7.8. SR 04-21-1997-'ty of
·
lver
ITEM 7.8.
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
/
Scott Harlicker, Planning AssistanL&
April 21, 1997
City of Elk River Request for
Ordinance Amendment Relating to
Dimensional Regulations, Public
Hearing Case No. OA 97-5
Request
The City of Elk River is requesting an ordinance amendment to change the
dimensional regulations for urban residential (Rlb, Rlc, Rld and Rle) zoning
districts.
Attachments
· Existing requirements
· Proposed requirements
· Ordinance No. 97-__
Overview
What is the minimum lot depth is a question often asked by developers when
they begin designing a plat. Currently the city has no minimum lot depth
requirement. A survey of minimum lot size requirements of 14 metro
communities indicated that 5 communities have minimum lot depth
requirements, 2 communities do most of their plating by PUD's and therefore
establish dimensional requirements for each individual plat and 7 have no
minimum lot depth requirements.
Once we started researching establishing a minimum lot depth it became
apparent that there were several other housekeeping changes that should be
addressed regarding other dimensional regulations. The revisions include the
following:
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/OA 97-5
April 21, 1997
Minimum Lot Depth
Page 2
· Establishing a minimum lot depth for each of the urban residential
districts Rlb (sewered) 135 feet
Rlc 130 feet
Rld 140 feet
Rle 135 feet
The minimum lot depth dimension would eliminate situations where there
are wide shallow lots with no backyard, it would give developers set
guidelines within which they can design their development. The minimum lot
depth requirement would also reflect the desired minimum depth, given the
lot size requirements of each district and working with the minimum lot
width.
By requiring a minimum lot depth additional existing trees can also be
preserved. With shallow lots, most of the existing vegetation has to be
removed in order to accommodate the needed grading and site preparation.
With deeper lots, trees located in the rear of the lot can be preserved. An
example of how deeper lots can preserve trees can be found in Lafayette
Woods. The rear of most of the lots remain undisturbed because the grading
and associated tree removal occurred in the street right of ways and in the
front of the lots where the houses will be located.
Minimum Lot Size
· Amending the minimum lot size in Rlc from 10,000 sfto 11,000 sf
The minimum lot depth of the Rlc district was made slightly larger so that it
would reflect the needed lot area given the proposed minimum lot depth
requirement of 130 feet and the existing minimum lot width of 80 feet. The
11,000 square foot minimum lot size corresponds with a minimum lot depth
of 130 feet and a lot width of about 85 feet, which is typically needed to
accommodate an attached 3 car garage. If a lot has a proposed width of 80
feet, which is the minimum required, the lot depth needed to comply with the
11,000 sf requirement would be slightly more, about 138 feet. The proposed
11,000 square foot lot size would correspond with the Comprehensive Plan
guideline of having urban development residential lot sizes between 1/4 and
1/3 acres; a 10,890 square foot lot is 1/4 acre in size. The 11,000 square foot
minimum lot size would also address the Steering Committee's
recommendation that the minimum lot size in the Rlc district be increased to
11,000 square feet.
XXelkriverXsyskshrdoc\planningkscott\oa975cc.doc
Memo to the Mayor and City Council/OA 97-5
April 21, 1997
Garage Side Setback in Rlb (unsewered)
Page 3
Amending the garage side setback in Rlb (unsewered) from 10 feet to 5
feet
This section is being amended so that it is the same as all the other urban
area single family residential districts. The other districts all have .a
minimum garage side setback of 5 feet, the current requirement in the Rlb
(unsewered) district is 10 feet. The proposed 5 foot garage setback would also
allow the property owner to place a house as far to one side as possible in
order to accommodate possible further subdivision of the lot if sewer and
water become available
Planning Commission Meeting
At the Planning Commission meeting held on March 25,1997 no one spoke at
the public hearing. The Planning Commission discussed the minimum lot
size requirement for the Rlc district. Staff had suggested that the minimum
lot size in the Rlc be increased to 10,800 square feet; the Commission
recommended that it be increased to 11,000 square feet so that it would
correspond with what was recommended by the Steering Committee in the
Comprehensive Plan.
