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5.1 PCSR 11-22-1994 (.r ITEM 5.1. y of MEMORANDUM t.tikRiver TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING ASSISTANT DATE: NOVEMBER 22, 1994 SUBJECT: VARIANCE REQUEST BY CHERYL FROEHLICH, PUBLIC HEARING, CASE NO. V 94-14 REQUEST Consider a 1.03 acre lot area variance request by Cheryl Froehlich, to the minimum lot size of 10 acres for the Al (Agricultural Conservation) Zoning District. • LOCATION Intersection of Jarvis Street and 213th Avenue. ZONING/LAND USE Al (Agricultural Conservation)/, A (Agricultural). ATTACHMENTS Location map, zoning map, site plan. BACKGROUND Cheryl Froehlich is requesting a certificate of exemption from subdivision regulations to add a 5.13 acre parcel to their existing parcel. The 5.13 acre parcel would be obtained from the applicant's father-in-law Alvin Froehlich, who owns an odd-shaped adjacent 15.13 acre parcel (see attached site plan). Mr. Alvin Froehlich intends to deed the western 5.13 acre piece of property encompassed by the field road (area highlighted in yellow) to the applicant. By removing the 5.13 acre piece of property, it would leave Mr. Alvin • Froehlich with a 10 acre parcel. Unfortunately, the 10 acre parcel would include 1.03 acres of right-of-way which cannot be included in the lot area, P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 V94-14 Froehlich Page 2 Continued • therefore, a lot area variance will be required as part of the certificate of exemption from subdivision regulations. CERTIFICATE OF EXEMPTION FROM SUBDIVISION REGULATIONS The certificate of exemption from subdivision regulations process is a mechanism to administratively allow the separation of a lot for the purpose of attachment to contiguous parcels, provided that no residual parcel is left unattached, thereby, no new parcels are created. The certificate of exemption from subdivision regulations is administered by staff and does not require Planning Commission or City Council approval. Through the certificate of exemption process, staff does ensure that all the adjusted parcels meet the City's minimum standards in terms of lot size, width, etc. DIMENSIONAL REGULATIONS The property is zoned Al, which requires a minimum lot size of 10 acres and 300 feet of frontage. As shown on the attached site plan, the gross acreage of Mr. Alvin Froehlich's parcel is 10 acres, however, a portion of the 10 acres is within the right-of-way of 213th Avenue and Jarvis Street. According to the • Zoning Ordinance, when calculating minimum lot area, right-of-way is not included; the actual lot area falls short by 1.03 acres. The lot does however meet the minimum width requirements of 300 feet. ANALYSIS There have been two similar variances just to the south of this area in 1994, involving Trott Brook Estates, and an Administrative Subdivision by Jeff Mastley. Both variances were very similar to the applicants request and were approved by the Planning Commission and the City Council. The proposed variance lies within the Al zoning district, which requires a 10 acre minimum lot size. The intent of the Al zoning district was to allow 4 units per 40 acres. This proposal would remain consistent with the 4 per 40 rule. The lot size would