7.4. SR 12-19-1994
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ITEM 7.4.
MEMORANDUM
TO: MAYOR AND CITY COUNCIL
FROM:
GARY SCHMITZ, PLANNING ASST.
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DATE:
DECEMBER 19, 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.
ZONINGILAND USE
Al (Agricultural Conservation)/A (Agricultural)
ATTACHMENTS
November 22, 1994 Memo to the Planning Commission
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
.
therefore, a lot area variance will be required as part of the certificate of
exemption from subdivision regulations.
The details of this request are contained within the attached memo to the
Planning Commission.
PLANNING COMMISSION MEETING
At the November 22, 1994 Planning Commission meeting, the Commission
concurred with staffs findings and recommended approval of the variance
request.
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-I 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.
.
council:v94-14
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EI~ River
ITEM 5.1.
MEl\10RANDUM
TO:
PLANNING COMMISSION
FROM:
GARY SCHMITZ,
PLANNING ASSISTANT
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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
Continued
Page 2
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 AI, 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
J\1astley. 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
Page 3
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-I 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
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CASE V 94.14
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P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-7:+20
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-TEM 5.6. & 5.8.
MEMORANDUM
TO: PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASST. Gv~
FROM:
DATE:
NOVEMBER 22,1994
SUBJECT: REQUEST FOR REZONING AND LAND
USE AMENDMENT BY THE CITY OF
ELK RIVER - PUBLIC HEARING, CASE
NO.'S ZC 94-14 AND LUA 94-10
REQUEST
Request to rezone approximately 20 acres from PUD (Planned Unit
Development) to R1c (Single Family Residential), and to amend the Land Use
Map from LI (Light Industrial) to MR (Medium Density Residential).
LOCATION
The strip of property lying east of Waco Street and south of U.S. Highway 10
ZONING/LAND USE
PUD (Planned Unit Development) / LI (Light Industrial).
ATTACHMENTS
Location Map, Zoning Map, Land Use Plan Map
BACKGROUND
At the August 23, 1994 Planning Commission meeting, the Commission
reviewed and approved a request by the City of Elk River to rezone
approximately 150 acres from PUD (planned Unit Development) and C2
(Office District), to BP (Business Park). During the meeting, Stewart Wilson,
who owns approximately 80 acres of property included in the rezoning,
expressed his support for the rezoning but asked if the proposed Business
Park zoning designation line could be adjusted to the north and extend
P.O. Box 490. 13065 Orono Parkway. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
directly west from the southwest corner of the County Government Center's
property. Mr. Wilson's rationale for the request was that it would provide for
a larger area for residential development, while maintaining the integrity of
the Business Park district. The Planning Commission and City Council
concurred with Mr. Wilson's request and adjusted the Business Park zoning
line to the north.
.
ANALYSIS
Due to the shifting of the Business Park zoning line to the north, there is a
small strip of property currently zoned PUD (Planned Unit Development)
with an underlying land use of LI (Light Industrial). The City of Elk River is
proposing to rezone the property from PUD (planned Unit Development) to
Rlc (Single Family Residential) and amend the Land Use :Map from LI (Light
Industrial) to MR (Medium Density Residential). The rezoning and changing
of the land use to residential will allow Mr. Wilson the ability to development
a large enough area for residential uses and will remove a small island of
PUD zoned property which is currently surrounded by residential and
business park zoning district.
RECOMMENDATION
.
Staff recommends approval of the rezoning from PUD (Planned Unit
Development) to Rlc (Single Family Residential) and the Land Use
amendment from LI (Light Industrial) to MR (Medium Density Residential)
based upon the following findings:
1. The rezoning and land use amendment will not compromise the
integrity and establishment of the Business Park zoning district.
2. The rezoning and land use amendment will allow for a continuous
strip of compatible residential uses to occur in the western area of
the City.
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COMPREHENSIVE LAND USE MAP
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LOCATION
City of
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LOCATION MAP
CASE: LUA 94.10
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LOCATION
City of
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CASE: ZC 94.14
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