HomeMy WebLinkAbout#20 - Chavez Property Comp Plan & Zoning Text AmendmentSTAFF REPORT
DATE: 5/7/2024
REGULAR
MOTION
TO: City Council
FROM: Sophia Jensen, City Planner
AGENDA ITEM: Chavez Property Comprehensive Plan Amendment and Zoning Map
Amendment
REVIEWED BY Nathan Fuerst, Bolton and Menk Planning Consultant
Jason Stopa, Community Development Director
BACKGROUND:
Joe and Joan Chavez (the “Applicants”) are looking to develop the property located at PID
14.029.21.24.0004 (the “Property”) as a single family detached residence. The property is 11.2
acres with only 1.21 acres above the Ordinary High-Water Level (OHWL). The Applicants
would be receiving roughly 1,263 square feet (0.28 acres) of a Northstar 2nd Addition outlot for
access. The site is heavily vegetated with steep slopes.
In order for the applicant to consolidate the existing lot and future outlot, the property will need
to be zoned and guided the same. Therefore, the following entitlements are requested:
1. Future Land Use Map amendment - The parcel is currently guided Rural Area
Development (RAD). The Applicants are looking to amend the land use guidance to
Village Low Density Residential (V-LDR), consistent with the outlot they’ll received
from the North Star 2nd Addition.
2. MUSA boundary adjustment - A MUSA boundary adjustment is also required for the
City to serve the site with sanitary sewer as requested by the applicants.
3. Rezoning - The property is currently zoned Rural Residential (RR), which is intended to
contain large lot parcels with private utilities. The applicants are requesting to amend the
zoning district (rezone) to Village Low Density Residential (V-LDR). The applicants
would be receiving utility and street access through a future addition of the Northstar 2nd
Addition development. Village Low Density Residential requires density between 1.5-3
units/acre and requires City Sewer and Water services.
The comprehensive plan and zoning map amendments are the first step of a two-step process for
the applicant to receive development rights and subsequently sell the property.
ISSUE BEFORE THE CITY COUNCIL:
The City Council is being asked to make a determination on the comprehensive plan amendment
and zoning map amendment.
REQUEST DETAILS:
Applicant/Owner:
Joe and Joan Chavez
Location:
Request:
Site Area:
14.029.21.24.0004
Comprehensive Plan Amendment and Zoning Map Amendment
11.2 Acres
2
Existing Land Use:
Zoning:
Vacant/Undeveloped
Rural Residential (RR)
Comprehensive Plan: Rual Area Development (RAD)
Deadline for Action: Application Complete: 2/27/2024
60 Day Deadline: 4/27/2024
Extension Notice Sent: 2/29/2024
120 Day Deadline: 6/26/2024
Regulations: Article XI Rural Districts
Article XII Urban Districts
Article V Zoning Administration
Article XIX Shoreland Management Overlay District
PROPOSAL REVIEW AND ANALYSIS:
The decision to change or amend the Comprehensive Plan is a legislative matter for Council.
Any change to the Comprehensive Plan should be based on the findings and criteria to show that
the change would be consistent with the goals, policies, and intent of the City. If the City Council
approves the Comprehensive Plan amendment the City will still need to submit the amendment
request to Metropolitan Council and receive formal notice of approval prior to any official map
changes.
2040 Comprehensive Plan – Future Land Use Map
Existing FLU Map (RAD) Proposed FLU Map (V-LDR)
City Zoning Map
Existing Zoning (RR) Proposed Zoning (V-LDR)
Based on our 2040 Comprehensive Plan, if the site is reguided and rezoned to Village Low
Density Residential, the following conclusion can be made: Based on the minimum density of
1.5 units per acre, the City can expect to see at least 1 dwelling unit added. The total acres of
land guided for V-LDR in the City will also increase from 256.3 acres to 267.5 acres.
