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6.4. SR 11-19-2001R3ver Item # 6.4. MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Scott Harlicker, Senior Planne~ November 19, 2001 Case No. LU01- II Request by the City of Elk River for a Land Use Plan Amendment to Include Certain Property in the Urban Service Oistrict Request Consider a request by the City of Elk River to amend the Comprehensive Plan to include approximately 80 acres in the Urban Service District. Location South side of 175th Avenue east of Twin Lakes Road. Zoning/Land Use Rla (Single Family Residential) / LR (Low Density Residential) Attachments · Location map · Air photo of the area. · Map showing existing urban service boundary · Parcel map which identifies the affected properties and the property owners · Map showing approximate location of wetland Memo to Mayor and City Council/LU 01-11 November 19, 2001 Page 2 Overview Existing Conditions The proposed land use amendment includes 8 different property owners and 11 separate parcels. The area under consideration totals about 80 acres. The property, located on the south side of 175th Avenue, consists of 8 single family residences. All of the residences are on individual wells and septic systems. The property is fairly level, mostly open with scattered trees planted around the residences. A substantial portion of the area is wetland (see attached map). The buildable land is located in the northern half and western two-thirds of the area. Zoning The property to the south is zoned Rla (Single Family Residential) and the property to the east is zoned AR (Agricultural Research). To the north is 175th Avenue and the properties on the north side of 175th are zoned Rle (Single Family Residential); Twin Lakes Road is on the west and the property on the west side of it is zoned BP (Business Park). Land Uses The property to the east is a wood lot and wetland owned by Cargill. Their long range plans are to maintain the property as it currently is. The property to the south is proposed to be a mixed use planned unit development. Proposed uses include apartments, townhouses, senior housing and office/retail space. The development proposal is currently before the Council for consideration. The application has been tabled pending submittal and approval of an EAW (Environmental Assessment Worksheet). The properties to the north are single family residential and a 20 acre parcel owned by the Department of Transportation. The Department of Transportation's plans include possible mineral excavation. The City owns the property to the west. It is currently undeveloped and the development plans include business park development and the possible siting of a YMCA or other community service facility. Urban Service District The properties on the north side of 175th Avenue are in the Urban Service District. On October 20, 1997 the City Council amended the Comprehensive Plan to include the property on the north side of 175th Avenue in the Urban Service District. Included as part of this amendment was a condition that urban services would not be extended to this area prior to 2007. The property to the south was included in the Urban Service District in August 2001 and the property to the west is also within the Urban Service District. Cargill's property is not in the Urban Service District and there are no plans to include it in the Urban Service District. S:\PLANNING\SCOTT\lu01-1 lcc.doc Memo to Mayor and City Council/LU 01-11 November 19, 2001 Page 3 Analysis These properties, which are large lot single family residences, total about 80 acres and include all the parcels south of 175~ Avenue, west of Cargill's property, east of Twin Lakes Road and north of the proposed Elk River Station project. The following changes that are occurring in the area should be evaluated as to how they impact these properties: · The Northstar Corridor commuter rail station/MnDOT park and ride facility · The proposed Elk River Station development · The construction of Twin Lakes Road and the reconstruction of 175~h Avenue · The possible extension of utilities along 175th Avenue Northstar Corridor commuter rail station/MnDOTpark and ride facility This development will have a significant impact on surrounding properties. The City has been asked by the NCDA to look at land uses within a ½ mile radius of the station/park & ride and consider possible transit oriented uses (uses that are higher density, walkable, etc.). Since this area is within a ~ mile of the station site, transit oriented uses are an option that should be considered. It is staff's opinion that sewer and water are needed if this area is to develop in a way that is transit oriented. Elk River Station development and nearby land uses The proposed Elk River Station development includes a mix of commercial, office and residential uses and is about 65 acres in size. The developers of Elk River Station, as part of their proposal, requested an amendment to the Comprehensive Plan to include the property in the Urban Service District. On August 27, 2001 the Council approved the amendment to the Comprehensive Plan to include the property in the Urban Service District and changed the land use designation from LR (Low Density Residential) and LI (Light Industrial) to MR (Medium Density Residential) and CC (Community Commercial). The 20 acre parcel located on the north side of 175~h that is owned by MNDOT is zoned residential, and will likely be developed at a residential density that