Recommendation:
The Planning Commission and staff recommend the City council approve the
attached proposed Ordinance No. 97-
XXelkriver\sysXshrdocXplanningXscottXoa975cc.doc
EXISTING REQUIREMENTS
900.18 - SCHEDULE OF DIPEE-NSIONAL REGULATIONS
1. PRINCIPAL
STRUCTURES
Minimuan Lot Building Setbacks
Reqn/irements Front Side Garage
Side
Rear
MaximLun Lot
Coverage
Maximum
Heights
A-1 10 Acres
[1] Non-Sewered 300' Width
50' 25' 25' 50'
R-la
Non- Sewered
2-1/2 Acres
160' Width
35' 20' 20', 30'
R-lb
[2] Non-Sewered 1 Acre 35' I0' 10' 25'
160' Width
Note: Interior side yard setback from future lot line 10 feet
Sewered 12,000 sq. ft. 35' 10' 5'
8O Width
25'
R-lc
[2] Sewered
10 000 sq. ft.
80 Width
30' 10' 5' 20'
[1'] Non-Sewered 10 Acres 30' !0' 5' 20'
300' width
R-id
Sewered
14,000 sq. ft.
90' Width
35' 10' 5' 30'
[I] Non-Sewered !0 Acres 35' I0' 5' 30'
300' Width
R-le
Sewered
12,000 sq. ft.
80' Width
30' 10' 5' 30'
[1] Non-Sewered 10 Acres 30' 10' 5' 30'
300' Width
20 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
9.59
Memo to the Planning Commission/OA 979-5
March 25, 1997
Recommendation:
Page
It is recommended that the Planning Commission recommend approval of the
attached proposed Ordinance No. 97-
S:\planning\scott\oa97-5.doc
! - 1
[7]
1 Acre 30' 25' 20
100' Width
40 percent
45'
[7]
1 Acre 30' 25' 20
100' Width
B-P 1-1/2 Acres 35' 20' 20
[7]
40 percent
40 percent
45'
[1] 4 Lots per 40 acre maximum, with 2-1/2 acre minimum and one curb cut
[2] Minimum lot width is required to be increased by 20 feet for single family
corner lots.
[3] Single Family 10,000 sq. ft. 30' t0' 10' 25 percent
80' Width
3 Floors
or 40'
[4] Duplexes
6,000 sq. ft. 30' 10' 10'
60' Width
3 Floors
or 40'
[5] Side and rear setbacks are increased to 30 feet where the lot abuts a
single family residential zone
[6] Multifamily lot size may be reduced by 400 sq ft for every tuckunder or
underground garage
[7] Must hook up to City sewer and water if within the City sewer district.
9.61
R-2a
[2,3] Duplex Sewered 6,000 sq. ft.
6O ' Width
R-2b
[2,3,4] Townhouse
Sewered
5,500 sq. ft.
2O' Width
R-3
[2,3,4,5] TowD_house 4,500 sq. ft.
& Other
Multifamily Sewered 20' Width
30'
30'
30'
10'
I0'
10'
i0'
10'
10'
10'
10'
25'
30 percent
30 percent
30 percent
3 Floors
or 40'
3 Floors
or 40'
3 Floors
or 40'
R-4
[2,3,4,5] Townhouse & Other
Multifamily (not 4,000 sq. ft.
Apartment s )
Sewered 20' Width
30'
Apartment [6] 2,500 sq. ft. 30'
Sewered per
unit (EFFICIENCY)
C-1
Sewered
C-2
Sewered
C-3
[7]
C-4
[7]
3,000 sq. ft.
per
unit (1 BDRM)
30'
3,500 sq. ft.
per
unit (2 BDPJ~S)
30'
4,000 sq. ft.
per
unit (3+
BDP~4S )
30'
No Limit
No Limit
15'
1 Acre
I00' Width
25'
i Acre
150' width
25'
10'
10'
10'
10'
10'
No Limit
!5'
20'
20'
25'
25'
25'
25'
25'
40'
40'
20'
30 percent
40 percent
40 percent
40 percent
40 percent
3 Floors
or 40'
4 Floors
or 50'
4 Floors
or 50'
4 Floors
or 50'
4 Floors
or 50'
100 percent
50 percent 40'
40 percen~ 45'
35 percent 30'
45'
9.60
PROPOSED
9Q0.18 - SCHEDULE OF DIMENSIONAL REGULATIONS
1. PRINCIPAL
Minimum Lot
Requirements
Building Setbacks
Front Side Garage Rear
Side
Maximum
Lot
Coverage
Maximum
Heights
A-1 10 Acres 50' 25' 25' 50'
[1] Non-Sewered 300' Width
R-la
Non-Sewered 2-1/2 Acres 35' 20' 20' 30'
160' Width
R-lb
Non-Sewered 1 Acre 35' 10' 5' 25'
160' Width
Note: Interior side yard setback from future lot line 10 feet
Sewered 12,000 sq. ft. 35' 10' 5' 25'
80' Width
100'Width Corner Lot
135' Depth
R-lc
Sewered 11,000 sq. ft.
