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Items # 6. 15.
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1kRiervTO: Planning Commission
FROM: Stephen Wensman, Planner
...)el
DATE: May 25, 1999
SUBJECT: Request by Heritage Landing
Development for a Land Use Map
Amendment, Public Hearing Case No.
LU 99-1
Request
Please consider a request by the applicant for a land use map amendment to
remove property from the urban service district.
Location
• General Location: SW1/4, NW1/4 of Section 31, Township 33, Range 26, Elk
River, MN
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location/zoning map
• Howard R. Green memorandum
Overview
The applicant requests the land use map amendment to remove his property
from the urban service district in order to develop the property.
The 1988 Comprehensive Plan prohibits development of vacant property
within the urban service district if sewer and water is unavailable.
Consistent with the Comprehensive Plan, an ordinance was enacted to
manage growth, protect the long range perspective of the city, and protect the
IIbest employment and tax base opportunities of such property.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/LU 99-1
May 25, 1999
Page 2
• On June 17, 1996, the City Council considered an ordinance amendment
which would allow commercial and industrial development within the city's
urban service district prior to the availability sewer and water. The
amendment was in response to a request from LeFebvre and Morrell trucking
operations to relocate onto 171st Avenue NW. At that time, the City Planner
suggested a PUD approach, rather than an ordinance, to allow this
development with the stipulation that the developers to waive their rights to
future assessments and guarantee hook up to sewer and water when it is
available. The ordinance amendment was denied and the PUD approach was
used.
In this case the issues are similar. The applicant believes that he has waited
long enough for sewer and water and would like to develop the property at
this time. Presently, the applicant is proposing to develop mini-storage on
one parcel and place a billboard on the other. Staff has maintained that the
applicant has had the option to secede his property from the sewer and water
district, however, staff will not support a return to the urban service district.
Development without sewer and water generally results in a lower tax base
and fewer employees (two goals of the Economic Strategic Plan). Also, it is
unlikely that a mini-storage facility would be removed or demolished for
redevelopment once sewer and water is available. Removing this site from
• the sewer and water district will result in a utility extension that will be
designed accordingly and lower expenses for the city.
This site is unique and might warrant removal from the sewer and water
district. The site has no access to Waco Street and will need access from
Highway 10 or through Big Lake Township. There is a large wetland to the
south of the site making both access and sewer extension difficult from the
south. Easements for sewer and water would need to be acquired south of
the site to provide sewer and water (See attached, Howard R. Green
memorandum).
The City of Elk River Comprehensive Plan
The Comprehensive Plan states:
All future development within the boundaries of the planned urban
service district will require hookup to municipal water and sanitary
sewer systems except for the residential area between the Elk River,
County Road 35, Meadowvale Road and the western boundary of the City
which will require overlay plats for future development.
Recommendation
• Staff recommended that the Planning Commission recommend approval of
the applicants request for a land use map amendment to adjust the urban
\\el kriver\sys\shrdoc\planning\stevewen\pcmmo\1u99-1.doc
Memo to Planning Commission/LU 99-1
May 25, 1999
Page 3
• service boundary and that the City consider this removal when phase III of
the urban service expansion is ordered.
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13065 Orono Parkway •P.O. Box 490 CASE: LU 99-1, OA 99-5
Elk River, MN 55330
•
Owe - Howard R. Green Company
11SULTIt EI
CONSULTING ENGINEERS
Formerly MSA
Consulting Engineers
May 19, 1999
File: 230000M
Mr. Steve Wensman
Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
RE: HERITAGE LANDING DEVELOPMENT
REQUEST FOR REMOVAL FROM THE URBAN SERVICE AREA
Dear Mr. Wensman:
City Administrator Pat Klaers has asked us to review the request by Heritage
Landing Development for the removal of their parcel of land from the Urban Service
• District. We have done this from strictly an engineering perspective. As you are
aware, Heritage Landing Development owns a small parcel of land, adjacent to TH
10 just west of Waco Street. The parcel is triangular in shape and actually has no
frontage on a city street. It does, however, have access from the highway. It has
been documented by MnDot that this highway access can be continued as the
property develops beyond an agricultural use. The west line of this property abuts to
Big Lake Township. There is a wetland complex existing approximately in the center
of the property.
In the future, it is the City's intent to realign Waco Street farther to the east. This is
in an effort to provide more room on the north side of the highway to configure an
intersection which will ultimately be signalized. This realignment of Waco Street
may make access to a city street from this property even more difficult. Given this
property's somewhat small size, its location in an extreme end of the Urban Service
Area, and its unique road access, we see no problem with removing it from the Urban
Service District.
We would caution, however, that if the developers petition to be included in the
Urban Service District in the future, there may be extraordinary costs associated
with providing sewer and water service to this site. These would result from a couple
of different items. First of all, the site was always intended to be served by lateral
sanitary sewer and water since it is on the extreme west end of the Urban Service
District. Most likely this service would come from the property lying immediately
1326 Energy Park Drive • St. Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 888/368-4389
• south of the subject site. If the request to remove them from the Urban Service
District is granted, the design of the sewer and water to serve the site to the south
would generally not include a review of what it would take to provide service to this
site. Therefore, the sanitary sewer may not be provided with extra depth if that is
needed to ultimately serve this site, nor would there be provisions to extend
watermain for looping purposes or possibly even easements to extend sanitary sewer
to the site. In the future, if the owners would petition to be included in the Urban
Service District, the extraordinary costs may include a lift station for sanitary sewer
service, easement acquisition for extending the sewer and looping of the watermain
and the developers would be required to pay these extraordinary costs and acquire
any necessary easements.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
,./Ze ---(7/14eeee4)
Terry J. Maurer, P.E.
S
• s:\planning\letters\230000m.doc
Howarc R Green Company
CONSULTING ENGINEERS