5.1, 5.2, 5.3 PCSR 12-27-1994 • to accommodate a zero lot line development which would allow individual
ownership of each unit. A zero Lot line development is a conditional use in
the I-1 zoning district. This proposal will also require a variance because
individual parcels do not meet the minimum lot size of one acre for parcels in
the I1 (Light Industrial) zoning district.
ANALYSIS
Vernon Plaza is proposed to be subdivided into five (5) parcels with a zero lot
line. Lot 1 would be considered common area and contain the existing
parking lot and drives. Currently, the applicant has constructed an office
complex on proposed Lots 2 and 3. The office building consists of Mr. Chuba's
office and an office for Country Lumber. Each office was constructed with the
plan for a future zero lot line. Therefore, the existing buildings meet the
separation requirements as required by the Uniform Building Code. If the
plat is approved, two additional offices will be constructed on Lots 4 and 5.
VARIANCE
The site is zoned I1 (Light Industrial) which requires a minimum lot size of 1
acre. Lots 2 through 5 range in size from 4,332 sq. ft. up to approximately
• 10,000 square feet. Staff feels the applicant can demonstrate hardship
because the plat is being developed into a zero lot line development similar to
a townhome development with common land area. Reducing the individual
lot sizes does not increase the density of the plat, but simply allows for
individual ownership. The applicant could develop the property without the
need for a variance if is wasn't a zero lot line development.
CONDITIONAL USE PERMIT
A conditional use permit is required due to the zero lot line proposal which is
a conditional use in the I1 zoning district. Lots 2 through 5 will have a
common wall separating the individual units. A condition of approval will be
that all common walls be constructed to meet the separation requirements as
set forth in the Uniform Building Code.
PARK DEDICATION
No park dedication is required due to the fact that the property is zoned
Industrial.
RECOMMENDATION
• Staff recommends approval of the following:
s:planning:pc:p94-12
• A. Preliminary Plat to subdivide 1.4 acres into five industrial lots with
the following condition:
1. Association documents for the office building and common space
be reviewed by the City Attorney and recorded with Sherburne
County.
B. Conditional Use Permit request for a zero lot line development based
on the seven criteria for granting a conditional use permit with the
following condition:
1. All common walls be constructed to meet the separation
requirements as set forth in the Uniform Building Code.
C. A Variance to the minimum lot size based on the following findings:
1. Literal enforcement of the ordinance would cause hardship since
the overall lot size of 1.4 acres exceeds the minimum standard of
1 acre. The smaller lot size simply allows individual ownership
of each unit.
• 2. Reducing the individual lot size does not increase the density of
the development.
3. The variance will not be injurious or adversely affect the health,
safety, or welfare of the residents of the City or the
neighborhood in which the property is situated and will be
keeping with the spirit and intent of the ordinance.
•
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ITEMS 5.1.9 5.2. & 5.3.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: GARY SCHMITZ, PLANNING ASST. (2� `—�A
DATE:
27, 1994
SUBJECT: PRELIMINARY PLAT, CONDITIONAL
USE PERMIT, AND VARIANCE
REQUEST BY DENNIS CHUBA/PUBLIC
HEARING, CASE NO. P 94-12, CU 94-35
AND V 94-16
REQUESTED ACTION
A. Preliminary plat to subdivide 1.4 acres into 5 industrial lots
B. Conditional use permit for a zero lot line development
C. Variance to the minimum lot size in the I-1 zoning district
LOCATION
The corner of Vernon Street and Elk Lake Road, Lot 2, Block 1, Meadowvale
Commercial Park.
ZONING/LAND USE
I-1 (Light Industrial) / LI (Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Preliminary Plat
BACKGROUND
The preliminary plat submitted by Dennis Chuba is a replat of Lot 2, Block 1,
Meadowvale Commercial Park. The Meadowvale Commercial Plat was
platted in 1993 into three industrial parcels. All the improvements in terms
of grading, drainage, utilities, landscaping, etc. were implemented with the
Meadowvale Commercial Plat. Therefore, these improvements will not be
part of the Vernon Plaza Subdivision. The proposed plat is being developed
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
WXOT A
LOCATION
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P 94-12
CU 4.35
CASE V 94-16
P.O. Box 490 • 13065 Orono Pari vay 0 Elk Rive:, MV jj;;n