30' 10' 5'
80' Width
100'Width Corner Lot
130' Depth
[1] Non-Sewered 10 Acres
30' 10' 5'
300' width
R-id
Sewered 14,000 sq. ft.
35' 10' 5'
90' Width
ll0'Width Corner Lot
140' Depth
[1] Non-Sewered 10 Acres
35' 10' 5'
300' Width
20 percent
25 percent
25 percent
25 percent
20' 25 percent
20' 25 percent
30' 25 percent
30' 25 percent
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
R-le
Sewered 12,000 sq. ft.
[1] Non-Sewered
80' Width
100'Width Corner Lot
135' Depth
10 Acres
300' Width
R-2a
[2] Duplex Sewered
6,000 sq. ft.
60' Width
R-2b
[2,3] Townhouse
Sewered
5,500 sq. ft.
20' Width
[3,4] Townhouse & 4,500 sq. ft.
Other
Multifamily Sewered 20' Width
30
30
3O
30
30
10'
10'
10'
10'
10'
10'
10'
10'
30' 25 percent
30' 25 percent
10' 30 percent
10' 30 percent
25' 30 percent
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
R-4
[2,3,4] Townhouse & Other
Multifamily (not
Apartments)
Sewered
Apartment [5]
Sewered
C-1
Sewered
4,000 sq. ft.
20' Width
2,500 sq. ft. per
unit (EFFICIENCY)
3,000 sq. ft. per
unit (1 BDRM)
3,500 sq. ft. per
unit (2 BDRMS)
4,000 sq. ft. per
unit (3+ BDRMS)
No Limit
30
3O
30
3O
3O
10'
10'
10'
10'
10'
No Limit
25' 30 percent
25' 40 percent
25' 40 percent
25' 40 percent
25' 40 percent
100
percent
3
Floors
or 40'
4
Floors
or 50'
4
Floors
or 50'
4
Floors
or 50'
4
Floors
or 50'
45'
9.50
C-2
Sewered
[6]
C-4
[6]
I-1
[6]
I-2
[6]
B-P
[6]
No Limit 15' 15' 40' 50 percent
1 Acre 25' 20' 40' 40 percent
100' Width
1 Acre 25' 20' 20' 35 percent
150' width
1 Acre 30' 25' 20' 40 percent
100' Width
1 Acre 30' 25' 20' 40 percent
100' Width
1-1/2 Acres 35' 20' 20' 40 percent
40'
45
30
45
60'
45'
[2]
[3]
4 Lots per 40 acre maximum, with 2-1/2 acre minimum and one curb cut
Single Family 10,000 sq. ft. 30' 10' 10'
80' Width
100'Width Corner Lot
Duplexes 6,000 sq. ft. 30' 10' 10'
60' Width
25 percent
3
Floors
or 40'
3
Floors
or 40'
[4] Side and rear setbacks are increased to 30 feet where the lot abuts a
single family residential zone
[5] Multifamily lot size may be reduced by 400 sq ft for every tuckunder or
underground garage
[6] Must hook up to City sewer and water if within the City sewer district.
9.51
Ordinance 97-__
City of Elk River
AN ORDINANCE AMENDING SECTION 900.18
OF THE CITY OF ELK RIVER CODE OF
ORDINANCE SCHEDULE OF
DIMENSIONAL REGULATIONS
CASE NO. OA 97-5
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 900.18 (1) of the City of Elk River Code of Ordinance is
here by amended to read as shown in the attached Exhibit A:
Section 2. That this Ordinance shall take effect and be in full force from and
after the date of its publication.
Passed and adopted by the City Council of the City of Elk River this , 1997.
day of
Henry A. Duitsman
Mayor
Sandra A. Thackeray
· City Clerk
C-3
[6]
C-4
[6]
I-1
[6]
I-2
[6]
B-P
[6]
1 Acre 25' 20' 40' 40 percent
100' Width
1 Acre 25' 20' 20' 35 percent
150' width
1 Acre 30' 25' 20' 40 percent
100' Width
1 Acre 30' 25' 20' 40 percent
100' Width
1-1/2 Acres 35' 20' 20' 40 percent
45'
30'
45'
60'
45'
[1]
[2]
[3]
4 Lots per 40 acre maximum, with 2-1/2 acre minimum and one curb cut
Single Family 10,000 sq. ft. 30' 10' 10'
80' Width
100'Width Corner Lot
Duplexes 6,000 sq. ft. 30' 10' 10'
60' Width
25 percent
3
Floors
or 40'
3
Floors
or 40'
[4] Side and rear setbacks are increased to 30 feet where the lot abuts a
single family residential zone
[5] Multifamily lot size may be reduced by 400 sq ft for every tuckunder or
underground garage
[6] Must hook up to City sewer and water if within the City sewer district.
