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5.2. PCSR 04-10-2007City of Elk River REQUEST FOR PLANNING COMMISSION ACTION naa ~e Planning Items Apri110, 20C1~~ Item Number 5.2 Chris Leeseberg, Park Planner Item Description Reviewed by Request by City of Elk River for Ordinance Amendment to Jeremy Barnhart, Planning Section 30-1006, Dimensional Regulations - to revise the Manager minimum lot size for the R2(a) Zoning District, Case No. OA 07-04 -Public Hearin The Ordinance Amendment Application has been deemed complete as of February 28, 2007 and the City must approve or deny the project by Apri130, 2007. The Zone Change Application that is pending needs to be acted on by the May 21, 2007 City Council meeting. Location 518 Jackson Avenue Introduction The City is requesting an Ordinance Amendment to revise the minimum lot size for the R2(a) Zoning District. Attachments • Request for Action • Location Map • Zoning Map of the Area • Aerials • Zoning Comparison Chart • Proposed Changes to Sec. 30-1006 Action Requested Staff is recommending the Planning Commission recommend approval of the request. Planning Commission Action Morton by Second by Vote Follow Up Case File: OA 07-04 Page 2 General Information Ordinance Amendment City of Elk River Applicant: City of Elk River Requested Action Ordinance Amendment Location and Size: N/A Background A property owner in the subject area has an open application fox a Zone Change, which is the catalyst for this Ordinance Amendment request. The property in the Zone Change request is a result of a previous lot line adjustment. The lot was at one time two individual lots that were the same size as the neighboring properties. In the past the lot line was removed between the two properties and the lots were combined into one. The property owner's desire is to subdivide the 130-foot lot back into two lots, which would create a new buildable lot. With the current zoning and the minimum lot frontage requirement, the current lot is not wide enough to create the two lots. The property is zoned R2(a) with an 80-foot minimum width requirement. If it were zoned R2(b), which has a frontage requirement of 60-feet, the property could be divided. Staff has not identified any issues with the lot being split, as the newly created lot is consistent with the character of the neighborhood. The issue that would be raised, with the original request, is the practice of spot zoning. This practice is not typically supported by staff or the Council. After reviewing the Zone Change request, staff realized that a majority of the lots in the R2(a) zoning district are non-conforming. It was with this knowledge that staff recommended the applicant postpone his Zone Change request to May 8, 2007 Planning Commission meeting to allow the City explore an Ordinance Amendment for the area. The applicant agreed to this. Overview As a result of the aforementioned Zone Change request, this Ordinance Amendment request was brought before the City Council on February 20, 2007 for direction. The Council questioned if the request was premature, given the possibility of redevelopment in the area. The Council wanted feedback from the HRA in regards to the request. At their March 5, 2007 meeting, the HRA stated they would prefer to see an Ordinance Amendment over a Zone Change to the properties. Analysis The "subject area" is approximately 345-feet wide, east of Jackson Avenue, north of 5`'' Street and south of School Street. Although this request began with a Zone Change request in the "subject area", this Ordinance Amendment would affect each lot in the R2(a) zoning district. The "subject area" is currently zoned R2(a) with asingle-family frontage requirement of 80-feet and a lot size requirement of 10,000 square feet. The properties in the subject area range in width from approximately 34-feet to 130-feet. In order to comply with the current zoning requirements, each single-family lot must have 80-feet of frontage. There are 20 properties north of 5th Street to School Street, of which only three meet the minimum lot widths. These three lots are wider than S:\PLANNING\Case Files\OA\OA 07-04 R2A Lot Sizes\OA 07-04_PC.doc Case File: OA 07-04 Ordinance Amendment Page 3 Ciry of Elk River 120-feet. These three lots appear to have been combined in the past. With the current lot dimension requirements, seventeen of the properties are non-conforming lots. Throughout the City, there axe approximately 50 other lots of this nature. The proposed change would not create more nonconforming lots. The only difference, other than the dimensional requirements, between the two zoning districts is that the R2(b) district allows townhouses and multifamily dwellings (four units per structure maximum), where the R2(a) does not. Staff is recommending that the R2(a) zoxung district lot sizes for single-family lots change to 6,000 square feet and the lot width change to 60-feet. With theses changes, single-family lots in both the R2(a) and R2(b) zoning district would be the same. This request appears to bring most of the non- conforming lots within the city into conformity. It would also maintain the intent of the R2(a) zoning district