5.3. SR 02-19-2008,~-+/i
City of
Elk -,---,
River
REQUEST FOR ACTION
To Item Number
Ci Council 5.3•
Agenda Section
Communi Develo ment Meeting Date
Februa 19, 2008 Prepared by
Sheila Cartne ,Senior Planner
Item Description
uest by Pamela Rorwick for an Administrative Subdivision
Re Reviewed by
erem Barnhart, Plannin Mana er
q
to Create Two Lots Case No. P08-02, Public Hearing Reviewed by
Action Requested
Staff recommends that the City Council approve the administrative subdivision (Rocky's Manor) request,
as illustrated on drawings dated received February 12, 2008, with the following conditions:
1. The development shall meet all applicable fire codes.
2. Park dedication shall be provided in the following manner:
a. In the form of cash for 11ot at the rate applicable at the time of recording of
the final plat ($3,465.00/2008 rate).
3. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City ordinance and land use application prior to
recording of the plat.
4. This approval of the preliminary plat shall expire after 1 year, unless the property
owner or owners agent has submitted a final plat or letter of request for extension.
Background/Discussion
The applicant is requesting an administrative subdivision to create two lots. The subject site was recently
rezoned to R1a as part of the 2008 area update through the Comprehensive Plan. The applicant is
proposing to create two lots. Lot one will be 5.62 acres and Lot 2 will be 4.00 acres, both having access
from 213`h Avenue.
Attachments
Location Map
Applicant's Narrative
Site Plan
Case File: P07-10
Page 2
General Information
Rocky's Manor
Applicant Pamela Rorwick
20 Day Rule The application has been deemed complete as of December 18,
2007. The City must take action by April 20, 2008
Requested Action Administrative Subdivision by Simple Plat
Location and Size Approximately 10 acres north of 213`'' and west of Jarvis/County
Road 24.
Location Existing Use Land Use Plan Designation Current Zoning
Subject Single family Rural Residential R1a, single family
Property residence
North Single family Rural Residential R1a, single family
residence
South Single family Rural Residential R1a, single family
residence
East Single family Rural Residential R1a, single family
residence
West Single family Rural Residential R1a, single family
residence
Overview
The subject site is 10 acres and has recently been rezoned to R1a which allows 2.5 acre minimum lots.
The subject site has 403.90 feet of frontage on 213`" Avenue. The request is to subdivide the 10 acres
into two lots and maintain the existing house and barn. In order to avoid a variance the applicant has
provided 160 feet of frontage for each lot, which results in an odd shape for Lot 1.
Apalicable Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(1~ The proposed suhdi~nsion is consistent avith the honing regulations (article VI of this chapter) and conforms in all
respects with all requirements of this Code, including the honing regulations and this article.
~2~ The proposed subdivision is consistent with ail applicable general and speczali~ed city, county, and regional plans,
including, but not limited to, the city's comprehensive development plan.
(3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development and
uses contemplated.
S:APLANNING MAIN\Casc l~ilcs\Plat\Y 08-02 Rocky's Manor\CC repoit.doc
Case bile: P07-1U
Page 3
Rocky's Manor
(4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation,
erosion control and all other services,, facilities and improvements otherwise required in this article.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision wild not conflict with easements of record or with easements established by judgment of a
court.
(7) The proposed subdi~rision will not have an undue and adverse impact on the reasonable development of
neighboring land.
(8) The proposed subdivision is notpremature. A subdivision ispremature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer ystems.
d. Lack of adequate off-site public improvements or support ystems.
In the review of the standards for final plat as outlined, it appears that the request is consistent with all of
these standards.
Analysis
As previously mentioned, the subject site has recently been rezoned to R1a allowing for 2.5 acre lots,
previously 10 acres was the minimum. The applicant is proposing an administrative subdivision that
creates two lots, Lot 1 will be 5.62 acres and Lot 2 will be 4 acres, both meeting the lot minimum area
requirement.
An additional requirement for the R1 a district is that each lot has 160 feet of street frontage. Currently
the subject site has 493.90 feet of street frontage, clearly allowing for two lots to have 160 feet of street
frontage. However, the applicant plans to keep the existing house and barn on Lot 2, which results in an
odd shape for Lot 1. Even with the odd shape Lot 1 does meet the minimum lot size requirement and
does meet the minimum lot frontage of 160 feet which is measured at the front setback (35'). Although
many cities prohibit flag lots, they are not prohibited in Elk River.
There are several parcels in this area that are looking to subdivide; access is going to be a main concern
for these parcels. Council may see more lots in a flag shape which may or may not meet the minimum
requirements. Council may want to provide staff direction on flag lots and consider what the future
neighborhoods in this area could look hke.
Comprehensive Plan
According to the Comprehensive Plan Land Use section some "rural residential land will be phased in
over the period of 2005 to 2010 in the area defined as Agriculture. Property will be converted from
Agriculture to Rural Residential on July 1, 2005, January 1, 2008, and January 1, 2010 pursuant the
phasing plan." The subject site is located within the January 1, 2008 phasing plan and has been changed
from Al (Agriculture) to R1a zoning while maintaining a Rural Residential Comprehensive Plan
designation.
Lots/density- One unit per 2.5 acres is the target density in the Rural Residential area. The proposed
Administrative Subdivision is consistent with one unit per 2.5 acre density.
S:APLANNING MAIN\Case Files\Plat\P 08-02 Rocky's Manor\CC cepoct.doc
Case Pile: P07-10
Page 4
Parks
Rocky's Manor
Park Plan -The Comprehensive Park Plan does indicate a trail corridor along County Road 24 which is
east of this property. No trails or sidewalks are proposed.
Park and Recreation Commission Recommendation -Given the Comprehensive Park Plan, park
dedication should be paid in the form cash for 1 lot at the rate applicable at the time of Final Plat
approval.
Transportation
Streets -The only access to the site is from 213`" Avenue. The applicant has chosen to give access to
both properties from 213`'' where they each have the appropriate frontage required in the R1a zoning
district. The access to lot one leaves room to accommodate potential development to the east.
National Resources Inventory
The Natural Resource Inventory provides the City with extensive data related to the location and quality
of natural resources in the city. The NRI doe not identify natural resources on this property.
QCtlon Motion by Second by Vote
Follow Up
S:APLANNING MAIN\Case Piles\Plat\P 08-02 Rocky's Manor\CC xeport.doc
' ~' Location
ccy of
El -~-1
'~" Case Number:
River
Private Drives ~~
Map N
P08-08, V08-01 Pamela Rorwick
February 11,2008
Whom it may concern:
I am seeking to be granted a Simple Plat or Outlot for the property 9719 213th Ave NW
Elk River MN.
I am requesting to have change the 10-acre property divided into two parcels or outlots.
The front west lot, (1}would consist of house and outbuildings on 4 acres. The second
lot (lA} would be 5.62 acres na current buildings on site. The Lot 1 A will have a 160 ft.
o£ lot frontage located on the east side of the property on 213~'to meet. city requirements.
Lot lA will consist of 160ft. frontage 35 feet back from 213' and then will narrow down
to 75 feet wide for approx. 380 ft. long heading north.
The Lot 1 will be for sale in-the near future however Lot 1 a will be held for future
investment purposes. The adjoining land to property may well also be up for future
development in the near future.
Yours t y,
~~
Pamela Rorwick
RECEIVED FE812 2008
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