6d Amend Sub in Existing Neighb CIT OF
690 City Center Drive
PO Box 147
Chanl~asse,, Min,esota 55317
Phone
952.937.1900
Ge, eral ?ax
952.937.5739
Engineering Deparonent Faa'
952.937.9152
Building Department Fax
952.934.2524
Web Site
www. ci. cl~anhasse,, m,. m
MEMORANDUM
TO'
Planning Commission
FROM:
Sharmin A1-Jaff, Senior Planner
DATE: March 28, 2001
SUBJ:
Subdivision of Lots Within Existing Neighborhoods - Proposed
Ordinance ganendment
Subdivision of lots within existing neighborhoods has ogen been a topic of
controversy. The city is obligated to abide by the ordinance if an application
meets the minhnum requirements, while the residents plead with the decision
makers to consider the character of their neighborhood. This issue typically arises
in areas guided Low Density Residential (Net Density., Range of 1.2-4 Units per
Acre) and zoned Residential Single Family District (RSF).
The Plarming Commission directed staff to prepare an ordinance that recognizes
existing neighborhood standards. To achieve this goal, staff examined the Land
Use Map, Zoning Map, Comprehensive Plan, and Zoning Ordinance. The Land
Use Map and Comprehensive Plan guide development while the Zoning Map and
Ordinance regulate it. These four elements must be consistent, (e.g., RSF, R-4,
and PUD-R zoning for property guided Low Density Residential).
Currently subdivisions zoned RSF, R-4, R-8, and R-12 can further subdivide if
they meet the requirements of the underlying zoning districts. The city has
limited discretion in these instances. Any Planned Unit Development (PUD) is a
district given a specific density. Any subdivision of a PUD zoning also requires a
rezoning, which gives the city more discretion.
Staff will use the RSF District and Low Density Residential Land Use to illustrate
issues associated with lot averaging in existing neighborhoods. We have also
used Rice Lake Manor Subdivision to demonstrate the impact of the proposed
options.
ANALYSIS
HOUSE TYPE
The Planning Commission also directed staff to investigate blending home styles,
including number of stories. Staff has been unable to locate such ordinance. We
found some documents regulating historic districts that require bulk and massing
to be compatible. Even in these instances, the author recognizes that enforcement
Planning Commission
March 28, 2001
Page 2
of such ordinances is difficult and subject to differing interpretations. Staff spoke to the city
attorney regarding this matter and was advised not to proceed along this path.
LOT SIZE
The RSF District permits a minimum lot area of 15,000 square feet. The land use for areas
guided low density residential, allow a net density of 1.2 - 4 units per acre. This translates to
36,300 sq.ft.-10,890 sq.ft. Subdivision of land must be in compliance with both the zoning
ordinance and the comprehensive plan.
Option 1.
The resulting lot area shall be 15,000 square feet or the average lot size of the existing
subdivision, whichever is greater.
The average lot size in Rice Marsh Lake Subdivision is 187,233 square feet. All parcels within
that subdivision have an area that far exceeds 15,000 square feet (the largest lot has an area of
351,276 sq.ft, and the smallest has an area of 47,537 sq.ft). This ordinance would prohibit all
lots within this subdivision from subdividing their property since none of them will be able to
meet the average of the neighborhood.
Option 2.
The resulting lot area shall be 15,000 square feet or the average lot size of the areawithin
500 feet.
This option includes areas that have not been platted and would create an average lot size that is
extraordinarily large (far exceeding the 15,000 sq.ft, permitted by ordinance) and a density that is
unreasonably low. If this ordinance were in place when Mission Hills appeared before the city
for approval, the low density portion of the plat would not have been permitted. This statement
is true for the majority of newly platted lots (Ashling Meadow, Highover, Springfield, Brenden
Pond, Woodridge Heights, etc.)
Option 3.
The resulting lot area shall be the average lot size of an existing subdivision or 36,300
square feet, whichever is less, but in no case shall the lot area be less than the minimum
area permitted in a district.
This option will allow a lot to blend in with a neighborhood in a reasonable manner, and is
consistent with the comprehensive plan and the zoning ordinance. However, it does not allow
land to develop to its full potential (i.e., 15,000 square foot area with a density of 1.2 -4 units per
acre).
Planning Commission
March 28, 2001
Page 3
Option 4.
Do nothing.
This option acknowledges that land may be developed if it meets the minimum requirements of
the ordinance. It is in keeping with the comprehensive plan and allows efficient use of land.
CONCLUSION
It staff' s opinion that the current ordinance is adequate. The market decides the size and type of
home that can be built. We also believe that the lot size of 15,000 square feet is adequate and in
larger than what most communities require in their Single Family Districts. Staff recommends
option 4 which leaves the ordinance as is.
RECOMMENDATION
Staff recommends the Planning Commission adopt option 4.
ATTACHMENTS
1. Location map for' Rice Marsh Lake Addition.
2. Map showing lot areas in Rice Marsh Lake and Mission 'Hills.
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