3
The City’s zoning map should be consistent and follow the City’s Future Land Use map in the
Comprehensive Plan. In order to be consistent with the proposed change from Rural Area
Development (RAD) to Village Low Density Residential (V-LDR) and include the property in
the MUSA Boundary in the Comprehensive Plan the City will need to process a zoning map
amendment (rezoning) of the property from Rural Residential (RR) to Village Low Density
Residential (V-LDR). The zoning map amendment will be contingent upon City Council and
Metropolitan Council’s approval of the Comprehensive Plan Amendment.
City Staff met with the sector representative from the Metropolitan Council. The sector
representative has indicated this request would change the community designation to emerging
suburban edge which would require Met Council action rather than an administrative approval.
Shoreland Variances Required
Staff has noted that due to the OHWL setback from Sunfish Lake and shoreland bluff
protections, there is almost no buildable area on the property. If this project moves forward, the
Applicants will need variances to shoreland and bluff standards. The applicant may have the
opportunity to purchase additional property from the Northstar development since the 2nd
addition has not yet been final platted. The outlot has already been amended once to relocate the
driveway. This acquisition would increase buildable area and allow them to relocate the home
further away from the bluff and reduce, or eliminate, the need for variances. If the applicant does
not pursue the additional land acquisition and requests the variances, they likely will not meet all
of the required variance criteria since the applicant is creating their own hardship. Staff is in
support of the comprehensive plan amendment and zoning map amendment so the applicant can
consolidate the parcels in the future but this approval does not constitute a buildable lot.
AGENCY REVIEW:
This request was distributed to several departments and agencies for review on March 15, . The
following departments provided comments:
•Fire Department Memo (3/7/2024) Provided comments regarding drive lanes, fire
detection and suppression, building addressing, and gates/locks/access.
•City Engineer Memo (3/9/2024) Provided comments regarding impervious surface, water
connection, grading, and stormwater. Engineering requested more detailed plans.
•Washington County Memo (3/14/2024) Noted that they do not oppose the comprehensive
plan amendment request and provided notes regarding possible MPCA regulations is
PFAS is detected.
•Valley Branch Watershed District – Did not have comments on this application but
would want to review the future applications if this project moves forward.
•MN DNR – No Comments Provided.
Conditions of approval have been included to address agency review comments where
applicable.
RECOMMENDED FINDINGS:
Below are the recommended findings for the comprehensive plan amendment and zoning map
amendment:
4
1. The Comprehensive Plan Amendment is to change the future land use guidance of PID
14.029.21.24.0004 from Rural Area Development (RAD) to Village Mixed Use (V-LDR)
and amend the plan to include this property within the MUSA boundary.
2. The Zoning Map amendment is to change the zoning of PID 14.029.21.24.0004 from
Rural Residential (RR) to Village Low Density Residential (V-LDR).
3. The proposed amendments are consistent with the overall goals and objectives of the
Lake Elmo 2040 Comprehensive Plan.
4. The proposed amendments are consistent and compatible with surrounding land uses.
RECOMMENDED CONDITION OF APPROVAL
Staff recommends the following condition of approval:
1. The zoning map amendment and comprehensive plan amendment shall not be effective
until such time as the Metropolitan Council sends formal notice of approval to the City
for the Comprehensive Plan Amendment.
PUBLIC HEARING NOTICE
A public hearing was sent to surrounding property owners on March 13th, 2024, and published in
the local paper on March 15th, 2024. Below is a summary of the public comment received:
•Joe Chavez (Applicant) – 3505 Kelvin Ave – Provided a response memo to the variance
paragraph of the staff report.
•James Gibbons and Jeanne Beaubien - 3681 Kelvin Ave – Provided comments in support
of the requests.
•Dennis Milotzky - 4138 Kindred Way - Spoke at the public hearing inquiring about the
black dashed (MUSA) boundary.
PLANNING COMMISSION
The Planning Commission reviewed these requests at their March 25th, 2024 meeting. The
Commission voted to recommend approval of both requests (Vote 4-0).
FISCAL IMPACT
None.