also be consistent with other lots in the immediate area, therefore, the variance would not be detrimental to the surrounding property values and would be keeping with the spirit and intent of the ordinance. • V94-14Fr/pc V94-14 Froehlich Page 3 Continued • RECOMMENDATION Staff recommends approval of the 1.03 acre lot area variance by Cheryl Froehlich, based on the following findings: 1. THE INTENT OF THE MINIMUM LOT STANDARDS SET FORTH IN THE A-1 ZONING DISTRICT IS TO ALLOW LARGE LOT 10 ACRE SUBDIVISIONS, WITH A DENSITY OF 4 UNITS PER 40 ACRES. LITERAL ENFORCEMENT OF THE LOT AREA REQUIREMENTS, IN THIS PARTICULAR CASE, WOULD GO BEYOND THE INTENT OF THE ORDINANCE. 2. LITERAL APPLICATION OF THE ORDINANCE WOULD DEPRIVE THE APPLICANT FULL USE OF THE PROPERTY WHILE KEEPING WITHIN THE INTENT OF THE ORDINANCE. 3. THE VARIANCE WILL HAVE NO IMPACT OR ADVERSELY AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE COMMUNITY, AND WILL BE KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE. • • V94-14Fr/pc • Ilk I1 N LOCATION Al - _ I T k .. ...... ......... i . . .1 . . . . . . . Io. • NFY R::::-iu.. \ — :: . O SKF m W < COUNTY ROAD NO. 33 2091H AVENUE . .•. -- , w .. ./ 7 • • • • • • • ) ............. .......... .. .. ..} Si. • 1 ZONING MAP Ea F ooaplatn R2 Two FarYy Rwd�eW _ ©3 ►ekl+wa Commercial KI Agricultural Canssrvatbn ® 1No Family Rssidsntlal E=1 Light Industrial ® Single Family Residential =I ToWNwuss/Multtpia Family RssldsmUal E:1 Medium Industrial ® Single Family Residential R4 MWS Fa ity Rssldanal SoW Waste Facility `\ ® Singh Family RssldntW ® planed Unit Development AT Antenna Tower ® Sigh Family Residential C1 Central Cam.msraal / ` IMEI Mineral Excavation �41 1 0 ( I ® Stmgl. Family RssldaMW C2 011ka Dbtr1d i-c\,..... City of CASE V 94-14 Elk ,River - _P.O. Box 490 . 1306 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 Of 3111 irtt,a • r. , ...... ---'4 Mil or L; LOCATION I 0 . Co. • RD,X33 / v 11 i_ RioIN No , L Vet .4(1 'AI 'ROI I 41I I ilitO I r- g NW .1 11,1 z/• � ' cc lj4- lierfiI I (14 , W N 4000,41 • 7 ii--,\ ' f'''.11*4111 '. : I( 'N..vii1100 ..• 1 i , i C; .er,--: '.. • - -.' 1,..,„WI .0 I, li 4.,..... 4 willipLAric, ,..:?,.. 17---,.,, or.s.....- hi . 4. HWY Io&s2 � �,� �1��i.";� J A�.• 0 r' iC - ,i 1 IN ir",11111111111111 sviERBUR C.\ m - VRIGHI - Ix 1 iz0 0 U U • Q T 1 t c,�y pf ' W _ � lve � . .m. ,y ., . o W , LOCATION MAP s ,c/r, tii IIII .,� R Yf�� , ' CASE: V 94-14 CERT/F/CATE OF • __ -- 5 85'47.4/"E �� Al . llnc o!the --�__ �' SE%, •! .Ac sr Yt. a Scc. .S.c 12 4 r J3_. __. ______. N Ir 7 T JO. V. r ` ', I I O J W h 3y .Z 0 o v F . 4.7 C N J v N 1 1 592• 02 W W I C 1 E 5 77 7S h I.? < t<M c °� - =so w ` $ B2. 02.40•E'• F.., o • J• 4 7,1.4.0 I-i `'o. _ _:�� • •I V J 1 J h0 N in h, l CC • n ,41 0 ° Li k° V d1 H v /1 W q--- 2 PARCEL A N i Ct 45 1 I r W a m • c h / I 1 T. /0..00 acres ki • /4L 00 - - I O h J 1 i O m ( n Y 3 . O i... I t• ry I 4. . 1 ., n E.,,r. n9/y !p -.1.2-.3-0-.: o In I tiv- 1.2 I W y o Z O J . ti • T33 R2L 3.3300w __________Id:_----.7 10.:S) �_ . / ,,J!00 /17,72 ' ,...4.33 00 _'•5.�<.A/.:th �BS� sE% 4 W // w /0.00--_ ';F 5.</2, T 33,R 24 ' 9/074 6.,,. 