HomeMy WebLinkAbout7E Lot Coverage Limitations
AGENDA #
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
DISCUSSION:
ALTERNATIVES:
STAFF AGENDA REPORT
7E
R. MICHAEL LEEK, ASSOCIATE PLANNER
LOT COVERAGE LIMITATIONS IN THE RESIDENTIAL
ZONING DISTRICTS
JUNE 3,1996
On April 23, 1994, the City Council amended the Zoning
Ordinance to eliminate maximum coverage percentages
for single family dwellings the R1 and R3 residential
zoning districts.
Staff has reviewed the file to determine if there was any
specific reference to the reasons for retaining coverage
limitations for other uses while eliminating coverage
restrictions for the residential dwelling itself.
The record does not contain any discussion of the reasons
for keeping the limitations for other uses. Copies of the
City Council and Planning Commission minutes as well as
staff reports are attached for the Council's information.
The only reference to the reason for deleting the limitation
for single family uses in the R 1 district is found in Horst
Graser's Planning Report dated April 7, 1994. The reason
cited is that the coverage limitation resulted in ".. .literally
hundreds of variance applications..." because substandard
lots could not be developed. Given this rationale, it would
seem to make sense to eliminate the coverage limitation
for single family in the R2-Urban Residential district as
well.
1. Accept the report without further action.
2. Direct that staff study the issue of coverage limitations
further.
3. Direct staff to prepare an ordinance revision consistent
with the Council's findings.
16200 ~a'~<cw&nwJ-e. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
ACTION
REQUIRED:
REVIEWED BY:
R3%CC.DOC/RML
2
-" . . , .,....
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CITY OF PRIOR LAKE
ORDINANCE NO. 94-09
AN ORDINANCE AMENDING PRIOR LAKE CITY CODE TITLE 5 AND ZONING
ORDINANCE 83-6.
The City Council of the City of Prior Lake does hereby ordain:
I.
Section 5-4-1 (C) of Prior Lake City Code and Section 4.1 C of the Zoning Ordinance are
hereby amended to read as follows:
(C) Any Lot of Record may be used for the erection of a structure conforming to the
use regulations of the district in which it is located. A Lot of Record located
within the S-D Shoreland District is buildable subject to the requirements of
Section 5-8-3(8) of the City Code and Section 9.3(8) of the Zoning Ordinance.
II.
The Lot and Yard Requirements tables of Section 5-4-1 of Prior Lake City Code and
Section 4.2 of the Zoning Ordinance are hereby amended as follows:
1 .
The Minimum Lot Size for Single-Family Dwellings in the R-1 Suburban
Residential District and the R-3 Multiple Residential District shall be: Area (sq.
ft.)-12,OOO square feet; Width (ft.)-86.
~
The Maximum Coverage (0/0) for Single-Family Dwellings in the R-1 Suburban
Residential and the R-3 Multiple Residential Zoning district shall be eliminated.
III.
Section 5-5-11 (C)4 of Prior Lake City Code and Section 6.11 A.4 of the Zoning
Ordinance are hereby amended to read as follows:
4.
a.
The proposed Planned Unit Development is comprised of at least
ten (10) acres of contiguous land.
IV.
The tables under Sewered Areas - Recreational Development Waters and General
Development Waters in Section 5-8-3(A) of Prior Lake City Code and Section 9.3A.2 of
the Zoning Ordinance are hereby amended as follows:
-... ~ "...
Lot Area (sq. ft.) for other lots - 12,000
Minimum width for other lots at front setback line - 86'
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 1.81h.. day of. April. 1994.
ATTEST:
/
!
~~
Mr-
Published in the Prior Lake American on the2 3rdjay of Apr _, 1994.
Drafted By:
Lommen, Nelson, Cole, & Stageberg, P.A.
1800 IDS Center
Minneapolis, Minnesota 55402
Prior Lake City Council Minutes
IY
April i. 1994
8. NEW BUSINESS
A. Consider Ordinance 94-08 and Resolution 94-19 Approving t
Rezoning and Comprehensive Plan Amendment for New Ce ury
Construction - Planning Director Graser presented a map d fcting
the location of the bowling alley and gave a brief historical ynopsis
of the traffic pattern in the area, and discussed existin zoning of
the surrounding property, elements of the compr ensive plan
amendment and long term use for the facility.
