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5.7 PCSR 08-23-1994 LJ AGENDA ITEM 5.7 ity of lk/ MEMORANDUM River TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING ASSIST. DATE: AUGUST 23, 1994 SUBJECT: ORDINANCE AMENDMENT REQUEST BY JAKE JACOBSON, PUBLIC HEARING, CASE NO. OA 94-3 REQUEST An ordinance amendment exempting Lot 4, Block 4, Oak Meadows from the interim subdivision moratorium ordinance for parcels less than ten (10) acres in size for the eastern area of the City of Elk River. LOCATION Lot 4, Block 4, Oak Meadows Addition (east of Tyler Street and south of • 198th Avenue, 10730-198th Avenue, Elk River, MN) ZONING / LAND USE Ma (Single Family Residential) / LR (Low Density Residential) ATTACHMENTS Location Map, Zoning Map, Plat Drawing, Subdivision Moratorium Zone, Letter from Mr. Jacobson BACKGROUND Oak Meadows, which consists of approximately seventy-six (76) acres was platted by Mr. Jacobson in July, 1985, into sixteen (16) lots and three (3) outlots. The lots range in size from two and one-half (2 1/2) acres to ten (10) acres. Mr. Jacobson currently resides on Lot 4, Block 4, which is the largest lot. He would like to subdivide the ten (10) acre piece into one five (5) acre parcel and two (2) two and one-half(2 1/2) acre parcels. • The subject property is within the subdivision moratorium zone which prohibits subdivisions on properties less than ten (10) acres in size for the P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Planning Commission, Jacobson Page 2 August 23, 1994 • eastern area of the City. The mechanism to be exempt from the subdivision moratorium is an ordinance amendment. SUBDIVISION MORATORIUM The City is in the process of updating the comprehensive plan. One of the main issues addressed is the possible extension of City sewer and water in the eastern area of the City. The purpose of the moratorium is to prohibit subdivision into parcels that are not efficiently served with City sewer and water. The most difficult properties to further subdivide when extending municipal utilities are residential lots ranging in the area of one to four (1-4) acres. Properties that fall into this category are expensive to serve with utilities for a single residential unit and are difficult to subdivide so that the cost of the utilities can be spread over multiple units. The City has experienced this problem in the past and is acting to prevent this from happening again. The City Council adopted the subdivision moratorium for a large portion of the eastern area of the City (see attached map). Until the comprehensive plan is amended, the one year moratorium prohibits subdivisions of land into • parcels less than ten (10) acres in size. The City Council approved the subdivision moratorium June 6, 1994. ANALYSIS The attached letter from Mr. Jacobson indicates his reason for requesting exemption from the subdivision moratorium. He is planning to move and would like to finish the Oak Meadows subdivision, which is located in the northern portion of the moratorium zone. Mr. Jacobson informed City staff that he was unaware of the subdivision moratorium until he inquired about an administrative subdivision. Further, he indicated that not allowing the subdivision request would cause extreme financial hardship because he would not be able to finish the plat and receive the most compensation for the remaining three (3) parcels. The proposed subdivision of the ten (10) acre parcel would likely be the final platting process in the Oak Meadows subdivision unless City services are extended to the area. It is important to note that if this exception is allowed, it may set a precedent leading to other similar requests in the future. Therefore, it is important to draw clear distinctions why this request may be different from other subdivision requests in order to uphold the integrity of the subdivision moratorium. One clear difference between this area and other areas in the moratorium • zone is that this area already has been platted into smaller lots (approximately 2 1/2 acre lots), therefore, the overall density is relatively jacobson.pc Planning Commission, Jacobson Page 3 August 23, 1994 • high when compared with other areas in the moratorium zone. Subdividing the subject property would not substantially increase the overall density of the general area. The interim moratorium ordinance was adopted to protect the integrity of the comprehensive planning process by ensuring that development within the area will not prevent the extension of utilities in these areas. Because the subject site is surrounded by 2 1/2 acres lots, not allowing further subdivision of this site would do little to minimize the overall impact and cost of future extension of City services to this specific area. ADMINISTRATIVE SUBDIVISION If this request is approved, Mr. Jacobson will still be required to go through the administrative subdivision process. If the property is further subdivided, potential buyers should be made aware that this property may have City services in the future and that the house placement should be planned with future subdivisions in mind. RECOMMENDATION • Staff recommends the Planning Commission recommend approval of the ordinance amendment exempting Lot 4, Block 4, Oak Meadows, from the interim ordinance establishing a moratorium on certain properties within the eastern area of the City based on the following findings: 1. Oak Meadows is already developed into approximately two and one-half acre parcels and allowing Lot 4, Block 4, Oak Meadows, to be further subdivided would not significantly impact the extension and costs of City services in this area. 2. A pattern of development has been established in the area with the platting of Oak Meadows. The proposed subdivision of Lot 4, Block 4, Oak Meadows would be consistent with that pattern and the City would still have review authority over the administrative subdivision to consider the effects on the potential future extension of utilities. 3. This ordinance amendment will not compromise the integrity and intent of the moratorium. • jacobson.pc -,_ .- 0:1 0- • -,. I .00" 10.1 •-• , '''' `•`_°'47 . m.,--3 .40. 3.-----— 7--,--a.--,----:_."----,-, =—--_-_----— - °r —4---'——-7--—7,-;—, 0004! , ".". ;;;1\— — •'. arsei, i 2 .0., 000. .....“ * _____.. I! ::,..,.. 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'.7xze,caldli ;i .,• ,• • ,,, - • , 6t,ere-411 % i ,.,2/1J -771-e- / • , i f-,-yz"y ,41! , -, -e Irt , /, / ? 3 • 4/ 1 — al • y Otet&c d, 1-7-b, . 61-6(A_ eA,?..6cei --- iiiaA4-- ,?', ?Im 0 LOCATION MAP Ak of CASE OA 94-03 LK River P.O. Box 490.13065 Orono Parkway • Elk River, MN 53330 • (612) 441-7420 k��' r 4 z \ LOCATION," of FbodW.l. AgFb6tl.. c...,.t ® M.W. F.0, R..IJ.YIY ® SklW. F.mllr R.Ytl.N.I mg snow F.NIT R..IO.AYt ® S.W. F. ' R..tl.MY ® S'O. F.." R. Wd W \-&/-- J7 % ''� 3As L/ 13 10) ZONING MAP ® Two R. a, PAO*Mdr � ,., FarYF Rr.1.Nf1 ® TmoYwion/1AWttob F.MF R..IE.ntW R4MIftW Po * R..k.MM Pf. UM D."b nl © c. Camn.Ca1 ofR M.0fa o ft.., uW 12 M. . wKM S. W FUM, K) M T. © Y4.t.l Em tlon CASE OA 94-o3 In River P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 411-7.120 att a. PARK A of FbodW.l. AgFb6tl.. c...,.t ® M.W. F.0, R..IJ.YIY ® SklW. F.mllr R.Ytl.N.I mg snow F.NIT R..IO.AYt ® S.W. F. ' R..tl.MY ® S'O. F.." R. Wd W \-&/-- J7 % ''� 3As L/ 13 10) ZONING MAP ® Two R. a, PAO*Mdr � ,., FarYF Rr.1.Nf1 ® TmoYwion/1AWttob F.MF R..IE.ntW R4MIftW Po * R..k.MM Pf. UM D."b nl © c. Camn.Ca1 ofR M.0fa o ft.., uW 12 M. . wKM S. W FUM, K) M T. © Y4.t.l Em tlon CASE OA 94-o3 In River P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 411-7.120