7 ,...a, 5-5 .. i SURVEY FOR: ALV/N FROEHL/CH 2/404 ✓ARV/S STREET ELK RIVER, MN 55330 ,• s•Y.. �;. R.24 I _ t I Ci Dana r., . f...nl ... ... rna.,.,.,a..r. • 0e...ra• .fa....I n' ,.Po. .,,rA • I ti I . PLarn: pry ara.,p</ RLS 9240 • 1 1 I o O , . sae h.•eon ,..rc .., 4 8S.oo I T I .,04,,,,‘,./.., dr...,p0l RL5 /es 54 . $• 135 3J I J� a....- ,, sea o.. . °.».+,al e.o... I I 1 •' ' I',r07' 0.,r., o! 5...,,<y : 5<pr•n,a<r 25,/!9/ I I • 1 I 1(---..J\ - T,•/Aar•.y< • 257/3 .. Acr..,< Rrc./A • /0.00 IIN 1 Rer.>_,1,n54cr••54, • 15/3 • CC ISI I/.we •r.Aa N.,1•174 •j S%y•Se4,Jac.r2.r 33,,R24.•r+A. E °r L40 oo IN• '4/.4I.E 440.04 I I'. - i vi • • 1-100 = ' I :; wI I I4Fn 1 I I8 PROP[RTY Df',CQIPT10t: Of FAKE'. A w I ry1a That part of tha• $OWhenst Quarter Ot ,!.e Southeast Quarter •,f \e,.t, 1,', To.nsh,p 33 E••••,n9 kange 26, '•berburne I.uuni• i•!tnn I , rV rSUln described n) fUllU.i: ' N•va I Comm.,. . „1 t1•,: of sa td �uulhaa)l ",I ..l beast iiia,•' Odd.,,r of the �I $Our beast Qu.r'l,••: tI.caCr we'.: .1 ,..; The South hoe Uf send $Oulhra.l Qun•,.•r •,I Ibe '.uutheast Quarter the Do,n: of intersection with J c the 1 I -I/ ° Sle,i line of the last 4f;t..1-1 feel of tool oancrnSl Quarter of the , V3 Su,rihear•1 Quarter for the D,.u.t of beginntel ul the trruperly to be dot:r,p,•d: 186.14 theory ,.,.nt limo.. c 2 , west along said ..oath Itee a (1,stdory of 493.90 1.r' lhe .e north parallel with the Last line of said SOuthen)l Quarter ,.( the • // 1 I Su,.lhenst i1:nr'er a distance of 893.36 feet: thence easterly angle left . • V I of 85 degrees 28 minutes 48 seconds a distance of 445,40 feet. mor,. or Ile,'..II to said West line of the En;l 488.34 feet: thence sou:h along said E Io West line a distance of 855. '1 feet, ',ore ur Irss, to said point of beginning. LZ oa 1 .. .. a O I • Subl,•rf to that part taken for Tt.wosh,p ktind purpose) aln.g the '.,ouch line O I ml there'1I end also subj Ct to any enSrtne,lS, re'.lt ,rl rvn•. e and rescr;nt iiia Cf record. of any. 1 I •' Q I I f • I aV1 N j , I N 0 1 II 1 hereby certify That This is d t, ,e and rur,ert representation of ss ft., II a snieey of the buundar net of It.: I.,nd abo.e disci tp,r.! n,4 ...f the local n,n u! 411 Luit.t,N '. it ,i, •here,.•,. end a:l „• it,ie conr,..,,In.,r.r; ♦e if day, from ur on 5d III Idol. II Dated this 28th day of $ep:ennr'. 1951, . II POLAk1 L%1111 cllkvf 11% IBy 7/!.<iC.i/ . I .,• 33 31 M,rhncf .1� T,,. .iru„r•, Loud 3,,,ve;.,, r!,ors„t I l'c,•n•,,' Jo. 'j:' 'e9.1e 9 6 . // ISE C.rn<r.f 5E X_se:4 oaf n ' il Set 12.T 33,R 2‘ - °n°"O c' c' ,. POLARIS LAND SURVEYING I I Pp BOX 92 PRINCETON,MN 55377 .•.•'a•,V.,- , .' 612-3139-4.176 ITEM 5.1. ity ofk MEMORANDUM HffIRiver TO: PLANNING COMMISSION FROM: GARY SCHMITZ, C'.« PLANNING ASSISTANT DATE: NOVEMBER 22, 1994 SUBJECT: VARIANCE REQUEST BY CHERYL FROEHLICH, PUBLIC HEARING, CASE NO. V 94-14 REQUEST Consider a 1.03 acre lot area variance request by Cheryl Froehlich, to the minimum lot size of 10 acres for the Al (Agricultural Conservation) Zoning District. LOCATION Intersection of Jarvis Street and 213th Avenue. ZONING/LAND USE Al (Agricultural Conservation)/, A (Agricultural). ATTACHMENTS Location map, zoning map, site plan. BACKGROUND Cheryl Froehlich is requesting a certificate of exemption from subdivision regulations to add a 5.13 acre parcel to their existing