5.2 PCSR 07-26-1994 Pk/ ---\-(
•ty of , /
' ITEM 5.2
E11River MEMORANDUM
TO: MAYOR AND CITY COUNCIL
FROM: STEVEN B. ACH, CITY PLANNER ...-
DATE: JULY 26, 1994
SUBJECT: REQUEST FOR A COMPREHENSIVE
LAND USE PLAN AMENDMENT AND
REZONING BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING,
CASE NO. LUA 94-6 AND ZC 94-8
REQUEST
Country Ridge Partnership is requesting to amend the Comprehensive Land
Use Plan from LI (Light Industrial) to MR (Medium Density Residential) and
rezone from Rlc (Single Family Residential) and PUD (Planned Unit
IIIDevelopment) to R3 (Townhouse/Multi Family Residential).
LOCATION
The southwest corner of future Joplin Street and Orono Parkway extension.
ZONING / LAND USE
Rlc (Single Family Residential) and PUD (Planned Unit Development) / LI
(Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map, Permitted
and Conditional Uses in the R3 (Townhouse/Multi Family Residential)
zoning district, excerpt from Focus Area Study.
OVERVIEW
The subject property requested for the Comprehensive Land Use Plan change
and rezoning is approximately fifteen (15) acres in size. The property is more
• accurately described as the proposed Outlot B of Country Crossings Second
Addition. The outlot extends from Sandpiper Estates' eastern border to
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Country Ridge, LUA and ZC Page 2
July 26, 1994
•
Joplin Street and north to the Orono Parkway extension. The applicant
indicated that they would like to rezone the property to R3 (Townhouse/Multi
Family Residential) to allow for the development of attached single family
units (townhomes). The applicant is suggesting that the townhomes would
act as a buffer between the single family to the south and development north
of Orono Parkway.
ANALYSIS
In July of 1990, the consulting firm of BRW submitted a Focus Area Study to
the City illustrating potential land uses and a circulation plan for the entire
western area between Highway 10 and County Road No. 30. This Focus Area
Study included a mixture of land uses such as commercial, business park,
single family, and multi-family residential. Generally speaking, the City's
Comprehensive Land Use Plan and zoning maps are consistent with the land
use projections illustrated in the Focus Area Study.
It should be pointed out that in preparing the Focus Area Study, some liberty
was taken in realigning Joplin Street extension through the County
• Fairgrounds property and matching up with US Highway 10 east of the
existing Cenex Station. This concept looks good on paper, however, the
reality is that Joplin Street is not planned to impact the County Fairground
property. Furthermore, Joplin Street will match in with US Highway 10 on
the west side of the Cenex Station at a location that will eventually be
signalized and provide adequate access on the north side of US Highway 10.
The purpose in pointing out the traffic circulation changes that have taken
place impacts the intended land uses. With the realignment of Joplin Street
and some of the other proposed streets in the Focus Area Study, the intended
land use proposals will have to be modified accordingly.
The R3 (Townhouse/Multi Family Residential) zoning designation proposed
by the applicant would allow a variety of uses including townhouses and
multi family dwellings up to twelve (12) units per structure. Once again, the
concept for using the R3 zone as a buffer between the single family and
future development north of Orono Parkway satisfies some basic planning
principles of transitioning land uses from less to more intense uses.
However, there still appears to be some confusion and uncertainty on how the
property north of Orono Parkway is going to be developed.
Clearly, the land use plan designation of LI (Light Industrial) and zoning of
PUD (Planned Unit Development) compliments the concept of a business
• park. However, until the rezoning to BP (Business Park) takes place, there
will continue to be the belief that a commercial use is allowed within this
1ua94-6.pc
Country Ridge, LUA and ZC Page 3
July 26, 1994
•
district. Furthermore, with the updating of the Comprehensive Land Use
Plan, a complete inventory of existing residential land uses will be conducted.
During this plan update it will also be made clear whether additional
attached single family dwellings or multi family units are needed to balance
the land use mix within the community.
