Use is MR(Medium Density)with CB (Central
Business) slightly to the south and west
Analysis
Land Use Amendment
. The current underlying Land Use of the both properties is MR (Medium Density
Residential). The applicant is requesting that the Land Use be amended from MR(Medium
Density Residential) to HR (High Density Residential) for both properties to allow the
construction of a new 8 or 12-unit apartment building on the single-family dwelling site. The
proposal is compatible with the surrounding Land Uses. The allowable units per acre in the
HR land use are 9.6-17 units/acre.
Rezoning
The current Zoning of the two parcels is R1c(Single Family Residential). The applicant is
also requesting the zoning be rezoned from R1c to R4(Multiple Family Residential)for both
properties to allow the construction of a new 8 or 12 unit apartment building on the single
family dwelling site and to bring the current apartment building into compliance. The
proposal is compatible with the surrounding Zoning Districts.
The request to change the zoning from Rlc to R4 is an appropriate request as the current
use of a portion of the subject area is already an apartment building and given the proximity
to the existing apartment building,another apartment building,on the single-family dwelling
property would be a good fit. The area is well developed and given the need for rental
housing in Elk River,this would to be an appropriate location. Approval of the Land Use
Amendment as well as the Zone Change would bring the existing apartment building into
compliance.
.
S:\PLANNING\Case Files\ZC 02-03 Affords\ZC 02-03 PC.DOC
Memo to Planning Commission/ZC 02-03
April 23,2002
Page 3
IIIRecommendation
Staff recommends that the Planning Commission recommend approval of the request to
amend the Land Use Plan from MR (Medium Density Residential) to HR (High Density
Residential) and also to rezone the parcels Ric to R4 (Multiple Family Residential).
III
•
S:\PLANNING\Case Files\ZC 02-03 Affords\ZC 02-03 PC.DOC
5TH �T. ° 2z-
1 12 Z 1
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ST. SITE
4-H TREET
o
J� 11
3RD STS
flof1 ,:cL jp
rallftsilbria
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P ' j
Location Map
ERiVer Case Number: ZC 02-03 JOHN ALFORDS
0
Description of Project/Request
After being in the rental business for the past 20 years, dba Alfords Apts.,
owning complexes on 330 Norfolk and 433 Irving, we realize the drastic
need for rental housing in the Elk River area. We have a continous wait-
ing list for potential tenants at both units at all times. At this time we
have signed a purchase agreement with the owners of the land next to our
433 Irving complex. We desire to construct an 8 or 12 plex apartment unit
on this land. This property is currently zoned residential as is our 433
property. We request that both properties be re-zoned to R-4.
Thank you,
John & Jackie Alfords
40
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Alfords Zone Change I
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• Update zoning ordinances and subdivision regulations to ensure appropriate
development of residential land throughout the City. •
• Continue to adopt policies to assist in managing development and associated
issues.
• Maintain a rural density within the undeveloped areas of the urban service district to
allow for efficient extension of municipal services.
6. GOAL: Encourage and promote a balanced mix of housing opportunities throughout
the City's urban service area.
POLICIES:
• Evaluate housing stock on a regular basis to assess the housing conditions and needs
of the community.
• Ensure that persons or groups of persons of similar income levels have a wide range
of housing choices available to them, regardless of their race, color, creed, religion,
sex, national origin, marital status, status without regard to public assistance, or
familial status.
• Provide a Fair Housing Statement to all developers who request approvals from City
Hall.
C. CURRENT'STATUS •
The City's existing land use map displays four residential classifications including agricultural, low
density residential, medium density residential, and high density residential. A summary of land
use for the respective categories is as follows:
Residential Zoning Minimum Lot Size
land Use Designation Designation Sewered Unsewered
Agricultural A-1 Agricultural
Conservation N/A 10 Acres
Low Density R-1 A Single Family N/A 2 1/2 Acres
R-1 B Single Family 12,000 sq. ft. 1 Acre
R-1 C Single Family 10,000 sq. ft.
R-1 D Single Family 14,000 sq. ft.
R-1 E Single Family 20,000 sq. ft.
Medium Density R-2A Townhouse 6,000 sq. ft.
R-2B Townhouse 5,500 sq. ft.
High Density R-3 Multi-Family 4,500 sq. ft.
R-4 Townhouse 2,500-4,000 sq. ft.
•
14
10 . R-4 - General Multiple Family Residential District
STATEMENT OF PURPOSE: This District is intended to create,
preserve, and enhance areas for multifamily use of higher
densities for both permanent and transient families, in areas
served by public sanitary sewer, storm sewer, and municipal
water, with good accessibility to thoroughfares, public community
centers, libraries, shopping centers and employment centers, and
where such development fits the Growth Management Plan. PUD
Recommended.
A. Permitted Uses
i . Single family dwellings
ii . Two family dwellings
iii . Townhouse dwelling (12 unit per structure
maximum)
iv. Multiple family dwellings
v. Model homes in compliance with Section 900 .20,
Subsection 13 .
vi . Licensed daycare facilities for 16 or fewer
children
vii . Public parks, playgrounds and open space •
B. Accessory Uses
i . Public shelters and essential services
ii . Garages and sheds
iii . Private recreational facilities
C. Conditional Uses
i . Outpatient health care facilities
ii . Boarding houses
iii . Institutional uses
iv. Licensed daycare facilities for 17 or more
children
v. Governmental buildings and facilities ,
vi . Mini Storage
vii . Zero lot line development