Bellgrove Moratorium•
November 10, 1986
Planning Commission Report
BACKGROUND: The purpose of this report is to review and
recommend action on a change in lot size for the
Bellgrove area.
BACKGROUND: This spring a moratorium was placed on the
Bellgrove area to prohibit subdivisions. This
moratorium was placed on the area in response to a
petition by the Bellgrove residents. The moratorium
gave the City staff time to study the impact of
changing the lot size and to make recommendations on
the request of the Bellgrove residents. Since that
time an amendment to the ordinance was passed which
allows improvements to homes with less than minimum lot
sizes provided that the improvement meets the ordinance
requirements. Before this amendment was passed, a home
on a less than minimum lot size was considered non-
conforming and not allowed to expand.
ANALYSIS: Currently Bellgrove is zoned R -1 -D, which
allows a minimum lot size of 20,000 square feet. The
Bellgrove area consists of 85 lots. The following is
an approximate breakdown of the lot sizes in Bellgrove:
Under 25,000 sq.ft.
4
30,000- 35,000 sq.ft.
6
40,000- 50,000 sq.ft.
22
Over 60,000 sq.ft.
21
BELLGROVE MORATORIUM
No.
25,000- 30,000 sq.ft.
2
35,000 - 40,000 sq.ft.
15
50,000- 60,000 sq.ft.
15
The mean is located between 40,000- 50,000 sq. ft. A
minimum lot size of one acre would seem logical in the
Bellgrove area. Very few lots could be subdivided
within Bellgrove and the ones that could would be
required to meet the minimum lot size of one acre.
With the new ordinance change, a home on a non-
conforming lot will be able to expand if it meets the
other requirements for the district.
ALTERNATIVES:
1. Keep the minimum lot size for R -1 -D
districts at 20,000 sq. ft.
2. Increase the minimum lot size for all R -1-
D Districts. This alternative would be
impractical since most lots in Drillane and
Hobby Acres are at the current minimum of
20,000 sq. ft.
3. Create a new residential district for
Bellgrove with a minimum lot size of one
acre.
RECOMMENDATION: I would recommend alternative 3 making
Bellgrove into a separate zoning district with a
minimum lot size of one acre. The other R -1 -D
Districts do not have the lot size to warrant a change.
Respectfully submitted,
OA ,!1 I.11etibla
Nancy".. .110
Anderson,
Community Development
Analyst
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PLANNING COMMISSION
REPORT
BACKGROUND:
SUBDIVISION MORATORIUM
CITY OF Hoi KINS
April 17, 1986
At the last Zoning and Planning meeting there was evidently some confus-
ion and misunderstanding over the issue of the Bellgrove rezoning request
and possible moratorium. Basically this item surfaced because of a con-
cern within the Bellgrove neighborhood over the increased division of lots.
In response to discussions with the staff and commission, the Association
made a formal request to the City for a zoning amendment to increase mini-
mum lot size requirements only for Bellgrove. However, as Bellgrove is
only a portion within the city zoned R -1 -D, the staff decided that it was
most logical and appropriate to review the impact of any change for this
entire area (this would include Knollwood, Hobby Acres and Drillane). It
was also felt by the staff that the most expedient approach to deal with
this situation was a moratorium. This would allow for a thorough review
while at the same time preventing any future subdivisions.
A total of 222 lots would be affected by a moratorium, 85 in Bellgrove,
49 in Knollwood, 57 in Hobby Acres and 31 in Drillane. The following is
the information on each of the four areas:
Drillane: Almost all lots are under 20,000 square feet, only four are over 20,000.
In this situation it would be logical to change this area from R -1 -D to
R -1 -C which has a minimum lot size of 12,000 square feet.
Hobby Acres: Approximately 1/3 of the lots in Hobby Acres are over 20,000 square feet,
however most range from 15,000 to 19,000 square feet. This area like Drillane
could be rezoned to R -1 -C.
Knollwood: Currently this area has approximately twelve lots under 20,000 square feet
on Cottage Downs. All other lots in this area are over 20,000 square feet.
Bellgrove: It appears that all lots in Bellgrove are over 20,000 square feet.
ANALYSIS:
If any changes are to occur in the R -1 -D districts, a logical move would be
to rezone Hobby Acres and Drillane to R -1 -C. If Hobby Acres and Drillane
were rezoned, Knollwood and Bellgrove would remain R -1 -D and the problem
would still exist of subdivising in these areas. If the minimum lot size
in the R -1 -D districts were increased to 25,000 square feet, the lots on
Cottage Downs would still be non - conforming, plus another two lots in Knoll-
wood would become non - conforming. Four lots in Bellgrove are under 25,000
square feet, hence these lots would become non - conforming. Thirty -six lots
still could subdivide in Bellgrove and two in Knollwood. If the lot size
were increased to 30,000 square feet, two more lots in Bellgrove and five
more lots in Knollwood would become non- conforming. Twenty -one lots could
subdivide in Bellgrove, however none in Knollwood.
