6.13. SR 10-20-1997ity of
iver
MEMORANDUM
Item #
Mayor and City Council
6.13.
FROM: Steve Ach, City Planner
DATE:
October 20, 1997
SUBJECT:
Consider Comprehensive Plan
Amendment to Adjust the Urban
Service Boundary, Public Hearing
Case No. OA 97-10
Issue
The City of Elk River has initiated a Comprehensive Plan Amendment to
consider adjusting the urban service boundary in the eastern part of Elk
River. The specific area under consider is bordered by County Road No. 12
on the north, Tyler Street alignment on the west, 175ch Avenue on the south
and Fillmore Street on the east.
Attachments
· Report to the Planning Commission dated September 30, 1997
Overview
The area to be considered for inclusion into the urban service area currently
lies outside of the boundary and is zoned Rla (Single Family Residential).
Under the current zoning the property could be developed without city
services into lots with a minimum lot size of 2-1/2 acres. With having the
subject area located adjacent to the existing urban service boundary and
consisting of a majority of large undeveloped tracts of land, staff has
analyzed the possibility of having this area included as ultimately being
developed with urban services. As the Council is aware, the platting of 2-1/2
acres subdivisions often creates a boundary or barrier to the feasible and
practical extensions of city sewer and water. With the known and inevitable
development interest in eastern Elk River, it is easy to assume given the
opportunity, the proposed area to included in the urban service boundary
would develop at some point in time under urban densities.
13065 Orono Parkway * P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/OA 97-10
October 20, 1997
Page 2
During the Planning Commission meetings, affected residents from this area
spoke at the Planning Commission meeting with concerns ranging from
future assessments, timing of having utilities to serve the area and feasibility
to further subdivide some of the smaller tracts of land in the northwest
corner if utilities were ever extended into this area. To try and address these
concerns, staff has offered the following:
Timing for extending utilities into this area - Given the amount of land that
can develop north of County Road No. 12, it is unlikely utilities would have to
be extended into the subject area any sooner than 10 years from today's date.
Therefore, both staff and the Planning Commission are recommending if this
area is included, a footnote be added that the new area not receive city sewer
and water until the year 2007. The City Engineer has indicated that the
area north of County Road No. 12 can develop with utility extensions
virtually independent of the area south of County Road No. 12. Ultimately,
the subject area could be served by a lift station which is most likely needed
in the southeast corner of the area north of County Road No. 12.
Future assessments - It is difficult to give the residents any guarantees on
what the future assessment policy will be when utilities are ultimately
extended into this area. However, if past practice is any indication of how
future policies will be applied, the developer initiating the extension has
typically paid a majority of the costs associated with extending utilities into a
vacant area. The Council has also treated existing homes a little different to
allow time to hook up to the utility.
Who will initiate the request - The residents which spoke at the public
hearing indicated they would like to see the area remain rural with larger
tracts of land and preserving the farming opportunities which are there
today. Staff is in complete agreement with the residents - there is not need to
have this area develop given the developable land currently available.
However, staff believes the area will ultimately develop with the influence of
a developer and not require a city-initiated project. Therefore, if the
landowners have no interest in selling their property, the area can remain
rural in character for as long as the property owners desire. However, if in
fact it is ever developed, it can be done efficiently at urban densities with city
sewer and water and at the property owner's request
Please refer to the attached Planning Commission reports and letter from the
residents.
f:\shrdoc\council\oa97-10x.doc
Memo to the Mayor and City Council/OA 97-10
October 20, 1997
Page 3
Recommendation
It is recommended the City Council approve the Comprehensive Plan
amendment to adjust the urban service boundary by including the area
described in this report within the urban service boundary. The approval
shall include the following conditions as recommended by the Planning
Commission:
UTILITIES SHALL NOT BE EXTENDED INTO THIS AREA ANY SOONER THAN 10 YEARS
FROM THE DATE OF COUNCIL APPROVAL.
FUTURE CITY COUNCIL'S CONTINUE THE SAME POLICY FOR RELIEF FOR CURRENT
RESIDENTS FROM POSSIBLE ASSESSMENTS ASSOCIATED WITH A UTILITY EXTENSION.
If the City Council approves the urban service boundary adjustment a
subsequent action will be necessary. Similar to other residential areas
within the urban service boundary, a rezoning to Rle (Single Family
Residential) which requires a 10 acre minimum lot size prior to sewer and
water being available will need to be brought before the Planning
Commission and City Council.
f:\shrdoc\council\oa97- lOx.doc
ity of
vet
FROM:
DATE:
SUBJECT:
MEMORANDUM
Item #
6°4°
Planning Commission
Steve Ach, City Planner_~t5~
September 30, 1997
Consider Comprehensive Plan
Amendment to Adjust the Urban
Service Boundary, Public Hearing
Case No. OA 97-10
Issue
The City of Elk River has initiated a Comprehensive Plan Amendment to
consider adjusting the urban service boundary in the eastern part of Elk
River.
