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6 PCSR 10-27-1994 ek,/ ITEM No. 6 ty of MEMORANDUM lk River TO: STEERING COMMITTEE MEMBERS FROM: STEVEN B. ACH, CITY PLANNEI����r DATE: OCTOBER 27, 1994 SUBJECT: SOUTHWEST PLANNING AREA At the last Steering Committee meeting, Chairman Minton asked that a statement be prepared outlining the Steering Committee's role in updating the Comprehensive Plan. In response to this request, I have prepared the following: "The Steering Committee has been authorized by the City Council to conduct meetings to review information, discuss issues, receive public comment and formulate conclusions to update the Comprehensive Plan. The Steering Committee's focus on broad issues such as utilities, • transportation, parks and recreation and environment/natural features, will assist in arriving at preferred land use and zoning options to update the Comprehensive Plan." As we proceed through this process of updating the Comprehensive Plan, there will remain to be issues that the City Council will need to address prior to the final adoption of the plan. Some of these decisions are directly related to the outcome of the plan, but in no way are intended to circumvent the planning process. The City Council has indicated all along that updating the Comprehensive Plan is very important to manage the growth of the community. However, there are issues such as the East Highway 10 sewer extension that the City Council must initiate now in order to have that extension operational in two years from now. The Steering Committee can still play a role in addressing the extension of utilities down east Highway 10 by recommending where that ultimate service area will be, and the appropriate zoning and land use designations for future development of that part of the community. If the Committee has additional questions regarding their role or integrity of the process, this can be discussed at the meeting. • P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Steering Committee Page 2 Continued IllOverview of the Southwest Planning Area The Southwest planning area is bordered by Proctor Avenue on the east, City limits on the south and west, and the current urban service area to the north. In the extreme northeast corner of the planning area is an area of approximately 120 acres, which is currently zoned R1A (single family residential), and is the only area not included in the urban service area. However, the City Engineer has indicated infrastructure improvements (utilities) have been designed to service the area, therefore, it could be included in the urban service area at any time. The southwest planning area has a solid mixture of land use opportunities. Approximately 75% is devoted to residential land use, while the balance consists of a few scattered commercial sites and the industrial/business park along Highway 10. Attached, is Exhibit A outlining the inventory in acres of the mentioned land uses with a breakdown of residential according to zoning designations. Sewer Extensions • The southwest planning area is being serviced by two sewer line extensions. The first is towards the northwest, in the direction of Meadowvale Heights, and other properties north of the Industrial Park. In this particular area, the one issue which needs to be addressed prior to development is the construction of a water tower; otherwise, utilities are available for development. See Exhibit B. The second extension is south of the Elk River and Lake Orono, towards the western City limits. Recently, the City Council approved plans for the western area phase II improvements, which will extend utilities to the County Government Center. Phase III, which will ideally occur after phase II is close to being completely built out. Phase III will be the last extension taking City utilities to the City's western limits. See Exhibit C. Land Use Issues The City Council recently approved the rezoning of approximately 150 acres from PUD (planned unit development) to BP (business park) along Highway 10, between Joplin and Waco. As a follow up to this rezoning, the City Council also initiated one rezoning and four land use plan amendments that will provide consistency between the zoning and land use plan map in this area. III c-plan/plan-steer Steering Committee Page 3 Continued • For the most part, the southwest planning area does not have many inappropriate zoning designations. There may be the need to amend the comprehensive land use plan map in certain locations to provide consistency with