can be supported with sewer and water. The remaining properties on the north side of 175~ are large lot single family residential. These property owners will have the option to further subdivide their property once sewer and water are available. The property on the west side of Twin Lakes Road is zoned Business Park and will be developed with sewer and water. Only Cargill's property to the east will be outside the Urban Service District and will remain undeveloped for the foreseeable future. S:\PLANNING\SCOTTMu01-1 lcc.doc Memo to Mayor and City Council/LU 01-11 November 19, 2001 Page 4 Twin Lakes Road and 175th Avenue In fall 2001 Twin Lakes Road was opened, providing a connection between east Elk River and Highway 10/169. This will allow local traffic to by-pass Highway 169. Twin Lakes Road is designed to function as an arterial street and is expected to carry over 20,000 cars per day. In spring of 2002, 175th Avenue is scheduled to be reconstructed. This street will be designed to be a collector street. It will provide a connection between Twin Lakes Road and the residential developments to the north and east. With the construction of Twin Lakes Road and 175th Avenue, the area under consideration for municipal sewer and water will be bounded by a north/south arterial road on the west and a collector street on the north. Both of these streets will have enough capacity to handle traffic generated by the development of this area at a density that can be supported with municipal sewer and water. Sewer and Water along 175~ Avenue A 93 lot single family residential development is proposed for the Scott Mitchell property, located on the north side of 175th Avenue east of this area. As part of this project the developer proposes to extend sewer and water along 175th Avenue. If sewer and water are installed along 175th, the properties on the south side of the street could benefit from it in that it could be extended to their properties. Planning Commission Meeting At the October 23rd Planning Commission meeting two property owners spoke at the public hearing. Gerry Graham spoke against the request. She liked the existing rural character of the neighborhood. Ijaz Osman stated that he like the neighborhood as it is. The Planning Commission discussed future development in the area, including the influence of the wetland complex on development, and the timing of providing sewer and water to this area. They talked about future plans for sewer and water along 175:h Avenue and assessments. They also brought up the idea of reviewing this request in the context of a general review of the Comprehensive Plan. Recommendation The Planning Commission recommended denial of the land use plan amendment to include certain property on the south side of 175:h Avenue in the Urban Service District based on the following findings: · The wetland area located on the properties. · The proximity of the Cargill property. · The uncertainty of the future development of the property to the south. S:\PLANNING\SCOTT\lu01-1 lcc.doc Memo to Mayor and City Council/LU 014 1 November 19, 2001 Page 5 Staff recommends that the City Council approve the land use plan amendment to include certain property on the south side of 175th Avenue in the Urban Service District based on the following: The proximity to the proposed NCDA commuter rail station and the MNDOT park and ride facility. In order to best utilize these facilities the city should encourage transit supportive development, which require municipal sewer and water. Land use analysis done as part of the commuter rail service has indicated that properties within ¼ mile radius of the station should be developed in a way that is transit oriented and will encourage transit ridership. This area is within ½ mile of the proposed station and park and ride facility. The area under consideration is surrounded on 3 sides by land that is within the Urban Service District. Only the Cargill property to the east is not within the Urban Service District. Including these properties in the Urban Service District is the logical extension of the urban service boundary. Sewer and water are currently available for extension into the area on the west from Twin Lakes Road. When trunk sewer and water are extended east along 175th Avenue, urban services will also be available from the north. The construction of Twin Lakes Road, the extension of utilities and the construction of the park and ride facility have changed the conditions in the area to support including it in the Urban Service District. The proposed development of the former Eul! property to the south, the planned construction of the commuter rail station, and the proposed extension of utilities along 175th Avenue also lend support to including this area in the Urban Service District. The subject properties, under consideration for municipal sewer and water, will be bounded by a north/south arterial road on the west and a collector street on the north. Both of these streets will have enough capacity to handle traffic generated by the development of this area at a density that can be supported with municipal sewer and water. The Council has the option of including a condition that services would not be extended to this area for a set number of years or until a specific event occurs. A similar condition, a 10 year time frame, was included when the Council extended the urban service boundary to include the area north of 175~h Avenue and south of County Road 12. If a property owner wanted to develop their property before the established time frame, it would require an amendment to the Comprehensive Plan. S:\PLANNING\SCOTT\lu01-1 lcc.doc l 1715T 170~-t 169'n.t 168TH 1671'H 166'~ 165TH Hit t ~.IDE 17 Ave Site LU 01-11 Location Map 175th & Tyler Street Area N EXISTING URBAN ICE BOUNDARY 17~'TH '!