9.51
EXHIBIT A
900.18 - SCHEDULE OF DIMENSIONAL REGULATIONS
1. PRINCIPAL
STRUCTURE S
Minimum Lot
Requirements
Building Setbacks
Front Side Garage Rear
Side
Maximum
Lot
Coverage
Maximum
Heights
A-1 10 Acres 50' 25' 25' 50'
[1] Non-Sewered 300' Width
R-la
Non-Sewered 2-1/2 Acres
35' 20' 20' 30'
160' Width
R-lb
Non-Sewered 1 Acre 35' 10' 5' 25'
160' Width
Note: Interior side yard setback from future lot line 10 feet
Sewered 12,000 sq. ft. 35' 10' 5' 25'
80' Width
100'Width Corner Lot
135' Depth
R-lc
Sewered 11,000 sq. ft.
30' 10' 5' 20'
80' Width
100'Width Corner Lot
130' Depth
[1] Non-Sewered 10 Acres
30' 10' 5' 20'
300' width
R-id
Sewered 14,000 sq. ft.
35' 10' 5' 30'
90' Width
ll0'Width Corner Lot
140' Depth
[1] Non-Sewered 10 Acres
35' 10' 5' 30'
300' Width
20 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
25 percent
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
3
Floors
or 40'
R-le
Sewered 12,000 sq. ft.
[1] Non- Sewered
80' Width
100'Width Corner Lot
135' Depth
10 Acres
30O' Width
30' 10' 5' 30'
30' 10' 5' 30'
25 percent
25 percent
3
Floors
or 40'
3
Floors
or 40'
R-2a
[2] Duplex Sewered
6,000 sq. ft.
60' Width
30' 10' 10' 10'
30 percent
3
Floors
or 40'
R-2b
[2,3] Townhouse
Sewered
5,500 sq. ft.
20' Width
30' 10' 10' 10'
30 percent
3
Floors
or 40'
R-3
[3,4] Townhouse & 4,500 sq. ft.
Other
Multifamily Sewered 20' Width
30' 10' 10' 25'
30 percent
3
Floors
or 40'
[2,3,4] Townhouse & Other
Multifamily (not 4,000 sq. ft.
Apartment s )
Sewered 20' Width
Apartment [5]
Sewered
2,500 sq. ft. per
unit (EFFICIENCY)
3,000 sq. ft. per
unit (1 BDRM)
3,500 sq. ft. per
unit (2 BDRMS)
4,000 sq. ft. per
unit (3+ BDRMS)
30'
30'
30'
30'
30'
10'
10'
10'
10'
10'
25'
25'
25'
25'
25'
30 percent
40 percent
40 percent
40 percent
40 percent
3
Floors
or 40'
4
Floors
or 50'
4
Floors
or 50'
4
Floors
or 50'
4
Floors
or 50'
C-1
Sewered No Limit
No Limit
100
percent
45'
9.50
C-2
Sewered
C-3
[6]
C-4
[6]
I-1
[6]
I-2
[6]
B-P
[6]
No Limit 15' 15' 40' 50 percent
1 Acre 25' 20' 40' 40 percent
100' Width
1 Acre 25' 20' 20' 35 percent
150' width
1 Acre 30' 25' 20' 40 percent
100' Width
1 Acre 30' 25' 20' 40 percent
100' Width
1-1/2 Acres 35' 20' 20' 40 percent
40'
45'
30'
45'
60'
45'
[2]
[3]
4 Lots per 40 acre maximum, with 2-1/2 acre minimum and one curb cut
Single Family 10,000 sq. ft. 30' 10' 10'
80' Width
100'Width Corner Lot
Duplexes 6,000 sq. ft. 30' 10' 10'
60' Width
25 percent
3
Floors
or 40'
3
Floors
or 40'
[4] Side and rear setbacks are increased to 30 feet where the lot abuts a
single family residential zone
[5] Multifamily lot size may be reduced by 400 sq ft for every tuckunder or
underground garage
[6] Must hook up to City sewer and water if within the City sewer district.
9.51