7.7. SR 09-19-1994
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AGENDA ITEM 7.7
MEMORANDUM
TO:
MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSIST. 0~
SEPTEMBER 19, 1994
FROM:
DATE:
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 I LAND USE
RIa (Single Family Residential) / LR (Low Density Residential)
ATTACHMENTS
Ordinance 94-_, Report to Planning Commission dated August 23, 1994
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
eastern area ofthe City. The mechanism to be exempt from the subdivision
P.O. Box 490 · ]3065 Orono Parkway · E]k River, MN 55330 · (6]2) 44]-7420 · Fax: (6]2) 44]-7425
CC, Jake Jacobson
September 19, 1994
Page 2
.
moratorium is an ordinance amendment. Please refer to the attached report
to the Planning Commission for details.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission concurred with staffs findings and recommended
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.
RECOMMENDATION
Staff recommends the City Council 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 ofthe moratorium.
.
jacobson.counci]
.
ORDINANCE 94-
CITY OF ELK RIVER
AN ORDINANCE AMENDMENT EXEMPTING
LOT 4, BLOCK 4, OAK MEADOWS FROM
THE INTERIM ORDINANCE ESTABLISHING A SUBDIVISION
MORATORIUM ON CERTAIN PROPERTIES WITHIN
THE EASTERN AREA OF THE CITY
CASE NO. OA 94-03
WHEREAS, the Planning Commission of the City of Elk River has held a public
hearing on the proposed ordinance amendment and has recommended to the
City Council that the property be exempted from the subdivision moratorium,
and,
.
WHEREAS, the City Council of the City of Elk River has initiated a proceeding
for an ordinance amendment exempting Lot 4, Block 4, Oak Meadows from the
interim ordinance establishing a subdividion moratorium on certain properties
within the eastern area of the City, and,
WHEREAS, the City Council of the City of Elk River also held a public hearing
on this proposal and has taken testimony from all persons desiring to be heard
on the matter, and,
WHEREAS, the City Council of the City of Elk River has considered all of the
materials, testimony, and other evidence presented by City staff and the public
with respect to the proposed ordinance amendment.
NOW, THEREFORE, the City Council of the City of Elk River, based on all the
materials, testimony, and other evidence on record, before it makes the following
findings of fact and adopts the following ordinance.
A. Findings of Fact
1. Oak Meadows is already developed into approximately two and
one-half (2 1/2) acre parcels and allowing Lot 4, Block 4, Oak
Meadows to be further subdivided would not significantly impact
the extension and cost of City services in this area.
.
Ordinance Amendment
Page 2
.
2.
A pattern of development has been established in the area with the
planning of Oak Meadows. The proposed subdivision of Lot 4,
Block 4, Oaks 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.
B. Adovtion of Ordinance
The City Council of the City of Elk River, based upon the findings of fact set
forth above, all of the materials, testimony, and other evidence on record
before it does hereby ordain as follows:
1. Lot 4, Block 4, Oak Meadows Addition, hereto shall be exempt
from the interim ordinance establishing a subdivision moratorium
on certain properties within the eastern area of the City.
2.
This ordinance shall take affect upon publication as provided by
law.
.
Passed and adopted this _ day of
of the City of Elk River.
.1994, by the City Council
Henry A. Duitsman, Mayor
ATIEST:
Sandra A. Thackeray, City Clerk
.
tEI}{'l'
, ~<:NDA ITEM 5. 7
River
MEMORANDUM
~@J[fl>Yf
TO:
PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. c,~
AUGUST 23, 1994
FROM:
DATE:
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 I LAND USE
RIa (Single Family Residential) 1 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
August 23, 1994
Page 2
.
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 tb.e 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 CommissioH, Jacobson
August 23, 1994
Page 3
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.
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 apptoved, 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 developediIltoapproximately two and
one-half acre parcels and allowmgLot 4, Block4,Oak'Meadirws,
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
,-
.
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