parcel. The 5.13 acre parcel would be obtained from the applicant's father-in-law Alvin Froehlich, who owns an odd -shaped adjacent 15.13 acre parcel (see attached site plan). Mr. Alvin Froehlich intends to deed the western 5.13 acre piece of property encompassed by the field road (area highlighted in yellow) to the applicant. By removing the 5.13 acre piece of property, it would leave Mr. Alvin Froehlich with a 10 acre parcel. Unfortunately, the 10 acre parcel would include 1.03 acres of right-of-way which cannot be included in the lot area, P.O. Box 490 0 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 9 Fax: (612) 441-7425 V94-14 Froehlich Page 2 Continued therefore, a lot area variance will be required as part of the certificate of exemption from subdivision regulations. CERTIFICATE OF EXEMPTION FROM SUBDIVISION REGULATIONS The certificate of exemption from subdivision regulations process is a mechanism to administratively allow the separation of a lot for the purpose of attachment to contiguous parcels, provided that no residual parcel is left unattached, thereby, no new parcels are created. The certificate of exemption from subdivision regulations is administered by staff and does not require Planning Commission or City Council approval. Through the certificate of exemption process, staff does ensure that all the adjusted parcels meet the City's minimum standards in terms of lot size, width, etc. DIMENSIONAL REGULATIONS The property is zoned Al, which requires a minimum lot size of 10 acres and 300 feet of frontage. As shown on the attached site plan, the gross acreage of Mr. Alvin Froehlich's parcel is 10 acres, however, a portion of the 10 acres is within the right-of-way of 213th Avenue and Jarvis Street. According to the Zoning Ordinance, when calculating minimum lot area, right-of-way is not included; the actual lot area falls short by 1.03 acres. The lot does however meet the minimum width requirements of 300 feet. ANALYSIS There have been two similar variances just to the south of this area in 1994, involving Trott Brook Estates, and an Administrative Subdivision by Jeff Mastley. Both variances were very similar to the applicants request and were approved by the Planning Commission and the City Council. The proposed variance lies within the Al zoning district, which requires a 10 acre minimum lot size. The intent of the Al zoning district was to allow 4 units per 40 acres. This proposal would remain consistent with the 4 per 40 rule. The lot size would also be consistent with other lots in the immediate area, therefore, the variance would not be detrimental to the surrounding property values and would be keeping with the spirit and intent of the ordinance. V94-14Fr/pc V94-14 Froehlich Continued RECOMMENDATION Page 3 Staff recommends approval of the 1.03 acre lot area variance by Cheryl Froehlich, based on the following findings: 1. THE INTENT OF THE MINIMUM LOT STANDARDS SET FORTH IN THE A-1 ZONING DISTRICT IS TO ALLOW LARGE LOT 10 ACRE SUBDIVISIONS, WITH A DENSITY OF 4 UNITS PER 40 ACRES. LITERAL ENFORCEMENT OF THE LOT AREA REQUIREMENTS, IN THIS PARTICULAR CASE, WOULD GO BEYOND THE INTENT OF THE ORDINANCE. 2. LITERAL APPLICATION OF THE ORDINANCE WOULD DEPRIVE THE APPLICANT FULL USE OF THE PROPERTY WHILE KEEPING WITHIN THE INTENT OF THE ORDINANCE. 