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5.2. PCSR 03-22-2005 Item # 5.2. MEMORANDUM TO: FROM: Planning Commission /J: Scott Harlicker, Senior Planne~\ DATE: March 22, 2005 SUBJECT: Case No. LU 05-01 Request by Jeff Werner for Land Use Plan Amendment Request Consider a request by Jeff Wemer for a Land Use Plan amendment to include certain properties on the east side of Cleveland Street in the Urban Service Area. 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on this request by April 28, 2004. Location The properties are located on the East side of Cleveland Street, south of the 189th Avenue and north of 185th Avenue. Zoning/Land Use R1a (Single Family Residential) / RR (Rural Residential) Attachments . Location Map . Map of Urban Service Area . Memo from the City Engineer . Minutes from July 12, 2004 Council meeting ]effWemer/LU 05-01 March 22, 2005 Page 2 Overview The applicant, and four other property owners, are requesting that their properties be included in the Urban Service Area. The properties total about 70 acres and are located on the east side of Cleveland Street, south of 189th Avenue and north of 185th Avenue. Existing Conditions The properties are currently large residential lots and hobby farms. The north 20 acres is a mix of woods, field and wetlands. This wetland and wooded area has been identified on the Natural Resources Inventory. The rest of the properties are fields and isolated wetlands with wooded areas around the homes. The topography is rolling hills. There is a NSP power line easement that cuts diagonally across the southern properties. Zoning and Land Uses The properties on the west side of Cleveland Street are in the Urban Service Area and are currently zoned R1d (Single Family Residential). The properties west of Cleveland include a 40-acre farm and a large (300 aces) undeveloped parcel. These parcels will eventually be developed at urban density. The properties to the north and south are not within the Urban Service Area and are zoned Ria. The property to the north is a 215-acre farm. The property to the south is a 20-acre residential lot. To the east is the City corporate boundary and Bums Township. Issues Comprehensive Plan Update As part of the recent Comprehensive Plan update, Cleveland Street was set as the eastern limits for city sewer and water. At that time the City Council was not interested in expanding the Urban Service District for additional single-family residential development. Sewer and Water Capacity City sewer and water capacities are addressed in the City Engineer's memo. T rafflc With the future reconstruction of Cleveland Street (CR 40), the street system will have sufficient capacity handle traffic generated by these properties if they are developed at urban density. Buffer Area By not extending city sewer and water east of Cleveland Street, the larger 2.5 acre lots could act as a buffer for rural residential area in Burns Township. If the area east of Cleveland is included in the Urban Service Area, there will be urban sized lots abutting rural lots. This S:\PLANNING\Case Files\2005\LU 05-01 Werner\LU05-01PC3-22.doc ]effWerner/LU 05-01 March 22, 2005 Page 3 situation is not unique to this area. This situation has occurred along the northern boundary of the Urban Service Area. Recommendation There are no limiting factors that would prohibit this area from being included in the Urban Service Area. It is a policy decision that the Planning Commission and City Council will have to make. There will be sewer and water available to these properties once Cleveland Street is reconstructed. It is likely that the Commission will also be considering a similar request for the Holzem property, which is the adjacent farm to the north, in the future. S:\PLANNING\Case Files\2005\LU 05-01 Wemer\LU05-01PC3-22.doc f-- I. I I I -~~ ~ 'I~ ~ I ----.J - f- \ Ii' TWl" ".<0 on.n I 'A 7~/ I ~~..,~ '1-0'" ~~ ~ ~ o 1/ ~ W // /v "'",~_ C-~ /C0 \ ~ y~ J1 / //\ '(ff ). . fjjJ / ff~~ ~3 I \ ~ ~Q- ~ ~(>> \ ~y .'1/#,ff ?0 ~ ~~ 7jf~~ $<Y\ ~ ~ ~ ~~ '\ I-I ?? '- -/f;/ J~ I" / '<..(11-0>' - I~II~ T/ r V I~ j.@ iij!JT ~ a ~~~~}I;;~j 'S-7 I f:,\lli~:: L ~ t fj/ 'J:ifTrf:' ~ / ~~~5'fiVJ:J~ ." V V ~a t. j ~ ~ i::::g ~~0 0 / \..\ >; ~\W f--V/ ~) '\)..,'-- ~ I" ~:;...-- i'(/; V \ (fZ,\~ \~ 1 l!)\ I'l? T'. ~~ lJ 11 t= ~~ i' "'.?--- ''I-~ I ! _ C,..j PARK '/ Prr ik ----= ~ """ j ~./ , ~~ -' III ~~ 2nd.~ ..0 \., ~ ~(l 1J --J f-- ~ ~o_. :"'-." - ~~ ~ - 02000 ~/ Jili~1 I~A'~-.JC: 'Y f\5l'lj 1E3E1-'= 'jo/JJJ.IIII " rc 181ST AVENUE ;;1 !l.00I<s:illIT f-:- m I (50'1 ~ 'J-. f7- t; , _ ,,0;' -':- C1'<,/< I' ---l~ /1 i" - J~ - ~ - - . ~f- ~fJ= ~ ! ,,~L~"'~ ~ azmrn~ --I HillSIDE I --1 A~ #, 'Y I Wh ~ ~. rr ~ %1 -1"l'rl'1~U'r\:1 o '- CITY PARK -{I---f,~,t:...... I ij! I <, ~~~ ~4.li' ../" - ;~~ ~ 1 lA NUE _~---fL- /: z >- " ~ - o z u ;:s !l! U '" ~ ffi ~ ~ ~ 194TH - 193RD ; 192ND i ~ ~ ; +:~ ~ - 1915T 190TH In ~ o I ) 31 189TH ... ~~ ~ .' .. , r ~ "'" 187TH f. "'~ Ipi I '"'' 184TH 188TH ~ z - 183RD ( ~ ~ ~ a ~ :;l 182ND 1 8 ( TVI 3 ---:::r- ___0 Nry ROAD NO, 1" ).. ~ \2. 