7.3. SR 07-18-1994
ITEM 7.3
MEMORANDUM
FROM:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER -d'~ ~
JULY 18,1994
TO:
DATE:
SUBJECT: REZONING REQUEST BY RIVERSIDE
DEVELOPMENT, PUBLIC HEARING
CASE NO. ZC 94-07
ISSUE
To consider a request by Riverside Development to rezone approximately
forty (40) acres from Rle (Single Family Residential) to PUD (Planned Unit
Development).
LOCATION
.
Between 193rd Avenue and 197th Avenue, east of Baldwin Street alignment.
ZONING I LAND USE
RIE (Single Family Residential) I MR (Medium Density Residential)
ATTACHMENTS
Ordinance 94-~ Report to the Planning Commission dated June 28, 1994
OVERVIEW
In 1992, Riverside Development presented to the City a concept plan for
approximately 240 acres bounded by Highway 169, 197th Avenue, 193rd
Avenue, and Wilson Street alignment on the east. The concept was for a
Planned Unit Development that included a mixture of varying lot sizes based
on the natural features that exist throughout the entire 240 acres. In
addition, the concept plan included a stretch of commercial along Highway
169.
.
The initial phase of this entire PUD included Hillside Estates residential
and, most recently, fourteen (14) acres of commercial known as Hillside
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Hillside Estates 4th
July 18, 1994
Page 2
.
Crossing. The requested rezoning to PUD is consistent with the concept plan
that was presented earlier and will allow for the extension of Hillside
Estates.
ANALYSIS
Specifically, the rezoning to PUD will allow a variety of lot sizes ranging in
size from 10,000 square feet up to 23,000 square feet. The current zoning of
Rle (Single Family Residential) requires a minimum lot size of 20,000 square
feet. The overall concept proposed by the developer is to create a mixture of
lots ranging in size with the average being somewhere around 16,000 square
feet.
The PUD zoning is appropriate to allow this flexibility in lot sizes based on
the natural features and other constraints that exist on the property.
However, the PUD zoning also allows the City the opportunity to receive a
higher standard of development in return for the PUD zoning. Once the PUD
zoning is established, the preliminary plat and conditional use permit for a
PUD will follow, which are used to establish the developments design and
standards that the City Council wishes to accomplish.
.
COMPREHENSIVE LAND USE PLAN
The current land use designation of this 40 acres is MR (Medium Density
Residential). The existing land use is appropriate for residential
development and is consistent with the requested rezoning. Therefore, the
comprehensive land use plan does not need to be amended for this
development request.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approving the
rezoning from Rle (Single Family Residential) to PUD (planned Unit
Development) based on the findings in staffs memo.
RECOMMENDATION
It is recommended the City Council approve Ordinance No. 94,_, rezoning
approximately forty (40) acres from Rle (Single Family Residential) to PUD
(Planned Unit Development) based on the findings contained within the
ordinance.
.
hill4zc.council
.
ORDINANCE 94 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
RlE (SINGLE FAMILY RESIDENTIAL) TO
PUD (PLANNED UNIT DEVELOPMENT)
CASE NO. ZC 94-07
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property described as:
See Attached Exhibit A
Section 2. That this rezoning request is based on the following findings:
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.
Section 3. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
Passed and adopted this _ day of
of the City of Elk River.
.1994, by the City Council
Henry A. Duitsman, Mayor
ATTEST:
. Sandra A. Thackeray, City Clerk
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..~ENDA ITEH 5.9
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MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNE~
JUNE 28, 1994
FROM:
DATE:
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 oIl. the east. The concept plan was
presented with the idea of developing this large tract ofland 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
June 28, 1994
Page 2
~.~-----_._._----------------------------------~-
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<'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 Rle 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.
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 RIE ZONING DISTRICT TO MAINTAIN
LARGER LOT SIZES WITHIN THE WOODED AREAS.
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CASE ZC 94-07
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P.O. Box 490 . 13065 Orono Parkway' Elk River, MN 55330 . (612) ',,11-7"'20