RECOMMENDATION
Staff recommends the following motions:
“Move to adopt Ordinance 2024-10 approving the Comprehensive Plan Amendment for PID
14.029.21.24.0004 from Rural Area Development to Village Low Density Residential and
amend the MUSA boundary based on the findings and subject to the conditions listed in the
staff report.”
AND
“Move to adopt Resolution 2024-058 approving the zoning map amendment for PID
14.029.21.24.0004 from Rural Residential to Village Low Density Residential based on the
findings and subject to the conditions listed in the staff report.”
AND
5
“Move to adopt summary of publication of Ordinance 2023-10 with approval of Resolution
2023-059”
ATTACHMENTS:
•Site Location
•Land Use Applications and Narratives
•Slope Analysis Survey
•2040 Comprehensive Plan - Future Land Use Map
•City Zoning Map
•Fire Department Memo (3/7/2024)
•City Engineer Memo (3/9/2024)
•Washington County Memo (3/14/2024)
•Ordinance 2024-10
•Resolution 2024-058
•Resolution 2024-059
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2024-058
RESOLUTION APPROVING AN AMENDMENT TO THE CITY OF LAKE ELMO
COMPREHENSIVE PLAN FUTURE LAND USE MAP TO REGUIDE PID 14.029.21.24.0004
FROM RURAL AREA DEVELOPMENT (RAD) TO VILLAGE LOW DENSITY RESIDENTAL (V-
LDR)
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, the City of Lake Elmo has established a Comprehensive Plan that includes
background data, policy statements, standards, and maps that help to guide the future physical,
social, and economic development of the City; and
WHEREAS, The City of Lake Elmo (the “Applicant”) filed a complete request for a
Comprehensive Plan Amendment for the nine parcels that comprise PID 14.029.21.24.0004 legally
described in Exhibit A attached hereto (the “Property”); and
WHEREAS, the request for a Comprehensive Plan Amendment is to revise the future land
use categories on the Property, reguiding from Rural Area Development (RAD) to Village Low
Density Residential (V-LDR)
WHEREAS, the public notice was published, mailed and posted pursuant to the Lake
Elmo Zoning Ordinance, Section 154.109, and MN State Statute 473.858; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing about the
proposed amendments on March 25th 2024; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and unanimous
recommendation of approval to the City Council as part of a staff report dated May 7th 2024; and
WHEREAS, the City Council considered the said matters at its May 7th 2024, meeting and
made the following findings of fact:
1.The Comprehensive Plan Amendment is to change the future land use guidance of PID
14.029.21.24.0004 from Rural Area Development (RAD) to Village Mixed Use (V-LDR)
and amend the plan to include this property within the MUSA boundary.
2. The Zoning Map amendment is to change the zoning of PID 14.029.21.24.0004 from
Rural Residential (RR) to Village Low Density Residential (V-LDR).
3. The proposed amendments are consistent with the overall goals and objectives of the
Lake Elmo 2040 Comprehensive Plan.
4. The proposed amendments are consistent and compatible with surrounding land uses.
NOW, THEREFORE, BE IT RESOLVED THAT the Lake Elmo City Council, hereby
authorizes and directs staff to submit a Comprehensive Plan amendment request consistent
herewith to the Metropolitan Council for review and approval.
This resolution was adopted by the City Council of the City of Lake Elmo on this 7th day of May
2024.