Discussion occurred regarding taxes on the property, plans for
repaving of the west portion of Tower St et and the School
District's plans for long term use of the operty. Superintendent
Sonnabend stated his opinion as to the uture use which could be
as a community services building.
MOTION BY KEDROWSKI, S ONDED BY SCHENCK, TO
APPROVE ORDINANCE 94-0 AMENDING PRIOR LAKE CITY
CODE SECTION 5-2..1 AND RIOR LAKE ZONING ORDINANCE
83-6, SECTION 2.1.
Upon a vote taken, eas by Andren, Greenfield, Kedrowski,
Schenck and Scott, t motion carried.
MOTION BY K ROWSKI, SECONDED BY GREENFIELD, TO
OLUTION 94-19 AMENDING THE LAND USE
E YEAR 2000 COMPREHENSIVE PLAN TO
REDESIG TE THE PROPERTY FROM COMMERCIAL TO
NSITY RESIDENTIAL LAND USE SUBJECT TO
AL OF THE METROPOLITAN COUNCIL.
UR n a vote taken, yeas by Andren, Greenfield, Kedrowski,
henck and Scott, the motion carried.
B. Consider Ordinance 94-09 Amending the Zoning Ordinance to
Incorporate Lot Size, Width and PUD Changes - City Manager
Boyles discussed previous actions by the Planning Commission
and turned the meeting over to Planner Graser who reviewed the
direction given by the City Council to revise the zoning ordinance
for the purpose of increasing lot sizes from 10,000 feet to 12,000
feet. Mr. Graser reviewed the eight items that were discussed at
the public hearings which were held to consider amendments to
the Prior Lake Zoning Ordinance, and discussed the results of both .
the hearings and surveys of surrounding communities. Discussion
occurred regarding the following: The impact of this ordinance on
the fee schedule, deleting the provision establishing minimum lot
size within a PUD, increasing cul-de-sac lot sizes, setbacks from
County roads, and the consideration of alternative zoning for
increasing a higher minimum lot size for high amenity sites.
-5-
O~ 94-08
amend-in9-
fJ.L. C.i..-ty.
Code
7<.S 94-19
Amend.i..n9-
Land U4e
ttJap of- 2000
Comp Yl1..an
.;
./
Prior Lake City Council Minutes April 4( 1994
The meeting was opened for public comment. The following
residents addressed the Council:
Marianne Whiting - 14872 Manitou Road - inquired whether the City
is categorizing amenities of land that may be annexed into Prior
Lake in the future and stated that the Planning Commission had
suggested a variety of lot sizes be included in developments
consisting of three different zoning designations: R-1 (R-1 A
minimum 12,500) and R-1 B to minimize environmental destruction
(15,000 mininimum) and suggested that Council consider having
the Planning Commission look into whether or not categorization of
lot sizes would be feasible. Mayor Andren suggested that when the
Comprehensive Plan is reviewed, the Planning Commission could
look at this issue. Council concurred.
Ms. Whiting stated that the Citizen's Forum members were pleased
to see so many of their ideas being adopted and thanked the City
Council, Planning Department and Planning Commission for their
willingness to look at their ideas and integrate them into the zoning
ordinance.
Matthew Prettyman, 3443 Sycamore Trail, inquired about the lot
size change and if the minimum was 12,000 feet. He was assured
that the minimum was 12,000 feet.
Council concurred with the deletion of Section III, 4-b of Ordinance
94-09 which reads: All single family detached home lots in the
Planned Unit Development shall have a minimum lot size of 10,000
square feet and a minimum lot width of 80 feet (measured at the
front yard setback). II
MOTION BY GREENFIELD, SECONDED BY SCOTT, TO
APPROVE ORDINANCE 94-09 AMENDING PRIOR LAKE CITY
CODE TITLE 5 AND ZONING ORDINANCE 83-6 AND AS
AMENDED BY THE DELETION OF SECTION 111- 4 - b.
Of< 94-09
5 i..n"[}l e F ami.. J.
home
lO-t.4
Upon a vote taken, yeas by Andren, Greenfield, Kedrowski,
Schenck and Scott, the motion carried.