Location
The area considered to be included in the urban service boundary is bordered
by County Road No. 12 on the north, Tyler Street alignment on the west,
175th Avenue on the south, and Fillmore Street on the east.
Background
This item was presented to the Planning Commission on July 22nd where
public testimony was received from concerned residents. One of the residents
presented a letter from the concerned citizens within the proposed area to be
included in the urban service area (see attached). At that previous public
hearing meeting, one of the issues the residents raised related to the timing
of the when utilities would actually be extended to serve this area. As staff
pointed out at that meeting, a time schedule could be included as part of this
amendment preventing any further extension of utilities into this area until
a certain date. For example, based on the number of developable acres north
of County Road No. 12 and the expected timetable to develop this area, the
area proposed to be included would not have to be served for at least another
10 years. Therefore, if the area was included in the urban service boundary,
a notation could be made that no utilities would be extended in this area
until the year 2007.
13065 Orono Parkwav· P.O. Box 490 * Elk River. MN 55330 * TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Planning Commission]OA 97-10
September 10, 1997
Page 2
Even with an established date of when utilities could be extended into this
area, chances are the development community will be one to propose the
extension of utilities. Much like the Waddy Schulze development which is
forcing the utilities in the eastern part of Elk River, a similar situation will
most likely occur in this new area proposed to be included in the urban
service boundary. If the request to extend utilities is prior to the established
date, a comprehensive plan amendment would be required.
As staff has pointed out in the past, managing the City's growth by
controlling the extension of utilities and establishing the proper long range
planning practices of a well-planned compact growth pattern, the City is able
to provide for a much more efficient extension of public services while
protecting the rural character of the community from the possibility of
unnecessary urban sprawl.
Please refer to the attached for additional information on this issue.
Other Issues
Many residents at the previous Planning Commission meeting on this issue
were concerned with assessments. By including this area in the urban
service boundary there would be no immediate assessments. Staff believes
this area could stand on its own; therefore, would not be assessed until the
utilities were actually extended to serve the area.
Recommendation
It is recommended the Planning Commission recommend approving the
Comprehensive Plan amendment to adjust the urban service boundary
including the area described in the report. Furthermore, if the Planning
Commission would agree in deferring extension of utilities into this area for a
certain time period, a date can also be established preventing the extension
of utihties into this area prematurely. Lastly, if the urban service boundary
is adjusted, a rezoning of the area to reflect a residential zoning district
consistent with other residential areas within the urban service boundary
will need to follow.
\\elkriver\sys\shrdoc\planning\pc\oa97-10x.do¢
July 15, 1997
TO:
City of Elk R/ver
Planning Commission Department
FROM: Concerned citizens in proposed Urban Service Area
Petition City Urban Service Area (City Sewer & Water)
Case: OA 97-10
Our neighborhood would like to provide input to the City of Elk River's proposal for
bringing city sewer and water to the eastern urban area of Elk River roughly located
between the proposed City park, County Road 12, Fillmore Street and 175th Ave
NW (also known by locals as "Snake Trail").
Most res/dents within and directly stm'ounding this area are opposed to a system
timt brags sewer and water i~,to fl:eir ncigl~bod~ood. Their needs are currently
being mol b}.' '"' ~* ;.~ .~tct ,,~,,~ _-:,.~.,.~,. s} ...:,..~.,:s.
Typically, those properties arc iarg,:r it] size than a development requiring sewer and
water would be. For tl~e most prat these propcrties have been designed to take
advantage of the Features and fidl land nrca upon which they are built. It is not
feasible for most of these rcsidcnts to hook up to a city sewer and water system due
to iris lay-out of' their property. TI~c l~igh linancial cost which goes paired with a
water and sewer sys'~em, can not be deferred by selling off a portion of their land
due to lbo loc:ilion of ilici;' ;~onies, cMve ways, access, ponds, etc...
A number o£ those properties range fi'om hvo to five acre lots or more. A p~icul~
propeay el' six acres whhh~ tids proposal area which can not subdMde would be
,~=~.,~,. ai,p.:ox.,,,,.ac,y $,18,uu0 gr li~e axm,: line plt;s $38,000 to bring sewer 1/4
mile along ti:o drive way plus ti~c added expense of hook up and eliminating well
m~d septic, witich could be a few thousm~d d, 71ars more. Tlfis is a hom~,ing
prospect for any one to face. We don't believe it would be the intent of our CiW
Council or m~y Developer, to impml this kind of Fm~ci~ b~den on the fmnilies
in o~ City.
Case: OA 97-10
Page 2 of 2
The total number of properties affected by this proposal would be relatively few.
We would therefore, propose that they be exempted fi.om inclusion in the water and
sewer project all together.