Subdivision Moratorium
Page 2
Another course of action could be to make Bellgrove into another zoning
district with a larger minimum lot size. To assure that no subdivisions
would occur, the minimum lot would have to be over 50,000 square feet,
since there are a few lots over 100,000 square feet. This lot size would
not be practical since most lots would be non - conforming. A lot size of
between 30,000- 35,000 square feet would have a minimum impact on making
lots non - conforming, however there still are 21 lots over 60,000 square
feet that possibly could subdivide.
ALTERNATIVES:
There seems to be three courses of action the Commission could decide. The
first is to leave everything as it is. The second is to rezone Hobby Acres
and Drillane to R -1 -C, which would make most of the lots conforming and to
increase the lot size in Bellgrove and Knollwood which would remain R -1 -D.
The third is to make a separate residential district for Bellgrove with a
minimum lot size larger than the present 20,000 square feet.
RECOMMENDATION:
At the present time I would recommend changing Hobby Acres and Drillane
from R -1 -D to R -1 -C and making Bellgrove into a new district. I am making
this recommendation based on the fact that if the lot size is increased more
lots will become non- conforming. The consequence of making lots non-con-
forming as pointed out by the City Attorney is that non - conforming uses may
continue to exist, but they cannot be replaced or improved. This is only one
alternative, however, if a moratorium is placed on subdivisions in R -1 -D
districts this will give the staff more time to look into other alternatives
other than changing the lot size.
BELLGROVE AREA - Total of 85 lots
Under 25,000 sq. ft. 25,000- 30,000.sq. ft. 30,000 - 35,000 sq. ft.
4 2 6
35,000- 40,000 sq.ft. 40,000- 50,000 sq. ft. 50,000- 60,000 sq. ft.
15 22 15
Over 60,000 sq. ft.
21
KNOLLWOOD AREA - Total of 49 lots
Under 20,000 sq. ft. 20,000 - 25,000 sq. ft. 25,000- 30,000 sq. ft.
12 2 5
30,000- 35,000 sq.ft. 35,000- 40,000 sq. ft. 40,000 - 50,000 sq. ft.
9 9 10
50,000 - 60,000 sq.ft.
2
•
•
April 17, 1986
Proposed Moratorium
Page 3
The numbers which are in parenthesis are approximate lots sizes, the numbers not
in parenthesis is the lot area which is on record in the assessing files.
St. Albans
2 East
2 West
3 West
3 East
4 East
4 West
5 East
5 West
6 East
6 West
7 East
7 West
8 West
8 East
9 East
10 East
11 East
12 East
14 East
15 East
16 East
17 East
18 East
19 East
20 East
21 West
22 West
23 West
24 West
26 West
28 West
Road:
85,652 sq. ft.
61,520
71,815
(38,700)
110,403
45,293
(38,000)
(22,500)
100,519
33,109
(22,929)
(25,500)
44,558
135,690
38,586
over 100,000
43,974
119,856
86,240
40,390
70,281
37,668
62,118
36,160
59,292
26,192
54,818
34,953
79,524
(60,600)
(71,900)
County Road #73:
3313 (34,100) sq.ft.
3321 (47,600)
BELLGROVE
Minnetonka Boulevard:
10720 43,700 sq. ft.
10706 47,500
10700 38,400
10600 (65,100)
11118 (50,128)
11100 56,786
11115 87,262
Mill Road:
1
3
5
6
7
8
9
47,108 sq. ft.
50,160
(50,986)
(47,250)
(50,400)
(42,990)
(50,707
Fletcher Place:
1 (39,400)sq. ft.
2 (44,400)
4 (52,305)
6 (47,105)
7 36,402
8 36,210
9 (53,672)
Webster Place:
1 (54,600)sq. ft.
2 (24,000)
22 (20,400)
3 41,227
4 (71,940)
5 64,771
6 (118,772)
7 (55,620)
•
•
April 17, 1986
Proposed Moratorium
Page 4
Loring
1
2
7
8
10
12
14
15
16
17
18
19
Road:
66,752 sq. ft.
(47,575)
(46,080)
46,830
46,200
46,200
(41,850
(48,850)
(34,000)
(30,750)
87,128
33,600
Valley Way:
705 (47,250) sq. ft.
712 (31,250)
715 (35,000)
716 (48,000)
804 (43,150)
810 (38,900)
Park Terrace:
805 (32,550) sq. ft.
815 (33,600)
821 (58,100)
825 (42,450)
Edgemoor Drive:
710 (36,000) sq. ft.
802 (35,200)
810 30,000
820 30,000
830 30,400
Bridle Lane:
102 (28,600) sq. ft.
240 ( +26,495)
302 (52,500)
KNOLLWOOD
Manitoba
3
4
5
6
7
8
9
10
11
12
15
Road:
37,066 sq. ft.