Councilmembers expressed appreciation to staff members and the
Planning Commission for their work on this issue. Mayor Andren
also thanked the Citizen's Task Force for spending considerable .
number of hours on the amendments.
MO KEDROWSKI, SECONDED BY SCOTT, TO DIRECT
STAFF TO AM ANALYZE THE FEE SCHEDULE AS
NECESSARY TO REFLECT ES IN ZONING.
Fee 5 chedul..,
on Joni..n[}
chan[}e
Upon a vote taken, yeas by Andren,
Schenck and Scott, the motion carried.
-6-
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
DISCUSSION:
ALTER NATIVES:
STAFF AGENDA REPORT
88
DEB GARROSS, ASSISTANT CITY PLANNER
CONSIDER ORDINANCE 94-09 AMENDING THE ZONING
ORDINANCE TO INCORPORATE LOT SIZE, WIDTH AND PUD
SIZE CHANGES.
APRIL 18, 1994
The purpose of this item is to consider approval of Ordinance 94-09
attached, amending various chapters of the City Code and Zoning
Ordinance. Specifically, the Lot of Record; Minimum Lot Size and
Width; Maximum Coverage; PUD Size; and Shoreland District Lot
Size and Width provisions of the City Code and Zoning Ordinance
are proposed to be amended as per attached Ordinance 94-09.
The Planning Commission held a public hearing on this issue April._
7, 1994. See attached Staff Report, draft Planning Commission
Minutes and public hearing sign up sheet for details related to the
public hearing.
The discussion was generally positive related to the proposed
Ordinance amendment. However, the Planning Commission noted
that they would have appreciated more time to review the impacts
of the proposal. City Manager, Frank Boyles addressed the
Commission related to the time line established by the City Council,
explaining that expediency was more desirable than
implementation of a moratorium.
The Planning Commission discussed and recommended approval
of all of the proposed amendments with the exception of the
creation of a minimum lot size for PUD's. Research indicated that it
is not common for communities to regulate the let size within a PUO
because the very purpose is to allow flexibility in terms of proposed
land uses, design and density transfers. The Planning Commission
felt that the standard would limit creativity, and flexibility on the part
of the City and prospective developers which may result in a
decreased ability for the City to obtain open space, park and other
objectives. .
1 .
2.
Approve Ordinance 94-09 as drafted.
Affirm the recommendation of the Planning Commission as
outlined in attached draft minutes dated April 7, 1994.
Table or continue the item for research specifically directed
by the City Council.
3.
4629 Dakota St. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
.';N EQUAL OPPORTUNITY' EMPLOYER
)
RECOMMENDATION: The Planning Commission recommends adoption of Ordinance
94-09 subject to:
1 . Delete the provision establishing a minimum lot size within
PUD's.
2. Analyze and amend fee schedule as appropriate to insure
that there will not be future shortfalls related to diminished
numbers of building permits which may result due to the
amendments. .
3. Direct Staff to research and establish public hearings to
consider increasing the front yard setback from 25 to 30 or
35 feet, increase road right-of-way width and/or cul-de-sac
diameter to 50 or 60 feet, and review the impact of the lot
width changes relative to cul-de-sac lots.
ACTION REQUIRED: A motion to approve Ordinance 94-09 as per City Council
discussion.
-2-
PLAi'lNING C Ol\t1J.\'llSSION
l\tIIl'fUTES
April 7, 1994
The April 7, 1994, Planning Commission Nleeting was called to order by Chainnan Amold at 7 :30 PliI.
Tnose present were Commissioners Roseth, Arnold, Loftus, Vonhof, Kuykendall, Director of Planrring
Horst Graser, Assistant City Planner Deb Garross, Associate Planner Gina Nlirchell, and Secretary Rita
Schewe.
REVlEW"Mll'QTfF..5 0 F PREVIOUS l\fEElli'l r;
MOTIONBYVOi'l1-IOF: SECOND BY LOFTIJS, TO APPROVE THE J\tIINlJTES AS vVRI1TF1'L
Vote taken signified ayes by Vonhof, Lofms, Roseth, and Kuykendall. Commissioner Arnold abstained as .'-
he was not present at the previous meeting. iYlOIION CARRIED.