In addition, roughly 80 acres of the proposed area is being actively fanned by a
large family dairy operation. This "University of Minnesota Demonstration Farm"
consists of about 140 milking cows and another herd of 100 "replacement" cattle.
In order to support this business about 500 acres is needed of which this 80 acres is
a part. In addition, the proposed area includes about 30 more acres which are being
rented. With the loss of 110 acres, this final "American Da/fy Stronghold" in the
City of Elk River will almost certainly come to an end.
As a whole, the residents in the affected neighborhoods, feel that if a developer
wants to build homes in an area within this section, they could do one of two things:
· Absorb the total cost of the city water and sewer system that serves
them, into their own project.
· Develop the area in a similar fashion as "Hidden Creek" with minimum
2.5 acre lots with a well and septic system for each home.
We appreciate this opportunity to provide you with our comments and we have faith
in your leadership. We believe, that with your help, this growth phase can be
brought to a positive conclusion for all concerned in the City of Elk River.
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MEMORANDUM
Item gS. 12.
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Steve Ach, City Planner..~~
July 22, 1997
Consider Comprehensive Plan
Amendment to Adjust the Urban
Service Boundary, Public Hearing
Case No. OA 97-10
Issue
The City of Elk River has initiated a Comprehensive Plan Amendment to
adjust the urban service boundary in eastern Elk River.
Location
The area considered to be included in the urban service boundary is bounded
by County Road No. 12 on the north, the Tyler Street alignment on the west,
175th Avenue on the south, and Fillmore Street on the east.
Background
One of the major components of the updated Comprehensive Plan was to
consider expanding the urban service boundary for future urban development
opportunities. This would include city water and sewer services and a
variety of urban densities similar to the development pattern found within
the city's current urban district. After reviewing several options of expanding
the urban service boundary, the City Council approved the expansion of the
urban service boundary as shown on the attached Exhibit A.
The Planning Commission may recall within the past six months a
preliminary plat was submitted for a site of approximately 80 acres within
the area identified to be considered for expansion of the urban service
boundary. The proposed plat was a 2-1/2 acre subdivision which basically
included a half mile cul-de-sac to serve the property. During review of this
preliminary plat, a few Commission members made a comment relative to
the inappropriateness of this 2-1/2 acre development in an area which may be
13065 Orono Parkway * P.O. Box 490 * Elk River, MN 55330 · TDD & Phone: (612) 441-7420 * Fax: (612) 441-7425
considered for city utilities sometime in the future. However, based on the
present zoning of Rla, the prehminary plat was allowed to proceed forward.
The development was eventually withdrawn, due to some problems the
developers experienced with the property owner.
Overview
The area to be included within the urban service boundary totals
approximately 480 acres. This 480 acres can be broken down as follows:
80 acres is Hillside Park which is currently owned by the City
· Approximately 50 acres in consumed by Clever's Marsh
· Approximately 20 acres owned by Minnesota Department of
Transportation
· Approximately another 30 acres is identified wetlands according to the
National Wetland Inventory Maps.
Therefore, based on the ownership of the properties, wetlands, and other
restricting factors, the area probably has approximately 280 - 300 acres for
development potential. By including this area in the urban service boundary
there would be no immediate or foreseeable impact for the property owners in
terms of assessments for utilities. As presented to the Planning Commission
in the past, typically, the costs associated with extension of utilities has been
initiated by the development community and absorbed by those properties
directly affected. It is anticipated that if this area is included in the urban
service boundary, it would basically be reserving this area for possible
development to an urban standard. If this area is included in the urban
service boundary, it would be appropriate to consider rezoning the properties
from the current Rla zoning district (2-1/2 acre minimum lot size) to a
residential zoning district consistent with other areas within the urban
service boundary.
The area that has been selected to be considered for inclusion in the urban
service boundary appears to be a logical extension of the existing boundary
that has been adopted by the Council. The proposed area is bounded on the
east by a large lot rural subdivision which is typically difficult to serve with
public utilities because of the cost associated with such an improvement and
also bounded on the south by Cargill. The extension of trunk utilities into
east Elk River may improve the efficiencies of some of the utihty
improvements necessary in the east Elk River project. It is not anticipated
that this area would be served until a petition has been submitted by any of
the affected property owners within this area. The subject area south of
County Road 12 may possibly stand on its own and could be developed after
the entire area between County Road 12 and 13 is built out.
\\elkriver\sys\shrdoc\planning\pc\oa97-10.doc
Recommendation
It is recommended the Planning Commission approve the Comprehensive
Plan amendment expanding the urban service boundary to include the area
bounded by County Road 12, Fillmore Avenue, 175th Avenue and the Tyler
Street alignment. Also, if the expansion is approved it is recommended the
Planning Commission recommend to the City Council a rezoning of the
affected properties occur to be consistent with other residential areas within
the urban service area.
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13065 Orono Parkway · P.O. Box 490 CASE' O~1~
Elk River. MN 55330