_____________________________
Charles Cadenhead, Mayor
ATTEST:
___________________________
Julie Johnson, City Clerk
Resolution 2024-058
Exhibit A
Property Identification Numbers (PIDs) and Acreage of Subject Property
13.029.21.23.0028 0.1 acre
13.029.21.32.0031 – 3510 Laverne Ave 0.4 acre
13.029.21.32.0028 0.1 acre
13.029.21.32.0029 0.1 acre
13.029.21.32.0030 0.1 acre
13.029.21.32.0092 >0.1 acre
13.029.21.32.0043 0.1 acre
13.029.21.32.0044 - 11200 Upper 33rd St 0.1 acre
13.029.21.32.0045 0.2 acre
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
ORDINANCE NO. 2024-10
AN ORDINANCE AMENDING CHAPTER 105 OF THE LAKE ELMO CITY CODE OF ORDINANCES BY REZONING PID 14.029.21.24.0004 OWNED BY JOE AND JOAN CHAVEZ FROM RURAL RESIDENTAL (RR) TO VILLAGE LOW DENSITY RESIDENTAL (V-LDR)
SECTION 1. Zoning Map Amendment. The following property is hereby rezoned from
RR, Rural Residential, to Village Low Density Residential, V-LDR. Legally described as:
Section 14 Township 029 Range 021 PT OF E1/2-NW1/4 DESC AS FOLL BEG:AT
SE COR OF N 83 RODS OF SD E1/2 NW1/4 OF SEC 14 THN W ALONG S LINE OF SD
N 83 RODS FOR 890FT THN S & PAR WITH E LINE OF SD E1/2-NW1/4 FOR 350FT
THN SELY IN DIRECT LINE TO PT ON SD E LINE OF E1/2-NW1/4 SD PT BEING
750FT S OF PT OF
SECTION 2. Zoning Map. The zoning map of the City of Lake Elmo shall be republished
in the ordinary course to show the aforesaid zoning, and in the interim the Clerk shall
appropriately mark the zoning map on file in the Clerk’s Office for the purpose of
indicating the rezoning hereinabove provided for in this ordinance, and all of the notations,
references, and other information shown thereon are hereby incorporated by reference and
made a part of this ordinance.
SECTION 3. Effective Date. Approval of this ordinance is conditioned upon approval of
a Comprehensive Plan Amendment to the Metropolitan Council and the receipt of formal
notification from the Metropolitan Council that they have reviewed and approved the
proposed amendment. Thereafter, this ordinance shall become effective immediately upon
adoption and publication in the official newspaper of the City of Lake Elmo.
SECTION 4. Adoption Date. This Ordinance 2023-10 was adopted on this 7th day of May,
2024, by a vote of ___Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
_________________________________
Charles Cadenhead, Mayor
ATTEST:
_____________________________________
Julie Johnson, City Clerk
CITY OF LAKE ELMO
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION NO. 2024-059
RESOLUTION AUTHORIZING SUMMARY PUBLICATION OF ORDINANCE 2024-10
WHEREAS, the Lake Elmo City Council has adopted Ordinance No. 2024-10, an
ordinance that amends the City’s Zoning Code Chapter 105 of the Lake Elmo City Code by
rezoning all property at PID 14.029.21.24.0004 from Rural Residential (RR) to Village Low
Density Residential (V-LDR).
WHEREAS, the ordinance is lengthy; and
WHEREAS, Minnesota Statutes, section 412.191, subd. 4, allows publication by title and
summary in the case of lengthy ordinances or those containing charts or maps; and
WHEREAS, the City Council believes that the following summary would clearly inform
the public of the intent and effect of the ordinance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Elmo
that the City Clerk shall cause the following summary of Ordinance No. 2024-10 to be published in
the official newspaper in lieu of the entire ordinance:
Public Notice
The City Council of the City of Lake Elmo has adopted Ordinance No. 2024-10, an ordinance that
amends the Zoning Ordinance by rezoning PID 14.029.21.24.0004 from Rural Residential (RR) to
Village Low Density Residential (V-LDR).
The full text of Ordinance 2024-10 is available for inspection at Lake Elmo City Offices during
regular business hours.
BE IT FURTHER RESOLVED by the City Council of the City of Lake Elmo that the City
Administrator keep a copy of the ordinance at City Hall for public inspection and that a full copy of
the ordinance be placed in a public location within the City.