ITE1\'1 I - PUBLIC HEARlNG TO CONSIDER Al\'fEl'fO!\ttThTS TO THE PRIOR LAKE ZONING
ORDlNAl'lCE
The Public was in attendance and a sign-up sheet was circulated.
Horst G.rn.ser, Director of Planning, presented the information as per the planning repon of April 7, 1994.
City Council has directed Staff to prepare the necessary language to 3JT1end the Zoning Ortlinance and City
Cede. The proposed amendments are as follows:
1. Increase the minimum lot size for single family dwellings. from 10.000 to 12.000 square feet within
the R -1 and R -3 Zoning Disnicrs. (4.2)
2. Increase the minimum lot width for single family dwellings from 80' to 86' 'Within the R-1 and R-3
qJ Zoning Disnicts. (4.2)
3.. Eliminate the 22% coverage ratio in R-1 and R-3 Zoning Disrricts. (4.2')
Increase the minimum PtTO acreage from 2.5 to 10 acres. (6.11 ,A4)
5. Establish a minimum lot sjze of 10.000 square feet and lot width of 80' in all pun's for single
family lots. (6. 1 1,.AA)
6. Incre3Se the minimum lot area for non-waterfront lors from 10,000 to 12.000 square feet (9.3 .-:U)
7. LTlcrease the minimum width for non-waterfront lots from 80 to 86 feet (9.3A2)
8. Permit any lot of record to be used for the erection of a StTUcn.u-e as long as it meets the use
regulations of the district in which it is located and the lot is pan of a sulxtivision approved by the
City of Prior Lake. (4.10
Nu: Graser presented information on each of the amendments, a survey of other communities requirements.
reco~darions from Citizens Forum, a general discussion related to sulxtivision. and pun lot design.
Emmy Schneider, 16840 Elm Avenue, nored thar in 1975, grJ.I1rs h~ been given by the lvIe::ropolitan
Council to Prior Lake if lots would be reduced to 10.000 square feet to encourage development The
PLANNING COMMISSION
April 7. 1994
P:lge 1
question was asked if the current lots would be affected by these amendments and was advised it would not
Bill Schmoke4 4151 Grainwood Circle, COIIll'n::nted that the front setback should be increased to 30 feet
and stated the effect on the cul-de-sacs would give the appearance of more open space and roomier lots.
Nfl: Graser stated that the Engineering & Planning Departments have discussed this change plus street
right-of-ways should be incre3Sed from 50 to 60 feet to produce a better street scene. It is possible there will
be a recom:rrendation brought to the Commissioners to a.rrend the Sutdivision and Zoning Ordinance
related to street R -0- W, cul-de-sac diameters, and 30 foot front yard setbacks.
Carl Hanso~ 4065 Raspt:erry Ridge Road was in favor of the amendment
Tom Schneider, 16840 Elm Avenue, is in favor of the changes as marketiilg has changed. He gave as an
example of Willows 6th Addition when it was platted and zoned. The larger lots sold i.rrutmiately as this
was what people desired.
Bob Walsh, 672 Dale Co~ Shoreview, Developer of Raspberry Ridge. stared that his development has 30
foot setbacks as pan of their covenants. Nil: Walsh also suggested having a 5 foot setback on the garage
side with no less than 15 feet between buildings, He asked the question if existing plats would be affected
and was advised they would not
Mary K. \Vhiting, 14897 Manitou Road, gave a brief summary on the background on the Citizens Forum's
efforts to change the design of Carriage Hills. Recornrr:endations were m:rle to the Council by the Citizens
Group and they were in favor of the proposed amendments.
., -
At 8:30 PM., it was announced the Public He3ring scheduled for this time will follow after the conclusion
of the hearing in progress.
Bill NIangan, Director of Par:<s. srared the proposed amendment would not impact the Parks Dedication Fee
but would impact the Park Support Fee on the building perrnirs. Fees are reviewed mnually and adjusted to
accornrrx::date the consnuction of neighoorncxxi parks.
Larry Arrlerson, City Engineer. stated the fees that are based on net loc area would not be changed but fees
based on building permits would change depending upon the numrer of building permits issued.
Frank Boyles, City NIanager was asked to clarify information related to the fee schedule.