by not allowing townhome structures. Comprehensive Plan The Comprehensive Plan guides this area as Old Town which is the home fox a wide range of housing. The Plan seeks to protect and promote the maintenance of the single family neighborhoods. The majority of the existing high density housing is located in the Old Town area. Recommendation Staff recommends that the Planning Commission recommend approval of the Ordinance Amendment with the following changes: 1. The R2(a) minimum lot size shall be 6,000 square feet 2. The RZ(a) minimum lot width shall be 60-feet 3. Add to R2(b) "100' width on corner lots" Respectfully Submitted Chris Leeseberg Park Planner /Planner S:\PLANNING\Case Files\OA\OA 07-04 R2A Lot Sizes\OA 07-04_PC.doc ~ A R F, A ~\ C=~ , ~~ T ~, ' ~' Location Map cty or N El -~.1 "" Case Number: OA 07-04 CITY OF ELK RIVER River . .-.. F -_ it ~ ~~ _ ~. ._. _- __y x-:= ?r .~.- i i ~~~ ti L~ . _~ --_ _ -- i ~ ~ i - ~. OCM171Ri ~ ~"Lt _ -~~= ~` ~ l - -~ ' ~ ~~ U J ,,d'~ {. 'S= ~ _ ~ ~' ,,_ --- ~ -----•--`~k ~ J, I,1 ~ ~ ~p l - - -- -- ~~ ~ ~ ~ _._~ 1 ! Y.'Y ~i', ~ ~ .. ,r ,x ~ i.~ ~ a ~ 7 i 1, ;' ~ ~ . i i ~- :::,~ I S'ii LA:.~ ( - ~ ~ f 11 .~.1 Lf! t f,: ~ i 1 ? ~ " ~.. 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Accessory Uses Public Shelters Public Shelters Gara es and Sheds Gara es and Sheds Private Recreation Facilities Private Recreation Facilities Signs Signs CUP's Conditional Home Occupations Conditional Home Occupations Metal skinned Buildin s Metal skinned Buildin s Institutional Uses Institutional Uses Government Uses Government Uses Licensed Da Care w/13 ox more Licensed Da Care w/13 or more Zero Lot Line Zero Lot Line Manufactured home parks Manufactured home parks uilding Setbacks Minunum Lot Front Side Garage Rear Maximum Maximum Requirements (feet) (feet) Side (feet) Lot I-Ieight (feet) Coverage R-1 a: 2 1/2 acres 3 floors or Nonsewered 160' width 35 20 20 30 25% 40' R-lb: Nonsewered 1 acre 35 10 5 25 25% 3 floors or ' 160' width 40 Note: Interior side yard setback from future lot line 10 feet. 12,000 sq. ft. Sewered SO' width 35 10 5 25 25% 3 floors or ' 100' width corner lot 40 135' depth R-1 c: 11,000 sq. ft. Sewered 80' width 30 10 5 20 25% 3 floors or ' 100' width corner lot 40 130' depth Nonsewered 1 10 acres ' 30 10 5 20 25% 3 floors or 40' 300 width R-1 d: 14,000 Sq. ft. Sewered 90' width 35 10 5 30 25% 3 floors or ' 110' width corner lot 40 140' depth Nonsewered 1 10 acres ' 35 10 5 30 25% 3 floors or 40' width 300 R-2a: Wit. 6 000 sq. ft. oors or Single-family Duplex 8A--w~id~13 30 10 10 25% 40 60' width 100' width on corner lots Duplex Sewered 6,000 s ft. ' 30 10 10 10 30% 3 floors or ' 60 width 40 R-2b: 6,000 sq. ft. Single-family Duplex 60' width 30 10 10 3 floors or 40' 100' width on comer lots Townhouse Sewered 5,500 s ft. ' 30 10 10 10 30% 3 floors or 40' wid h 20 R-3: Single-family 12,000 sq. ft. ' 30 10 5 30 width 80 Case File: Ott 07-04 Ordinance tlmendment Page 2 City of Ell; River 100' width on corner lots Duplexes 6,000 sq. ft. ' 30 10 10 3 floors or ' width 60 40 Triplex, quadraminimum, townhome or condominimum dwellings 4 R-4: 10,000 sq. ft. 3 floors or Single-Family 80' width 30 10 10 25% 40' 100' width on corner lot Duplex 6,000 sq. ft. ' 30 10 10 3 floors or ' 60 width 40 Townhouse and other multifamily 4,000 sq. ft. 30 10 25 30% 3 floors or ' (not apartments) sewered 2 20' width 40 Apartment sewered 3 2,500 sq. ft. per unit 30 10 25 40% 4 floors or 50' (efficiency) 3,000 sq. ft. per unit (1 30 10 25 40% 4 floors or bedroom) 50' 3,500 sq. ft. per unit (2 30 10 25 40% 4 floors or bedrooms) 50' 4,000 sq. ft. per unit (3 or 30 10 25 40% 4 floors or ' more bedrooms) 50 1 Four lots per 40-acre maximum, with 2 1 /2-acre minimum and one curb cut. 2 Side and rear setbacks are increased to 30 feet where the lot abuts asingle-family residential zone. 3 Multifamily lot size may be reduced by 400 square feet for every tuck-under or underground garage. 4 Development standards for triplex, quadraminirnum, townhome, or condominium dwellings are as follows: (1) Lot area: 20,000 square feet for triplex or quadraminium dwellings. Townhome or condominium unit lots shall have sufficient area to include within the individual lot the living areas (including bay or bow windows), a garage, decks, patios, or porches of the individual dwelling units. (2) Lot Width: Base lot width: 100 feet for triplex or quadraminium dwellings. Townhome or condominium unit: 28 feet for end dwellings; 24 feet for internal dwellings located in buildings containing more than four units. (3) Setbacks, yard: 30 feet at the perihery of the development parcel for yards bordering major collector or arterial streets, an additional 20 feet of setback is required to provide a landscaped buffer yard. (4) Setbacks, building. Setbacks between buildings shall be 25 feet or one-half the sum of the building heights of the two adjoining buildings, whichever is greater. Buildings shall be set back a minimum of 30 feet from the back of the curbline of private drives, guest parking areas and public rights- of-way. (Code 1982, C 900.18(1)) S:\PLANNING\Case Files\OA\OA 07-04 R2A Lot Sizes\Sec 30-1006.doc