Dated: May 7th 2024
___________________________________
Charles Cadenhead, Mayor
ATTEST:
____________________________________
Julie Johnson, City Clerk
SunfishLake
KELVINAVEN
38THSTN
10550
3607
3509
3567
3551
3597
3533
3505
3681
3503
3704
10720
10722
10608
10620
10632
10701
10711
10719
10729
1074710767
3720
3736
ArcGIS Web AppBuilder
Parcels
Municipals
DNR Protected Waters ID
3/11/2024, 2:56:38 PM
0 0.05 0.10.03 mi
0 0.09 0.170.04 km
1:4,514
Washington County, MN |
PROPOSED LOTS AS SHOWN
ON DEVELOPMENT PLAN
FROM SATHRE-BERGQUIST
DATED 6-14-23
CHAVEZ PARCEL
11.23 ACRES
SU
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PROPOSED LOTS AS SHOWN
ON DEVELOPMENT PLAN
FROM SATHRE-BERGQUIST
DATED 6-14-23
SLOP
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PROPOSED HOUSE
2,388 SQ.FT. FOOTPRINT
150'
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=947.0
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=947.0
(9' POURED FOUNDATION)
DECK
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PROPOSED LOT
PROPOSED STREET
PROPOSED OUTLOT
PROPOSED OUTLOT
PARCEL LINE
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REVISED OUTLOT
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PID#1402921240004
CONTACT:
JOE CHAVEZ
3505 KELVIN AVE. N.
LAKE ELMO, MN 55072
Phone: 612-801-6360
JZCHAVEZ@HOTMAIL.COM
ZZ17472
SURVZZ472
SITE
PLAN
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
LAND SURVEYING, INC.
CORNERSTONE
Suite #1
6750 Stillwater Blvd. N.
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
dan@
cssurvey
.net
DATE REVISION
PROJECT NO.
FILE NAME
CITY OF
LAKE ELMO
WASHINGTON
COUNTY
9-25-17 INITIAL ISSUE
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________
CHAVEZ
PARCEL
0
NORTH
60 120
9-25-17
0
NO
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20 40
PR
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L
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AREAS:
OVERALL AREA = 11.23 ACRES (BASED ON TAX RECORDS)
AREA ABOVE OHW = 52,573 SQ.FT./1.21 ACRES (APPROX)
AREA OF NORTHSAR OUTLOT FROM DEVELOPER = 7,433 SQ.FT. (VERIFY)
10-9-17 AREAS
SEEDETAIL
10-25-23 REVISED
DETAIL
AREAS:
1.THIS IS NOT A BOUNDARY SURVEY.
2.2' CONTOURS SHOWN PER DNR LIDAR DATA OBTAINED FROM THE
MNTOPO WEBSITE. NOT FIELD VERIFIED.
3.SLOPES SHOWN ARE APPROXIMATE.
4.EASEMENTS NOT SHOWN.
5.THIS SITE PLAN WAS MADE AT THE DIRECTION OF THE CLIENT. NO
RESEARCH WAS DONE REGARDING ZONING AND SETBACKS.
925.0
930
SET OFFSET HUB
PROPOSED ELEVATION
PROPOSED CONTOUR
PROPOSED DRAINAGE
DENOTES EXISTING ELEV.
DENOTES SILT FENCE
EXISTING CONTOURS
X 1025.0 X
Slopes Table
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Oakdale
Inwood Avenue North
10th Street North
5th Street North
Eagle Point Boulevard
LakeOlson
Lake Jane
LakeElmo
Sunfish Lake
Eagle
P
oint L
ak
e
DownsLake
0 1800 3600 5400 7200 Ft ´
Future Land Use Map
2040 FutureLand Use
Map Date: Jan 2024 Planned Roadway (Parkway)MUSA Boundary
C
Closed Landfill
Institutional
ParkBP
LB
V-HDR
V-MU
PSP
ROW
AP
RAD
RSF
RSFS
GC
LDR
MDR
HDR
MU-BP
MU-C
V-LDR
V-MDR
LakeDeMontreville
Lake Jane
LakeOlson
SunfishLake
Lake Elmo DownsLake
HorseshoeLake
RoseLakeGooseLake
Eagle PointLake
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´
Lake Elmo Zoning Map Data Source: Washington County
Map Created By: Planning Dept.