Comrrents from the Commissioners were: thanks expressed to the public. Sand Point PuD, concerns on loc
width increase, lot designs fearures. clarific:ltion of the elimination of coverJ.ge racio . evaluation of fee
schedule, financial impact to the community does not apJ:e:1I' co be an issue. increJSe in su'eet width.
right-of-way impact, minimum lot sizes in PuD and why the the rush to implement this arrendment
Commissioner Loftus felt that ~1I: Schmokel should write a letter to the Council staring his commentS on
the amendment
~il: Boyles stated there are three alternatives, one is to do nothing, second would be to establish a
moratorium, and three, take prompt action to correct something they felt needed correction. This would
explain the need to expedite the proposal.
NIOTION BY VOi'lBOE SECO~D BY ROSE111 TO RECOrvav~TI TO CITY COlTNCIL THE
APPROVAL OF AN A1'{BjDrv!E'lT TO SECTION 5-4-1(C) OF PRIOR LAKE CITY CODE A.ND
SECTION 4.1(C) OF THE ZONING ORDINA1'\fCE ARE HEREBY AN~TIED TO REW AS
FOU.O\VS;
(C) A.l"lY" LOT OF RECORD MAY BE USED FOR THE ERECTION OF A SlRUCTURE
PLANNING COMNITSSION
April 7. 1994
P::lg~ 2
./
CONFORMING TO THE USE REGULATIONS OF TIlE DIS1RIcr IN" WHICH IT IS
LOCATED. A Lor OF RECORD LOCATED wrrnIN 1BE S-D SHOREl..Al"ID DIS1RICT IS
BUILDABLE SUBJECT TO 1BE REQUIREMENfS OF SECTION 5-8-3(B) OF THE CITY
CODE AND SECTION 9.3(B) OF THE ZONIN"G ORDIN'Ai"'J"CE.
Vote taken signified ayes by Vonhof, Roseth, Arnold Kuykendall, and Loftus. :NIOTION CARRIED.
NIOTION BY LOFTIJS, SECO:ND BY VO~BOF: TO RECONIN1E'ID TO CITY COlJNOL THE
APPROVAL OF THE Lar Al"ID YARD REQUIREv1ENTI TABlES OF SECTION 5-4-1 OF PRlOR
LAJ<E CITY CODE AND SECl10N 4.2 OF THE ZO:N1NG ORDIN'Ai~CE ARE HEREBY Ai\1ENDED
AS FOLLOWS:
1. THE MlNTh1l.JN1 Lar SIZE FOR SINGLE-FAL\I1ILY DWE..LINGS IN" THE R-l SUBURBAN
RESID~1IAL DIS1RICT A1'ID THE R-3 MLJ1...11PLE RESID~lIAL DIS1RIcr SHAll. BE:
Q, AREA (SQUARE FEE1)-12,OOO SQUARE FEET; WID1H (FEEI}86'
\ 2. THE N1AXllvf1.JNl COVERAGE (%) FOR SIN"GLE-F.A1YllLY DWE..LINGS IN" TIlE R-l
.. SUBURBAL"'T RESIDENTIAL AL'ID THE R-3 MULTIPLE RESIDENTIAL ZONIN"G DIS1RICf
SHAll. BE ELllvllNATED.
Vote taken signified ayes by Lofrus, Vonhof, Roseth, Arnold, and Kuykendall. iYIOTION CARRIED.
A directive ta Staff was given ta investigate the possibility of increasing the front setback from 25 feet ta 30
or 35 feet and the right-af-way width to 50-60 feeL
MOTION BY ROSE1B, SECOND BY K1J~DALL, TO RECON11v~D TO THE CITY COGNCTI....-
THE APPROVAL OF SECTION S-S-l1(C)4 OF PRIOR LAKE CITY CODE A1~D SECTION 6.11A.4 OF
TIlE ZONIN'G ORDIN"Ai'-rCE ARE HEREBY AN!E'lDED TO READ AS FOLLOWS:
4. THE PROPOSED PlA1~NED tJNIT DEVELOP~IE'rr IS CO:N1PRISED OF AT LE<\.ST TE.:."'f
(10) ACRES OF CO~TIGUOUS LA1~D.
Vote taken signified ayes by Roseth. Kuykendall. ArnolcL Loftus. and Vonhof. ivlOTION CARRIED.