50,589
36,990
47,992
37,975
53,352
37,792
37,376
53,544
36,759
42,579
Oakridge Road:
601 (32,392) sq. ft.
707 (43,200)
711 (41,000)
715 (28,500)
805 (39,100)
809 (30,800)
Cottage
105
115
210
215
225
275
302
315
325
405
409
410
413
417
420
428
Downs:
(18,700) sq. ft.
(18,000)
(31,250)
(18,200)
(16,800)
(16,000)
(19,800)
(18,000)
(25,300)
(29,400)
(17,100)
(14,300)
(22,800)
(19,800)
(15,000)
(13,000)
Wilshire Walk:
122 (40,000) sq. ft.
203 (20,115)
208 39,200
216 41,035
301 (48,650)
306 38,425
312 39,150
408 42,700
414 40,762
•
•
April 17, 1986
Proposed Moratorium
Page 5
Drillane Road:
501 15,252 sq. ft.
502 15,252
505 15,252
506 15,252
601 24,724.14
602 13,640
605 13,678.44
606 13,310
610 ( +17,500)
616 ( +9,350)
617 ( +12,600)
702 ( +15,000)
703 (- 11,000)
704 (- 11,000)
707 ( +17,000)
707 N (28,900)
708 ( +12,100)
709 ( +15,300
Wayside Road:
102 (24,949) sq. ft.
105 (17,568)
111 (19,439)
112 (15,763)
121 (21,039)
131 (21,325)
201 (21,146)
209 (19,779)
210 (17,244)
305 (18,373)
308 (10,812)
309 (18,091)
310 (15,470)
319 (12,326)
401 (14,445)
411 (14,427)
421 (16,500)
425 (19,136)
East Wayside Road:
11 (25,000)
21 (25,000)
101 (25,000)
102 (23,850)
106 (21,012)
HOBBY ACRES
DRILLANE
711
711 N
712
713
722
726
730
734
738
742
706
(- 12,400) sq. ft.
(15,300)
(- 12,400)
(- 83,700)
(17,600)
( +13,300)
( +86,620)
(12,205)
13,250
(18,900)
(17,600)
Oakridge Road:
1010 (25,000) sq. ft.
1020 (50,400)
Althea Lane:
415 (15,679) sq. ft.
421 (15,455)
424 (18,024)
430 (14,481)
Sweet Briar Lane:
355 (25,300) sq. ft.
402 (20,809)
410 (24,856)
510 (20,000)
Hazel Lane:
411 (23,250) sq. ft.
414 (15,000
420 (15,000)
421 (24,502)
425 (23,510)
501 (25,200
•
April 17, 1986
Proposed Moratorium
Page 6
Farmdale
102
103
105
109
118
209
210
307
313
417
422
Nancy
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Road:
(22,632) sq. ft.
(15,805)
(23,650)
(17,767)
(10,160)
(11,880)
(18,415)
( 9,900)
(25,300)
(16,300)
( 8,400)
CdMETh'\
Anderson, Analyst
nity Development
HOBBY ACRES
5th Avenue North:.
407 (15,825)
415 (16,526)
495 (19,500)
Hollyhock Lane
402 (17,550)
409 (25,110)
410 (24,000)
417 (24,667)
418 (16,704)
426 (17,212)
We, the undersigned residents of the Belgrove area, support the request of
the Board of the Belgrove Home Owners Improvement Association fora change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully explored
by the Zoning and Planning Commission
4 re
PETITION
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and the City Council.
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We, the undersigned residents of the Belgrove area, support the request of
the Board of the Belgrove Home Owners Improvement Association for a change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully explored
by the Zoning and Planning Commission and the City Council.
PETITION
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We, the undersigned residents of the Belgrove area, support the request of
the Board of the Belgrove Home Owners Improvement Association for a change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully explored
by the Zoning and Planning Commission and the City Council.
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We, the undersigned residents of the Belgrove area, support the request of
the Board of the Belgrove Home Owners Improvement Association for a change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully explored
by the,Zoning and Planning Commission and the City Council.
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We, the undersigned residents of the Belgrove area, support the request of
the Board of the Belgrove Home Owners Improvement Association for a change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully explored
by the Zoning and Planning Commission and the City Council.
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PETITION
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We, the undersigned residents of the Belgrove area, support the request -of
the Board of the Belgrove Home Owners Improvement Association for _a-change
on the increase in the lot size. Furthermore, we support a moratorium on
any replotting on this area until the change on zoning has been fully
explored by the Zoning and Planning Commission and the City Council.
1
PETITION
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PETITION
We, the undersigned residents of the Belgrove area, support the request of the Board
• of the Belgrove Home Owners -- Improvement Association for a change on the increase in
lot size. Furthermore, we support a moratorium on any replotting on this area until
the change on zoning has been fully explored by the Zoning and Planning Commission
and the City Council.
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