Map Updated: Jan 2024
City ofOak ParkHeights
BaytownTownship
WestLakelandTownship
City of Afton
City ofOakdale
City ofPine Springs
U n i o n P a c i f i c R R
City of Woodbury
City of Grant
LakeElmo
LakeJane
RoseLakeGooseLake
LakeOlson
LakeDeMontreville
HorseshoeLake
SunfishLake
Eagle PointLake
DownsLake
KraemerLake
ArmstrongLake
ClearLake
Goetschel's
Pond
0 10.5 Miles
City ofOakdale
LegionPond
59th St.
Hytrail Ave.
H ig h la n d s T rl.
H
i
l
l
t
o
p
A
v
e
.
5 3 r d S t .
H
ill
T
r
l.
50th St.
Demontreville Trl.
55th St.
Isle Ave.
Jamaca Ave.
J
a
n
e
R
d.
Julep Way 57th St.
55th St.
53rd St.
Jero m e Ave,
4 9 t h S t .
51st St.
59th St.
Kelvin Ave.57th St.
56th Pl.
Jasper Ave.
57th St.
57th St. Cir.
Lake Elmo Ave.
Keats Ave.50th St.Kirkwood Ave.
47th St.Julep Ave
L a k e J a n e T r l .
45th St.
Highway 36
50th St.
Lily Ave.
Linden Trl.
Tapestry Rd.
55th St.
Stillwater Blvd.
Linden Ave.
56th St.
58th St.
Manning Ave.
Linden Trl.
Lilac Ln.
Lilac Pl.Lilac Way
Lake Elmo Ave.
47th St.
Little Blue Stem Trl.44th St.
S till w ate r W a y
Stillwater Blvd.
Kirkwood Ln.Blazingstar Ln.Prairieview Trl.
41st St.
Wildflower Dr.
39th St.
L
a
v
e
r
n
e
A
v
e
.
Manning Ave.
43rd St.Tapestry Bnd.
Layton Ave.
Kimbro Ave.
Kindred Way
S t i l l w a t e r B l v d .
Kelvin Ave.
Jamaca Ave.
Birch BarkTrl.
Hidden Bay Trl.
Deer Pond Trl.
O
l
s
o
n
L
a
k
e
T
r
l.
Ideal Ave.
Lake Jane Trl.
39th St.
38th St.
Innsdale Ave.
Irish Ct.
Irvin Ct.
Isle Ave.
Ivy Ct.
Iris Ave.
37th St.
36th St.
35th St.
Jamaca Ct.
Lake Elmo Ave.
U p p e r 3 3 r d S t .3 6 t h S t .
32nd St.
Klondike Ave.
31st St.
30th St.
Langly Ct.
32nd St.
Village Pkwy.
Linden Ave.
32nd St.
3 5 t h S t .
Lisbon Ave. Ct.
Legion Ave.
24th St.
Legion Ave.
20th St.
Legion Ln.
Manning Trl.21st St.
Palmer Dr.
A
n
nik
a
D
r.
14th St.
10th St.10th St.
L
e
e
w
a
r
d
A
v
e.Laverne Ave.
Layton Ave.
11th St.
Cimmaron
6th St.
5th St.
3rd St.
4th St.
Lake Elmo Ave.
3rd St.
Hudson Blvd.Hudson Blvd.I-94
Keats Ave.
Royal Blvd.
Julia Ave.
Marquess Trl.
Inwood Ave.
Imperial Ave.
27th St.
26th St.
27th St.
28th St.
Ironwood Trl.
27th St. Ct.
Ivy Ave.
Jamley Ave.
3 1 s t S t .
Jonquil Ave.
Jonquil Trl.
22nd St.
21st St.
Inwood Ave.
15th St.
Ivy Ave.
Ivory Ave.
W histling Valley Trl
W histling Valley Rd.
9th St.
Julip Ave.