N10TION BY LOFTUS, SECOND BY YOi'illOF, TO RECOrvuv~D TO THE CITY COu[\[CIL THE
APPROVAL OF TIIE TABLES UNDER SEYVERED AREAS - RECRE<\TIONAL DEVELOPylBrr
WATERS Al"ID GEl'fERAL DEVELOPyJ:E:N"TWAJERS IN SECTION 5-8-3(A) OF PRIOR LAKE CITY
CODE AND SECTION 9.3A.2 OF 1BE ZONIi'TG ORDI0TAL"TCE .<\RE HEREBY Aiv1E:.'JDED AS
FOU.OWS:
Lar AREA.. (SQUARE FEET) - FOR OTHER Lars - 12,000
MJl'--illyflJ1v[ VlIDTH FOR 01HER Lars AT FRON"T S ETBACK L~ C - 86 FEET
Vote taken signified ayes by Loftus. Vonhof. f\mold. Kuykendall. and Roseth. J\iIOTION CARRIED.
M0110NBYVONHOF, SECOND BY KlJY~DALL. TO RECOlv1lvIBDTHE FEE SCHEDLli BE
REVIE'NED Ai~D ADJUSTED APPROPRMTELY
Vote taken signified ayes by Vonhof. Kuykendall, Roselli. Loftus, and ;\mold J\ilOTION CARRIED..
Commissioner Loftus wished. to have the minutes reflect his statement that the issue on diversity and
mixture of lac sizes should be brought before the Planning Commission at a future dare.
MOTIONBY ROSFfH. SECOND BY LOFTUS, TO CLOSE THE PlTBUC HE~G.
Vote taken signified ayes by Roseth, Loftus. Amo[d. Kuykendall. and Vonhof. ~IOTION C,ARRIED.
Public H~g was closed at 9: 12 p.J\tI.
PL-\.NNING COMMISSION
April 7, 1994
Page 3
'"ZQ04PC'
PLANNING REPORT
AGE)lDA ITElVl:
SUBJECT:
PRESENTER:
PUBLIC HEARmG:
DATE:
1
PUBLIC HEARING TO CONSIDER ZONING ORDINANCE
AMEND~IENTS.
HORST W. GRASER, DIRECTOR OF PLANNING
X.YES _NO
APRIL 7, 1994
INTRODUCTION:
The purpose of this public hearing is to consider the following amendments to Prior Lake Zoning
Ordinance 83-6:
1. Increase the minimum lot size from 10,000 to 12,000 square feet within R-1 and R-3
Zoning Districts. (4.2)
2. Increase the minimum lot width from 80' to 86' within R-1 and R-3 Zoning Districts.
(4.2)
3. Eliminate the 220/0 coverage ratio in R-1 and R-3 Zoning Districts. (4.2)
4. Increase the minimum PUD acreage from 2.5 to 10 acres. (6.11, A4).
5. Establish a minimum lot size of 10,000 square feet and lot width of 80' in all PUD's for
single family lots. (6.11,A4)
6. Increase the minimum lot area for non-watemont lots from 10,000 to 12,000 square feet.
. (9.3A2)
7. Increase the minimum width for non-waterfront lots from 80 to 86 feet. (9.3A2)
8. Permit any lot of record to be used for the erection of a structure as long as it meets the
use regulations of the district in which it is located and the lot is part of a subdivision
approved by the City of Prior Lake. (4.1 C)
BACKGROUND:
On March 7, 1994, the City Council directed staff to prepare the necessary language to amend
the Zoning Ordinance and City Code as referenced above. The issue of lot size has been the
focus of discussion at a number of Council and Planning Commission workshops. In October of
1992, the "Citizen's Forum" submitted a number of recommendations to increase the lot sizes
and the number of residential categories. The lot size and width issue was often discussed at
subdivision public hearings, during the accelerated growth period of the past three years. For a
variety of reasons, Prior Lake was urged to increase the lot size and width.
