5.12 \,4 -
Item#5. 12.
FAk
y of MEMORANDUM
Ri•
ver TO: Planning Commission
FROM: Steve Ach, City Planner
DATE: July 22, 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
adjust the urban service boundary in eastern Elk River.
III 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
IIIthe 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
III
present zoning of Ria, the preliminary 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The development was eventually withdrawn, due to some problems the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 Ria 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 utility
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
Elk River, MN 55330
LOCATION
MAP
CASE: Q*4 9 7"lo