Thirdly, whatever development occurs north of Orono Parkway will be
required to establish thirty (30) to fifty (50) foot landscaped areas which
could be utilized with earth berming and significant landscaping to act as a
buffer. In other words, a change in land use is not the only solution to
creating a buffer between the single family development to the south and
activity north of Orono Parkway.
The Planning Commission may recall that as part of the Country Crossings
Second Addition, a sketch plan was presented which illustrated how Outlot B
could be developed as single family homes. This land use option certainly is
an alternative to consider.
RECOMMENDATION
• It is recommended the request by Country Ridge Partnership to amend the
Comprehensive Land Use Plan and rezoning be denied at this time based on
the following:
1. Updating of the Comprehensive Land Use Plan is currently
underway and will include a complete inventory of all
residential property to determine whether additional low
density, medium density, or high density land uses are needed.
Rezoning at this time is premature without the inventory of
residential land use being completed.
2. The times and conditions have not changed enough to warrant
the Comprehensive Land Use Plan changed and rezoning.
3. The requested applications are not consistent with the current
Comprehensive Land Use Plan Map.
4. Rezoning of the subject property should not occur until the
appropriate zoning and land use have been identified on the
property north of Orono Parkway and west of Joplin Street. The
existing Comprehensive Land Use Plan identifies approximately
• thirty-five (35) acres designated for multi family in this area
housing which is consistent with the Focus Area Study.
1ua94-6.pc
Country Ridge, LUA and ZC Page 4
July 26, 1994
5. Before acting on these applications, a comprehensive overview of
the area should be completed identifying adjacent land uses and
the appropriate mix of land uses.
•
•
1ua94-6.pc
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v. Model homes in compliance with Section 900 . 20,
Subsection 13
• vi . Public parks, playgrounds and open space
viii .Permitted home occupations in single family
dwellings
b. Accessory uses -
i . Public shelters and essential services
ii . Garages and sheds
iii . Private recreational facilities
c . Conditional Uses -
i . Conditional home occupations in single family
dwellings
ii . Metal skinned buildings
iii . Institutional uses
iv. Governmental buildings and facilities
• v. Licensed daycare facilities with 13 or more
children in institutional buildings
vi . Zero lot line development
#01, 8 . R-3 - Townhouses and Multiple Residential District
STATEMENT OF PURPOSE : This District is intended to provide a
residential area which allows a broad range of housing types
(townhouses , apartments, etc. ) of medium density multifamily
units in areas served by public sanitary sewer, storm sewer,
and municipal water. PUD recommended.
a . Permitted Uses -
i . Single family dwelling
ii . Two family dwellings
iii . Townhouses and multiple family dwellings ( 12
units per structure maximum)
iv. Model homes in compliance with Section 900 . 20,
Subsection 13
• v. Licensed daycare facilities for 16 or fewer
children
vi . Public parks , playgrounds and open space
9 . 22
f vii . Permitted home occupations in single family
dwellings
• b. Accessory Uses -
i . Public shelters and essential services
ii . Garages and sheds
iii . Private recreational facilities
c . Conditional Uses -
i . Mobile home parks
ii . Metal skinned buildings
iii . Licensed daycare facilities for 17 or more
children
iv. Governmental buildings and facilities
v. Institutional uses
vi . Boarding house
vii . Mini Storage
• viii .Conditional home occupations in single family
dwellings
ix. Zero lot line development
9 . R-4 - General Multiple Family Residential District
STATEMENT OF PURPOSE : This District is intended to create,
preserve, and enhance areas for multifamily use of higher
densities for both permanent and transient families, in areas
served by public sanitary sewer, storm sewer, and municipal
water, with good accessibility to thoroughfares, public
community centers, libraries, shopping centers and employment
centers, and where such development fits the Growth Management
Plan. PUD recommended.
a. Permitted Uses -
i . Single family dwellings
ii . Two family dwellings
iii . Townhouse dwelling ( 12 unit per structure
maximum)
• iv. Multiple family dwellings
9 . 23
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