7.8. SR 07-18-1994
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ITEM 7.8
MEMORANDUM
TO: MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSIST. G ~
FROM:
DATE:
JULY 19,1994
SUBJECT: ADMINISTRATIVE SUBDIVISION
REQUEST AND VARIANCE BY JEFF
MASTLEY, PUBLIC HEARING, CASE
NO. AS 94-11 AND V 94-06
REQUEST
.
Consider an administrative subdivision by Jeff Mastley dividing twenty (20)
acres into two (2) ten (10) acre parcels and a request for a one and one-
quarter acre variance for Parcel B, and a one-half acre variance for Parcel A
to the minimum lot size of ten (10) acres for the Al (Agricultural
Conservation) district.
LOCATION
Intersection of Jarvis Street and 213th Avenue, north 662.46 feet of the NE
quarter of the NE quarter of the NE quarter, Section 13, Township 33, Range
26, Sherburne County, MN.
ZONING I LAND USE
Al (Agricultural Conservation) I A (Agricultural)
ATTACHMENTS
Report to the Planning Commission dated June 28, 1994
OVERVIEW
.
Jeff Mastley is requesting an administrative subdivision to divide a twenty
(20) acre parcel into two lots. The property is currently zoned AI, which
requires a minimum ten (10) acre lot size and 300 feet of frontage. As shown
on the attached site plan, the gross acreage of both parcels are ten (10) acres
P.O. Box 490. 13065 Orono Parkway. Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Jeff Mastley
July 18, 1994
Page 2
.
in size, however, a portion of the ten 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 of each parcel falls short by one-half acre and one and one-quarter acres.
Each lot does exceed the minimum width requirement of 300 feet. The
attached report to the Planning Commission explains the variance request in
detail.
Assuming the variance is approved by the City Council, the proposed
administrative subdivision will consist of a twenty (20) acre parcel split into
two (2) ten (10) acre parcels. Due to road easements, each lot falls short of
the ten acre minimum lot size. Parcel B is 8.75 acre and Parcel A is 9.64
acres in size. The proposed administrative subdivision meets all the zoning
ordinance requirements except for the minimum lot size.
NATURAL FEATURES
The subject property is a relatively flat, tree-less parcel which was used as
tillable farmland throughout the years. There are no wetlands located on
this property, therefore, staff will not add any specific conditions on
. environmental issues.
PARK AND RECREATION RECOMMENDATION
The Park and Recreation Commission recommended a cash payment in the
amount of $900.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approval of the request for a one-
half acre and one and one-quarter acre variance to the minimum ten (10) acre
lot size with the findings stated in the staff report.
RECOMMENDATION
It is recommended the City Council approve the requested variance to the
minimum lot size requirement in the Al zoning district by Jeff Mastley,
based on the following findings:
1.
THE INTENT OF THE MINIMUM LOT STANDARDS SET
FORTH IN THE Al ZONING DISTRICT IS TO ALLOW
LARGE LOT, 10 ACRE SUBDIVISIONS WITH A DENSITY
OF 4 UNITS PER 40 ACRES. LITERAL ENFORCEMENT
.
mastley.council
Jeff Mastley
July 18, 1994
Page 3
.
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. THE PROPERTY OWNER
ORIGINALLY PURCHASED THE 20 ACRE PARCEL,
WHICH HAPPENED TO INCLUDE THE RIGHT OF WAY,
MAKING IT A NOMINAL 18.5 ACRE PARCEL FOR
SUBDIVISION CONSIDERATIONS.
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.
.
It is recommended the City Council approve the administrative subdivision
request by Jeff Mastley to divide a twenty (20) acre parcel into two (2) ten
(10) acre parcels with the following condition:
1. PARK DEDICATION IN THE AMOUNT OF $900 BE PAID
PRIOR TO RECORDING THE ADMINISTRATIVE
SUBDIVISION.
.
mastley.council
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~lmA ITEM 5.4
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MEMORANDUM
FROM:
TO: PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. (;~
DATE:
JUNE 28, 1994
SUBJECT: VARIANCE REQUEST BY JEFF
MASTLEY, PUBLIC HEARING, CASE
NO. V 94-06
REQUEST
Consider a request for a one and a quarter acre variance for Parcel B, and a
half acre variance for Parcel A to the minimum lot size of ten acres for the Al
zoning district.
.
LOCATION
"
Intersection of Jarvis Street and 213th Avenue (North 662.46 feet of the
northeast quarter of the northeast quarter of the northeast quarter, Section
13, Township 33, Range 26, Sherburne County, MN)
ZONING I LAND USE
Al (Agricultural Conservation) / A (Agricultural)
ATTACHMENTS
Location Map, Zoning Map, Site Plan
BACKGROUND
Jeff Mastley is requesting an administrative subdivision to divide a 20 acre
parcel into two lots. The administrative subdivision will be reviewed by the
City Council on July 18, 1994. The Planning Commission is required to
review this proposal because the two lots do not meet the minimum lot area
requirements of the Al zoning district and therefore require variances.
.
P.O. Box 490 . 13065 Orono Parkway. Elk River, MN 55330 << (612) 441-7420 . Fax: (6l2) 44]-7425
Mastley, Variance
June 28, 1994
Page 2
.~' . 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 both parcels are 10
acres in size 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 of each parcel falls short by one-half acre and one and one-quarter acres,
respectively. Each lot does exceed the minimum width requirement of 300
feet.
ANALYSIS
The applicant recently platted Trott Brook Estates into four parcels. This
subdivision involves a 40 acre tract immediately west of the subject site. Mr.
Mastley received similar variances for each of those four lots. This current
proposal is very similar to the Trott Brook Estates variance and
administrative subdivision.
.
The proposed variance lies within the Al zoning district which requires a 10
acre minimum lot size. The intent of the Al 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 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.
RECOMMENDATION
Staff recommends approval of the lot area variance by Jeff Mastley, based on
the following findings.
1. THE INTENT OF THE MINIMUM LOT STANDARDS SET
FORTH IN THE Al 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
mastley.pc
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l\iastley, Variance
June 28, 1994
.
.
.
mastley.pc
Page 3
PROPERTY WHILE KEEPING WITHIN THE INTENT OF
THE ORDINANCE. THE PROPERTY OWNER
ORIGINALLY PURCHASED THE 20 ACRE PARCEL,
WHICH HAPPENED TO INCLUDE THE RIGHT OF WAY,
MAKING IT A NOMINAL 18.5 ACRE PARCEL FOR
SUBDIVISION CONSIDERATIONS.
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.
.
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