STAFF ANALYSIS:
In 1975, Prior Lake amended its Zoning Ordinance from 12,000 square feet to 10,000 squar~ feet
and incorporated an 18% maximum coverage ratio for single family lots. The principle reason
was to provide an opportunity for smaller housing on smaller lots. If a larger home was
contemplated, then a larger lot would be required. Unfortunately the 18% coverage ratio applied
to all lots in the R-l through R-3 zones. The existing smaller. substandard lots could not be
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQL~L OPPORThNITI E;V1PLOYE.q
developed under this requirement. However, the Zoning Ordinance also states that all lots of
record are buildable. Therefore, the City has struggled with literally hundreds of variance
applications to vary setback, lot size, width and coverage ratio requirements. Perhaps it would
have been prudent to leave the 12,000 square foot lot size in place without the coverage ratio,
which is why the Council directed that this public hearing take place. Please note that the lot
width requirement during the years when 12,000 square foot lot areas were the standard, was 85
feet. The amendment directed by the City Council proposes an 86' lot width requirement.
The direct impact of this amendment is a reduction in. density within single family subdivisions.
The impact on density will vary depending on the design of the subdivision. In subdivisions
with predominantly minimum lot sizes, the loss of lots will approach 8 %. In developments with
a variety of lot sizes the impact will be considerably less.
Single family residential developments in Prior Lake, have considerably larger average lots sizes
than the minimum. (See attached Exhibit B). This fact stems from the curvelinear road system
necessary to address Prior Lake's unique physical features and the resulting geometries that are
required to adapt lots to this system. It can therefore be stated that the physical impact of this
amendment on current development patterns is predominantly on lot width. The positive aspects
of a wider lot are greater architectural freedom, to allow the opportunity for a three stall garage,
more private open space between homes and perhaps, an increase in the market value of the
home.
Prior Lake staff conducted a survey of area communities, (See attached Exhibit A). Based on
this survey, Prior Lake's current lot size is on the low end of the range with Lakeville at 20,000-'
square feet being the upper range. The Council also directed the PUD Ordinance to be amended
to include a minimum lot size of 10,000 square feet for single family lots. Only one community
surveyed has such a restriction (Chanhassen). The City should reconsider this amendment since
it would compromise the Pl.JD of its flexibility for which a PUD is designed. The increase in
pun size from 2.5 acres to 10 acres is consistent with the intent, function, and requirement of
PUD's. It is very difficult to qualify for PUD status with only 2.5 acres. A larger land area
allows for design options, buffers for a variety of land uses and preservation of open space. In
general, a larger land area allows the developer to demonstrate the eligibility of a pun.
The fiscal impact of increasing lot size standards was analyzed to the extent possible by Ralph
Teschner, Larry Anderson and Frank Boyles. Their supporting analysis is attached for
consideration. (See attached memo to Horst Graser dated April 1, 1994).
ALTERNATIVES:
Staff has drafted attached Ordinance 94-08 which if passed, would implement the City Council's
directive. The Planning Commission is required to hold the public hearing, develop facts and
findings and make a recommendation to the City Council.
ACTION REQUIRED:
A separate motion on each of the proposed amendments IS In order, based upon Planning
Commission discussion.
~~hib;r A
<D1l-1UNIT'I SURVE'i
RESIDENl'IAL rm SIZES & WII1I'H AT FroNI'AGE
a:;r.1w1UNrl'Y : ZONE.l. LOr SIZE: r.nr WIDl'H: MINlMtl1 rm SI ZE
(sq. ft.) (feet) IN A PUn:
1- Burnsville R-1 10,000 80 ' ro
2. Chaska R-lA 11 ,500 * 85.5' ** ro
R-lB 15,000 100'
* (subdivision has to average 15,000 sq. ft.)
** (subdivision has to have an average of 90')
3. Chanhassen R-EF 15,000 90' YES - minimum lot
size is 11,000 & 90')
4. Eden Prairie R-l-9.5 9,500 70' ro
R-l-44 44,000 100'
R-l-22 22,000 90'
R-1-13.5 13,500 85'
5. Fannington R-l 10,000 SO' ~
6. Lakeville R-1 20,000 100' ro
7. Minnetonka R-l 22,000 lID' ro
R-2 15,000 90 '
8. Savage R-1 10,890 82.5' ro
R-2A 8,400 70'
9. Shakopee R-l *** 10 acres 150 ' N)
R-2 9,000 60'
*** (as of 1/18/94)
10. Posemount R-l 10,000 80 ' ro
Produced by the Prior Lake Planning Department 3/31/94
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Range
Under $72,000
$72,000 - $115,000
$115,000 - $200,000
Above $200,000
Home Valuations
City of Prior Lake
it.
