92-084 RES
.
CITY COUNCIL
CITY OF ELK RIVER
RESOLUTION 92- 84
RESOLUTION DENYING REZONING AND LAND USE MAP
CHANGE FOR WAPITI PARK CAMPGROUND PROPERTY
WHEREAS, Wapiti Park Campground, Inc. (Applicant) is the owner
of the property located ats
West 392 feet of the West one-half of the West one-half of
the Northeast one-quarter of Section 31, Township 33,
Range 26, Sherburne County, Minnesota
(the Property); and
WHEREAS, Applicant requested rezoning of a portion of the
Property from R-1b/Single Family Residential to C-3/Highway
Commercial; which request was recommended for denial by the
Planning Commission and subsequently withdrawn by the Applicant;
and
. WHEREAS, Applicant has subsequently requested rezoning of a
portion of the Property to PUD/Planned Unit Development and
redesignation of the land use from Medium Density Residential to
HB/Highway Business to allow the development of a recreational
vehicle sales and service business; and
WHEREAS, the Property is presently zoned R-lb/Single Family
Residential and designated on the City's Land Use Map MR/Medium
Density Residential; and
WHEREAS, the Planning Commission has held a public hearing on
the request for rezoning to PUD and has recommended to the City
Council denial of the requested rezoning; and
WHEREAS, the City Council held a public hearing on the request
for rezoning to PUD on August 17, 1992; and
.
2 .
WHEREAS, the City Council has reviewed all of the materials
~ submitted by the Applicant, the staff and the public; and has
considered the recommendation of the Planning Commission and the
testimony received at the public hearing; and
WHEREAS, the Zoning Ordinance of the City of Elk River provides
that in reviewing a proposed amendment to the City's Zoning
Ordinance or Zoning Map, consideration shall be given to:
o
Existing conditions within the area directly and
indirectly affected by the proposal;
o
The conservation of property values;
Use. to which to the property affected is being devoted
at the time; and
o
o
Relevant provisions in the City's Land Use Plan.
NOW, THEREFORE, the City Council ~f the City of Elk River makes
the fOllowing findings:
~
A.
Existing conditions within the area directly and
indirectly affected by the proposal:
(01) The area to the west of the Property presently
consists of single family homes. The use of
these homes would be adversely affected by the
development of a commercial facility on the
Property.
(02) The Property is served by a frontage road which
is not built to commercial standards and
presently serves primarily residential uses.
Developing a commercial use on the Property
would mean that the frontage road would have a
mixture of residential and commercial traffic,
creating an unsafe situation, particularly for
traffic to and from the residential property
served by the frontage road.
~
(03) The Property immediately to the east of the
Property is zoned and used for industrial uses
(Custom Motors), but designated on the City's
Land Use Map for Medium Density Residential.
This property was being used for its current
industrial/automobile junkyard use when the
.
(04)
Wapiti Park property was purchased by the
Applicant and developed as a campground. The
existence of the junkyard has not made it
impossible for the Property to be used as a
campground.
Further to the east are additional residential
land uses, including an area presently being
platted for single family residential lots (Lake
Point Shores).
B. Conservation of Property Values
(01) Development of the Property for commercial uses
could adversely affect the property values of
the single family residential properties in the
area, particularly those immediately to the west
of the Property.
C. Use to which the property affected is being devoted
at this time.
(01) The Property is presently a part of the Wapiti
Park Campground and includes the Office/store
for the campground. The portion of the Property
proposed to be rezoned has been farmed in the
past and is suitable for that use at the present
time.
.
D.
(01)
Relevant portions of the City's Land Use Plan.
(02)
(03)
.
The City's Land Use Plan (the Growth Management
Plan, adopted in 1988) considered the Property
for industrial and commercial uses. However,
following an analysis of this and several other
properties, the Property was not selected for
designation in the City's Land Use Map as either
an industrial or commercial area.
The City'S Land Use Map designates the Property
for MR/Medium Density Residential purposes,
along with the remainder of the immediate area
between Highway 10 and the Elk River.
The intent of the Growth Management Plan is that
this entire area be developed for residential
uses and that existing non-conforming uses in
the area be phased out. It is the intent of the
City Council to implement this policy and phase
out those uses which do not conform to the Land
Use Map. Rezoning a portion of the Property to
PUD for a recreational vehicle sales and service
facility would be contrary to this intent and to
the Growth Management Plan.
3.
4 .
.
(04) The Property is located within the City's Urban
Services District. Commercial uses within the
City's Urban Services District are required to
hook up to City water and sewer. However, the
Property is located in a area where water and
sewer is not presently available. Therefore, no
additional commercial uses can be established
within this area until utilities become
available.
NOW, THEREFORE, the City Council of the City of Elk River,
based upon the findings set forth above and all of the materials
submitted to the Council on this matter, and the testimony received
at the public hearing, does hereby deny the application for a zone
change from R-1B/Single Family to PUD/Planned Unit Development and
a land use change from MR/Medium Density Residential to HB/Highway
Business.
Passed and adopted by the Elk River City Council this 31st
. day of August, 1992.
J~ ~-UJ4
James A. Trelle, Mayor
ATTEST a
.
PKBaHL4s