81ST " '-\ I 7 180TH ~Ji~/f)~~ 179TH 178TH T \, ( - - "- TVI 3 ~ N Location Map Case Number: LU 05-0 I JEFF WERNER z ~ <I(' J:- (f,) ..... :2 ~. L. ~ " .v - ., c. ~ a ..9 '- :::> 13065 Orono Parkway Elk River, MN 55330 March 17, 2005 Mr. Scott Harlicker, Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: WERNER PETITION FOR INCLUSION IN URBAN SERVICE DISTRICT Dear Mr. Harlicker: As the Planning Commission and City Council consider the petition from the Werner's and several of their neighbors.for inclusion of their property lying east of Cleveland Avenue (County Road 40) into the Urban Service District, one of the main issues obviously is the ability to provide sanitary sewer and water service to these properties. In 2004 the City Council authorized a study of the availability of extension of city sanitary sewer service in three areas of the city, this being one of them. The conclusion of that study was that sufficient capacity can be provided at the W asterwater Treatment Plant facility for the extension of sanitary sewer collection system to provide service to the entire area lying north of County Road 12 and east of County Road 40. Sewage flow from this area and the Cargill property, which was another of the three areas looked at, is limited only by the capacity of the major lift station located adjacent to Trunk Highway 169. In other words, any additional capacity dedicated to this area in question lying east of County Road 40 will have somewhat of a limiting factor on the amount of sewage capacity that can be provided to the Cargill area. With that being said, if the Planning Commission and City Council deem that the rezoning and inclusion into the Urban Service District is appropriate for this property, city sanitary sewer and water service can easily be provided. If you have any questions regarding this information, please call. SincelY,. /~c;}}f1~ T e~ J. ~eer, PE City Engineer Phone: 763.635.1000 Fax: 763.635.1090 . . $:\PLANNING\Case Files\200S\LU 05-01 Wemer\03 1705 Engineer's memo.doc www.Cl.elk-nver.mn.liS City Council Minutes July 12,2004 Page 5 Councilmember Morin stated that he would like to reconfigure the room to provide more of a roundtable discussion regarding the plan. He felt that there should be more discussion opportunities amongst the Council regarding the adoption of the Plan. Mayor Klinzing stated that she was pleased with the Plan as it addresses full build-out of the community and this is a Plan that the city can work towards. She agreed with the observation that more commercial land needs to be designated in the Plan and looked to east Highway 10 in response to development activities in the City of Ramsey. Councilmember Tveite stated that this Plan is a framework and that it may need adjustments from time to time as conditions warrant. He stated that while not everything in the Plan is exacdy what he would desire, it provides a foundation for future planning efforts. Councilmember Kuester stated that her concern is the lack of adequate land for commercial and industrial development. She stated her understanding was that the Plan projects a doubling of the population of the city and therefore she felt that the amount of available commercial and industrial land should also double. She stated that she felt that there should be more apartments and mixed use opportunities and felt that the most appropriate opportunity for this would be in the gravel mining area. Councilmember Kuester also stated that she would like to see additional commercial land designation on the east side of Highway 169, north of County Road 21. Councilmember Kuester stated that her concern with converting land north of CR33 to 2 % acres from 10 acres is the need to complete the greenway plan as well as expanding or working towards transportation corridor improvements relating to future interchanges on Highway 169. Councilmember Kuester stated that she likes cluster developments and thinks they are appropriate. Mayor Klinzing stated that cluster developments equal more transportation because of the fact that the density is higher. Councilmember Motin noted that the Building and Environmental Department does not like cluster septic systems and believes that due to a lack of monitoring and proper maintenance that they are failures waiting to happen. Councilmember Morin noted however, that he also likes cluster developments; they require installation ofless infrastructure and preserve open space which leads to the country portion of "Where city and country flow together". Councilmember Morin reviewed the areas of commercial he would like to see within the revised land use plan. He indicated that the areas that were removed from the current plan to the proposed plan should be put back and that the area direcdy adjacent to Highway 10 between 171st and 165m Avenues should be commercial with industrial to the east. \ The possibility of placing additional commercial development south of Cargill on both sides of Highway 10 was also discussed. The Council then discussed expanding the Urban Service District east of County Road 40. The consensus of the Council was that they were not interested in expanding the urban service district for additional residential growth, with the possible exception of mixed use in the long- term gravel mining plan. Councilmember Morin stated that he likes the buffer created by the 2 1f2 acre lot minimum district adjacent to the corporate boundaries of the city and the City of Ramsey and Bums Township. He stated, however, that if the school was unable to locate on land currendy in the Urban Service District he could support expanding the district if necessary.