530
2028
692
98
15.8 %
60.5%
20.7%
3.0%
2:~h; (:;,+ C
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==========================================================
Totals
[Average Home Value $110,000]
3348
100%
. ..-.::- --.~....
Prior Lake City Council Minutes
March 7, 1994
MOTION BY GREENFIELD, SECONDED BY SCOTT, TO DIRECT
STAFF TO PREPARE THE NECESSARY LANGUAGE AND
EXPEDITE THE PUBLIC PROCESS FOR HEARING AT THE
CITY COUNCIL FOR A PERIOD NOT TO EXCEED 45 DAYS, TO
AMEND THE CITY'S EXISTING ZONING ORDINANCE AS
FOLLOWS:
1.
I)
Section 4-2; Change the existing lot.and yard requirements
of R-1 suburban residential for single family dwellings
minimum lot size from 10,000 sq. ft. to 12,000 sq. ft., and
the yard setback from a width of 80 ft. to 86 ft. and R-3
single family to 12,000 sq. ft. and eliminate the maximum
coverage requirement for both uses and use setbacks.
2.
Section 6.11 A4; Change existing Planned Unit
Development acres of contiguous land from at least two
and one-half (2V2) to at least ten (10), with a minimum lot
size of 10,000 sq. ft. with 80 ft frontage.
Councilmember Greenfield stated: "These changes are
recommended to encourage the use of Planned Unit
Developments, achieving the following:1I
II)
1) "Encourage a variety in the site elements, building
densities and housing types.
2) Preservation and enhancement of desirable site
characteristics promoting designs more sensitive to
topography, natural amenities and better design
controls for soil erosion and runoff.
3) Encourage more efficient and effective use of land
and open space which will provide for the opportunity
for more public parks and trail and public facilities.
4) Higher standards of site and building design through
the use of trained and experienced Land Planners to
prepare plans for all PUD's.
5) Minimize the use of variances while accommodating
desires for more diverse housing designs. II
Discussion occurred on the timing of this item and whether it should
be postponed until the next meeting.
Upon a vote taken, yeas by Andren, Greenfield, Kedrowski,
Schenck and Scott, the motion carried.
-5-
Prior Lake City Council Minutes
March 7, 1994
MOTION BY GREENFIELD, SECOND BY SCOTT, THAT DURING
THE 45 DAY PERIOD PRIOR TO ACCEPTING APPLICATION
FOR SUBDIVISION PROCESS, STAFF WILL ADVISE
APPLICANTS OF THE PROPOSED CHANGES TO THE ZONING
ORDINANCE AND THE STATUS OF THE PUBLIC HEARING
PROCESS.
Discussion occurred regarding the motion on the Simpson request
(see page 3). Council asked staff to notify Mr. Simpson that the
date of May 2 had been changed to April 18 in order to
accommodate his request to be in compliance with the 45 day
notice of the zoning amendment.
MOTION BY KEDROWSKI, SECONDED BY GREENFIELD, TO
RECONSIDER THE PREVIOUS MOTION WHICH TABLED THE
SIMPSON ADMINISTRAVIE DIVISION UNTIL MAY 2.
Upon a vote taken, yeas by Andren, Greenfield, Kedrowski,
Schenck and Scott, the motion carried.
MOTION BY KEDROWSKI, SECONDED BY GREENFIELD TO
TABLE THE SIMPSON ADMINISTRATIVE LAND DIVISION
REQUEST UNTIL APRIL 18, 1994 SUBJECT TO THE
CONDITIONS PREVIOUSLY SET FORTH.
Upon a vote taken, yeas by Andren, Greenfield, Kedrowski,
Schenck and Scott, the motion carried.
10. ANNOUNCEMENTS/CORRESPONDENCE
11. ADJOURNMENT
There being no further business the meeting adjourned at 12:20 a.m.
The next Council meeting will be Monday, March 21, 1994 at 7:30 p.m.
(The regular public forum will begin at 7:00 p.m.)
City Manager
Recording Secretary
M30794. WRT
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