5.9 PCSR 06-28-1994 Pk./ AGENDA ITEM 5.9
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River MEMORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER
DATE: JUNE 28, 1994
SUBJECT: REZONING REQUEST BY RIVERSIDE
DEVELOPMENT, PUBLIC HEARING,
CASE NO. ZC 94-07
REQUEST
Riverside Development is requesting a rezoning of approximately forty (40)
acres from Rle (Single Family Residential) to PUD (Planned Unit
Development).
BACKGROUND
• In early 1992, Riverside Development presented to the City a concept plan of
approximately 240 acres bounded by Highway 169, 197th Avenue, 193rd
Avenue, and Wilson Street alignment on the east. The concept plan was
presented with the idea of developing this large tract of land under a Planned
Unit Development. Riverside Development has subsequently developed the
first three additions of the overall concept plan. The proposed rezoning will
allow the Planned Unit Development to extend north into the next additions.
ANALYSIS
The current zoning of Rle (Single Family Residential) requires a minimum
lot size of 20,000 square feet. Under the proposed Planned Unit Development
zoning, the developers are proposing a minimum of 10,000 square foot lots.
However, it should be noted that according to the proposed preliminary plat,
which consists of 88 lots, only 20 lots are between 10,000 and 11,000 square
feet. The balance of the remaining lots range anywhere from 12, 000 square
feet up to 23,000 square feet.
The purpose behind the Planned Unit Development zoning is to allow for
flexibility in developing a piece of property. The subject property has some
• physical constraints, such as power line easements, gas line easements,
wetlands and topography to take into consideration. The Planned Unit
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Hillside Estates 4th, Zone Change Page 2
June 28, 1994
•
Development zoning will allow a plat to be designed with varying lots sizes to
fit within the constraints mentioned.
As stated in the zoning ordinance, the purpose of the R1e zoning district is to
provide a single family residential zoning district that has access to City
utilities and possess significant natural features. A majority of the 240 acres
covered by the concept plan by Riverside Development meets these
guidelines. However, the subject 40 acres is not as heavily wooded as the
balance. Therefore, the Planned Unit Development zoning will allow reduced
lot sizes in these unwooded areas and larger lots on future phases as the
development extends back into the wooded areas. The whole concept of the
Planned Unit Development zoning is to allow for flexible lot sizes that vary
according to the natural features that exist on site. When development of the
240 acre area is completed, varying lot sizes will exist having an average of
roughly 16,000 - 18,000 square feet.
COMPREHENSIVE LAND USE PLAN
The current land use designation is MR (Medium Density Residential). This
land use is appropriate and consistent with the requested rezoning.
II RECOMMENDATION
It is recommended the Planning Commission recommend approval of
Riverside Development's request to rezone approximately forty (40) acres
from Rle (Single Family Residential) to Planned Unit Development based on
the following:
1. THE REZONING TO PLANNED UNIT DEVELOPMENT IS
CONTINGENT UPON THE PROPOSED PLAT BEING APPROVED BY
THE CITY COUNCIL.
2. THE PLANNED UNIT DEVELOPMENT ZONING WILL ALLOW FOR
VARIATION IN LOT SIZES ACCORDING TO THE SURROUNDING
NATURAL FEATURES.
3. THE REZONING TO PLANNED UNIT DEVELOPMENT WILL BE
CONSISTENT WITH THE COMPREHENSIVE LAND USE PLAN MAP
DESIGNATION OF MR (MEDIUM DENSITY RESIDENTIAL).
4. THE PLANNED UNIT DEVELOPMENT ZONING DESIGNATION
ALLOWING A VARIATION OF LOT SIZES WILL KEEP IN SPIRIT
WITH THE INTENT OF THE R1E ZONING DISTRICT TO MAINTAIN
LARGER LOT SIZES WITHIN THE WOODED AREAS.
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FFIlij Single Family Residential ZONING MAP
11321 Two Family Residential --
ii Two Family Residential
1T13 1 Townhouse/Multiple Family Residential 1C31 Highway Commercial
111 I Light Industrial
112 1 Medium Industrial
R1-71 Single Family Residential [R4 I Multiple Family Residential
5-W—"l'i Sold Waste Facty
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114 iRi Single Family Residential
)Tid1 Shoe Fentily Reddantial
1E11 Single Family Residential 5'110 Planned Unit Development
1.C11 Central Commercial
1C2] °inc.ouitict AT 1 Mt. Tower
i ME! Mineral Excavation .7:4..
1414
City of it. CASE ZC 94-07
Elk , •
River P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-74:0