Jewel Ave.
Island Trl.5th St.
7th St.
E a g l e P o i n t B l v d .
Ivywood Ct.
Irving Blvd.
9th Pl.
7th St.
Jade Ct.
Jade Trl.
4th St.
Jean Ave.
Junco Rd.
8th St.
Juniper Ave.
6th St.James Ave.
5th St. Ln.
5th St.
3 4 t h S t .3 5 t h S t .
Lake Elmo Park Reserve
Sunfish LakePark
Reid Park
Ridge Park
Zoning Districts
GCC - Golf Course Community
OP - Open Space
LDR - Low Density Residential
MDR - Medium Density Residential
HDR - High Density Residential
R2 - One & Two-Family Residential
RT - Rural Transitional
RR - Rural Residential
RE - Residential Estate
RS - Rural Single Family
V-MX - Village Mixed Use
V-LDR - Village Low Density Residential
V-MDR - Village Medium Density Residential
V-HDR - Village High Density Residential
LC - Limited Commercial
C - Commercial
CC - Convenience Commercial
BP - Business Park
MU-BP - Mixed-Use Business Park
MU-C - Mixed-Use Commercial
A - Agricultural
PF - Public Facilities
Water Body
Closed Landfill
Browns Creek
South Washington
Valley Branch
Shoreland Overlay District
Hatching Represents Planned Unit Developments (PUD)
From:Joe Chavez
To:Sophia Jensen
Subject:Re: Chavez Property Planning Commission Response
Date:Thursday, March 21, 2024 2:53:30 PM
Caution: This email originated outside our organization; please use caution.
Sophia, thank you for your reply. Please add my letter and the attachments as public
comment for the meeting. I welcome the opportunity for the Commission to review the
documents. I will be attending the meeting to answer any questions regarding my documents
the Commission or the City may have.
Regards,
Joe
From: Sophia Jensen <SJensen@lakeelmo.org>
Sent: Thursday, March 21, 2024 2:17 PM
To: Joe Chavez <jzchavez@hotmail.com>
Subject: RE: Chavez Property Planning Commission Response
Joe,
The documents have been received. Would you like me to add this as public comment for
meeting on Monday? If so, the Commission and pubic would be able to review the documents.
Thank you,
Sophia Jensen
City Planner
3880 Laverne Ave N | Lake Elmo MN 55042
651-747-3911 | www.lakeelmo.org
From: Joe Chavez <jzchavez@hotmail.com>
Sent: Thursday, March 21, 2024 1:28 PM
To: Sophia Jensen <SJensen@lakeelmo.org>
Subject: Chavez Property Planning Commission Response
Caution: This email originated outside our organization; please use caution.
Sophia, I have attached my response regarding the submission of the "Chavez Property
Comprehensive Plan Amendment and Zoning Map Amendment" Planning Commission Packet.
I will be we looking forward to your response.
Regards,
Joe
Date: March 21, 2024
To: Sophia Jensen
Lake Elmo City Planner
FROM: Joe and Joan Chavez
3505 Kelvin Avenue North
Lake Elmo, MN 55042
Regarding: Chavez Property Comprehensive Plan Amendment and Zoning Map
Amendment
Sophia, thank you for the staff report that will be going to the Planning Commission
on March 25 for a recommendation. I have reviewed your staff report and I wanted
to share some information that you may not be aware of that is pertinent to your
language regarding the Shoreland Variances Required paragraph.
I. The Lot is a Lawful Preexisting Lot of Record, Created with the Approval of
the City of Lake Elmo:
The Chavez and 5 families have owned property in this area for more than 52 years.
The separate lot for which we seek needed building approval was created as far
back as 1980 and likely before. Although, the property was conveyed to my wife
and I in 1993, the property was confirmed by deed on January 16, 1980 and the
conveyance specifically confirmed as “entitled to recording and subdividing”
by the City of Lake Elmo (see stamp bearing approval on deed).