~ :~73RD Area under Consideration 172N0 1715T 170TH 169TH 16E1~-~ 167TH 166'~H 165TH 164TH 16~RO 2i. 32 N., R. 26 W. 12~.7B' 75--OO2-310~ C:C~N TY 7 5--002- 4,3~0 7.5--0(}2-4.,505 N 8g"lT,3~' w 513. S0' ",13.~0' ~ 'c;'t 513.63' :296.02' 75--0C~-4~:5 7~--002~,~4t0 ~§9.7~' 75-- 0~2 -,4-415 12~ 7.40' 8.5 ',,. ',2' 7g4. gg' r~ SHERBURNE COUNTY SURVEYORS OFFICE SHERBURNE COUNTY ADMINISTRA~ON BUILDING ,327 KING AVENUE, BOX #.320 EL.K RIVER, MINNESOTA 55530 PHONE t (612) 24.1-2860 GRAPHIC SCALE THIS DRA'MNC {~ A COMPILATION OF' RECORDS AND DATA LOCATED IN VARIOUS CJDUNTY OF'FICF~, AND 1S TO BE USeD FC~ RF'F"EREN~ PURPOSE~S ONLY. SHERBURNE COUNP¢ IS NOT RES~ONS~3t_£ FOR ANY INAC,~,J RAC~E~. Geraldine Graham 17451 Tyler Street N. W. Elk River, MN 55330 763/441-5762 November 19, 2001 Dear Mayor Klinzing and Council Members: I had planned to attend tonight's Council meeting and comment, but an event that I must attend at my children's school has arisen, so I'm hoping you'll consider the following written comment for the record. This concerns the 80 acre neighborhood where I live at the southeast corner of the intersection of 175th Avenue and Tyler Street N.W. During October 2001, the Elk River Planning Commission considered whether or not this neighborhood should be included in the urban service district. After study of the issue, visits to the area, and hearing testimony from affected residents, the Planning Commission voted not to include this 80 acre area in the urban service district at the present time. I'm writing to tell you that I support the Planninq Commission's decision and urqe you to accept the Planninq Commission's recommendation. There are several reason's why the Planning Commission's decision is a sound one: 1) This 80 acre neighborhood is a buffer between a wetland and a Cargill property, both rich with wildlife, and the rapidly changing eastern areas of Elk River, where a business park and higher density residential development are being promoted. Allowing the 80 acre neighborhood in question to maintain its current land use pattern helps protect the natural areas that border it, and provides a transitional space between the natural area and the nearby business/higher density residential areas. 2) The current land use in our 80 acre neighborhood includes single family homes, most of which have from three to ten acre lots. Most of these residences have large, farm-type outbuildings; some of the residences have large or small livestock - all of which is allowed in the current land use designation of the neighborhood. However, if this 80 acres were to be included in the urban service district, an immediate result will be high density residential development, which will not be compatible with the current residences, outbuildings and livestock. Conflicts will arise between new homeowners who come into the newly built high density areas, and neighboring, long-established properties that may have horses, chickens, etc. regarding animal noise, safety, aromas, etc. All of the current homeowners in this area (many of whom have lived here for a long time) chose Elk River and this neighborhood because of the current land use designation. It seems wrong and rather arbitrary to change the rules of the game now, after the neighborhood has been established for so long. (continued on page two) 3) This 80 acre neighborhood, with its current land use, provides a lovely, natural, prairie landscape GATEWAYto Elk River, which will be noticed and admired by people traveling up and down Tyler Street as they go to work, to shop, or as they travel down 175'h to residential neighborhoods in the nearby area. Even now, many people who come to my home have commented about what a feeling of "oasis" they get as they travel through the area. This ambience will be completely lost if the neighborhood becomes included in the urban service district, which will lead immediately to high density residential development. 4) Allowing this neighborhood to keep its current land use pattern helps contribute to %mart growth" of Elk River. As you know, our city is growing faster than any of our infrastructure can keep up with. Our library, our schools, and many other components of the city's infrastructure are being overwhelmed, detracting greatly from quality of life in this area. It's time to slow things down, so that city infrastructure and rising population can become more coordinated. I have admired the thoughtful and thorough way that the Planning Commission considered the question about whether or not to include this 80 acre neighborhood in the urban service district. They studied the information provided by the city staff, they listened to the opinions of the people who live in this area, and many of the Commissioners viewed the area firsthand. The Planning Commission placed all of this input into the context of the big-picture vision for Elk River before deciding not to include the 80 acres in the urban service district. I encourage you to value the process they undertook and accept the Planning Commission's recommendation. You'll be strengthening and preserving Elk River's quality of life. Thank you. Sincerely, Geraldine Graham