3. THE VARIANCE WILL HAVE NO IMPACT OR ADVERSELY AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE COMMUNITY, AND WILL BE KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE. V94-14Fr/pc FboEFbb Aprlae� Cmw..0 ® slM F.n V n .l W ® SkIW F.MI, R..IL.nW ® ShWo F.My R..IEan1W ® Sk" FrtYy RaJEwrtW ® SIMM F.-tir RMM.nIW ZONING MAP R2 TMo F -NF MtlyNy - ® Two F.* %*W. W RJ Townhv /MWtW. Fahy R..M.RWI fl4 M„ I(b- F-Ny R..Ma" ® Flaaal l t D...bwnawt Ct Ca Cw-nwcl.l CASE V 94.14 KT mvm O.mn.Ri.l I� U'm Ma..vw 12 M.dpan bw.vitl ® S. W W Fs t' AT Mm.uw T. .� ME Mlo.nl E�¢ay.(bn er P.O. Box 490.13065 Orono Parkway 9 Elk River, MN 55330 • (612) 441-7420 (,,LNO /f /CATS Of 91074 6., 1 _., SS I n JO• � N I I •: yWj O � n I . � Io I:. '` fe.ca �e/d Reed —moi �2G O0.4/ ` I i 5 82' OL' • a 4O'E J• 49p}O J 1 1 n = o v n h W n h 3 12 PARCEL A t`-,llf N V... r, ^ (/ 1 n• 1„ / n • � I c .• 1 m N `Nes• /0.00 acres I i ' r ? ° O 0 1 n n i2J0_.. N N•uz/' � 1 I I W W •e' o` h a 54...... of . 2 �T SE:.- 5_:: 33 00, 1 — rLT I2 r.J3.O0 _ i /I/0.00 -- T J!, R 2, 91074 6., 1 _., SS SUR I/EY FOR.' ALV/N FROEHL/CH 2/404 ✓ARV/S STREET ELK RIVER, MN 55330 r J., R.2o.• •A• E+ar GLOOo u r9'N'E GL O.OL ' rn I - IW ~I ... 33 00 c IN I I I1 I Cj-' E..,..., I I QUI . VO PAOPIVY Of'dfIPIMI: Of PAPCLI. A C, o ...... . f..nf ...r • Lkn.r.a < fa.n/ 3 n pa ...a a pG✓c P/Y ....... RLS 9260 0 O.n.raa r N'.•on ppc .•.h eP6.a<pbj ar ,a P<f RLS 1a.3. B....ny ... an ..,,.,,.2 n.,,a. 0... of 5--': S<p.e.n e<r 25• /991 ...! A--3. . 25.1] A,-.,< A d A . MOO R<m..n.n5 A....tc /513 Ihetpz6t r,f .hr $wu.enst Uuerler;,t +,a Suntheea Duan, .•r ul tea:ru„ lo.�sn p 3, k. -9e erbw ne Ca my, Fhnneutn. ddurib>d ns Fol Ions: .. Goan ....... ..... ., n.,: _u..tl.cast sari.... f sant y, utn.•ast 0.... „f tar Sm, nr.nst. Ou. rt-. tl.cnce .e•.; al,,,n; the Smah lu,c of sa rOrSwtbe,r,t U,r.• .r •.t the ••uutI'last 0„arter the point of in Le,,e,t,.n ..th the '.fc,r- Irnc of ti- Cast 4Ee..IA iee; of t.rd 5u,p bans 0.arter of the Smit M1ena Ouarler for the p...n uI be,Innrn, o1 ore ",,perty to be thenrr .,.r.l u.0 o.; .est along said So.eh Irnc n drat ar.cc of i93. 9U l,r t"'"" "'In poral lei ala the Cast Irnc of sa td Southenat Opore tr ,f the Su,o bent il;a1!11 n distance of 893.36 Tee L• thence e.steriy angle left Of 85 degrees 28 mtnul es i8 seconds a dritnhre of i95.A0 feet, mor,. ur let., to said Rest I+na Of tha fn;l 488.34 f¢et: thence south alu,y said Hest I1ne a dsatanCe Df 865.11 feet, a.ure ur Icas. '.0 surd purnt of bcy Inns ng, Soblerl to that Part tnten lur T,,—%h,, knad Vurp,,... .1.11,9 the buuth Ir thereof and also subject Io mq va summ,l s. reytr ret n.m. aul resur:nl rwnntl rcC,Kd, rf au Y. 1 hereby cert Ify ,.at this a a t.:,c and Curirrt rrpre:em al torr of a ear e, of the b.wnda. m. of lee Lind ob.- descr rn-! •..I .I local .. L.,.A , n Inc d u,y,. rl ..•M1eh•; nil a:l r ,,,le eon „n. Ln.erry If ani. frran m w sa ni Im.d, ' Dated Ihrs 281h day of Sep: rano., 191. POLAA;', L•NiD Qtk Vf r IRG BY nrr hn.•I .1 �i��mn, lard 1 ._ -_.. ,nor auLr t•r..•r,,• 5E C✓-, <f 5E&.5E$ Sc I2,T33,RU Anoka Ca C.r.n. �f )I POLARIS LANG SURVEYING PO BOX 92 PRr ETON, MN 5537, G12-3139-4476