The Chavez property is a pre-existing lot of record and it would not be reasonable or
lawful for it to be subdivided and then denied all variances necessary to allow it to
be reasonably built upon.
II. The availability of, and need for, a reasonable variance does not depend
upon a property owner’s ability or willingness to attempt to buy his neighbors
land:
I noted that your report stated in part:
The applicant has the opportunity to purchase additional property from the Northstar
development since the 2nd addition has not yet been final platted. This acquisition would
increase buildable area and allow them to relocate the home further away from the bluff and
reduce or eliminate the need for variances. If the applicant does not pursue the additional
land acquisition and requests the variances, they will not meet all of the required variance
criteria since the applicant is creating their own hardship.
This says, in other words, if a landowner holding a preexisting subdivided lot cannot
“pursue” and presumably “acquir(e) ” his neighbors’ property-that the applicant can
be claimed to be “creating their own hardship”.
I respectfully disagree with this premise and, respectfully, ask that it not be
furthered. If it were true then anytime an owner did not acquire land from their
neighbor-at whatever price or terms might or might not be available, they would be
said to have “created their own hardship”. This would obliterate any opportunity
for any variances relating to lot size or setbacks in any case where a neighboring
property might be for sale (or might not be) but the lot owner did not buy his
neighbors land. Similarly, it is precisely not the case that the city would look to
whether the neighbors could or could not sell land, or do so on any terms possible,
in evaluating a simple variance request. I can furnish other examples if needed but I
trust that this can be cleared up.
III. The General Variance Standards are Met here and it is a typical scenario
where variances should be granted.
As you are aware there are three underlying inquiries:
*the property owner proposes to use the property in a reasonable manner
(here a single family home);
*The landowners problem is due to circumstances unique to the property
and not created by the landowner;
*The variance will not alter the essential character of the neighborhood.
All of these criteria are readily met here;
*A single family home is reasonable, necessary and common in this area.
*Nothing I, or my predecessors did created the need for a variance—the later
imposition of bluff land setbacks that interfere with placement of a house on a lot
that was lawfully created. We did not change the surface of the land or the position
of any bluff or steep slopes, did not erect any structures and the lot it exists in its
natural state, not to mention its approved subdivided state. This is precisely the
situation where variances are strongly compelled.
*building of this house will obviously not alter the essential character of the
neighborhood. Here, the neighborhood is slated to be developed with substantial
housing, roads and other infrastructure. As relates to the lake—there are
numerous houses that exist or were built or were expanded on lots like that and
within bluff land and other setbacks. Simply put, historical creation and
development of homes and outbuildings has been allowed extensively in this area.
It will not change the essential character of the neighborhood in any way to use this
lot for its intended purpose-development of a single family lakeshore home.
Examples of pre-existing lots were homes were built are illustrated in the
map provided in the Planning Commission packet. All of those homes were built in
the 70’s, 80’s and even early 90’s. Depictions of these homes are shown in Exhibit A.
IV. Allowing, accommodating and fully permitting reasonable development of
lawfully preexisting non-conforming lots is advisable.
It goes without saying that once a lot is created, it is reasonable and necessary to
consider and grant variances or other approvals necessary to permit their
reasonable use and development-here with a single family home.
I am happy to discuss these matters with you at anytime and, again, I thank you for
your involvement in this process.
Regards,
Joe Chavez
Exhibit A
From:Jim Gibbons
To:Sophia Jensen
Subject:Planning Commission meeting, 3/25/24
Date:Friday, March 22, 2024 2:28:11 PM
You don't often get email from gibbygasouth@gmail.com. Learn why this is important
Caution: This email originated outside our organization; please use caution.
Re: Chavez property permit amendment
We live directly across Sun Fish lake from the Chavez property. Any change to this
property will directly affect us. That said, we have no objection to the property being
developed in a reasonable and responsible way. Thank you for the notification of this
proposed change and the opportunity to respond.
James Gibbons and Jeanne Beaubien
3681 Kelvin Avenue N.
Lake Elmo, MN 55042