the zoning. However, there are three areas that I would like to mention in terms of the current zoning and possible rezoning options that may be considered. Please refer to Exhibit D for location of areas. Area#1 This area is currently zoned R3 (townhouse/multi-family) and has approximately seven to eight existing single-family homes. Given the proximity of Elk River Concrete to the west, and Proctor Avenue to the east, different zoning/land use may be considered. Two possibilities may be either industrial, to compliment Elk River Concrete, or a commercial designation, to be consistent with the commercial directly across Proctor Avenue (Beaudry Express). This area may also be a candidate in the future for a redevelopment opportunity along with realigning the frontage road to provide better access to Proctor Avenue. Area #2 This area is currently occupied by the County Fairgrounds and is zoned R3 • (townhouse/multi-family). As discussed at previous meetings, Elk River has a high percentage of multi-family land use, therefore, the rezoning of this parcel may be appropriate. Some alternatives to consider may include business park, or, strictly a low density townhouse type zone. The property is bordered by two collector streets, Orono Parkway, and Joplin Street; both providing good access to the property. Area#3 This area lies north of Highway 10 and is presently zoned residential. There happens to be a mixture of existing land uses ranging from existing homes, auto repair/junk yard facility, and a recreational campground. Some of the vacant property owners have indicated to the City that they are preparing preliminary plans for residential development. The area has a natural amenity in the river and Lake Orono, to compliment residential development. At the same time, the area is adjacent to Highway 10 and will need to be properly buffered with a landscaped area to enhance the residential atmosphere. As illustrated on Exhibit D, the area does have a considerable amount of flood plain, which will need to be considered with each development proposal. • c-plan/plan-steer Steering Committee Page 4 Continued • Two access points at Waco and Joplin will serve the area. Each intersection is planned to have a signal for controlled access to Highway 10. The frontage road between Waco and Joplin will act as a collector street servicing the entire area. By design of the frontage road, there may be opportunity for limited (neighborhood) commercial to serve the residential area. Given the existing condition, the best opportunity for this commercial appears to be at the Joplin and Highway 10 intersection where a two to three acre site could be achieved. Business Park Development As discussed at previous meetings, the need to designate and preserve lands for industrial development is a important goal of this comprehensive plan. The business park zoning designation, along the south side of Highway 10, has recently been approved by the City Council. The business park's location next to Highway 10 will provide the opportunity to create a high profile appearance to the West Highway 10 corridor. When the Steering Committee begins to discuss the southeast planning area, consideration may be given to establishing another business park along the East Highway 10 corridor. If any of the Steering Committee members have questions or comments prior • to the meeting, please feel free to contact me at 441-4902. • c-plan/plan-steer SOUTHWEST PLANNING AREA __.• _•„... ., ,_,.....,.• fl...,,,,in.,._._: , , , ,, i , ! , i., ..__6(.._... , L....__ , ,,..,..,,....... , , , • lr,,, ..., ., r i'l:''• ' - ,- • . awTM „ ,.. . : I.,%”. , . '— • __., ! 7--.., .t.• :0: •t • : z, ,,TM -_:_ �- - • 197TH ALIGNMENT i '• : ! 1 ; : ! 1 i . -- I \ \ .s, ; i \ !• • __�• 1 .`.,�• ,� RIC (__.-- _LZ7. , r I. -, RIC .............. 42422222: 1447122227c.0. . : C C( JC,Lrm�nc\ ( qtr dti i� , 41r":7774-.„ �. \ • �•! • : , , .,. '_ � � � i`'� ' , :a�� ' ® C` ,'•-•-•••'.• CC Ric'S: �,. _ �a ` • . �' G-,-.4:•.L.. nn __ C I. ..:.:.:.:.:.„_i_y:::::::A.::::.:.:::.:.:, .....- :-....x..:.:...:.....:.:.:.:.:.z:.:.:::::::, .; . . .r__.,,_27::::.:::.::.:.::::::::-:-:-:,:- ... ..:. .x.if i . -11.i - ;‘,40: I 1 I--==t.:---- .... ...... T„ a . �. - t�1 •::t:\:?'?.. M 1 k _ O F,a , y 'HWY10 _yam uLs d�� ..--1;•i•e.TMa - " : ty - Pt- , i I: �. titer_ _ ::N::::•:::?...:.....'..... .\'.r• (:«�'I.YNi! It „B'�Y �, rZP I, li. :;;:\:: • -=,,,, ---"'"I .P., (.may iAl ,wo L'I .R.3- !*t• = 1- - OP • PVt -' ', ';r:••�1r, -:-. r_„ L • • �Rtc c E I, JI :::)i-:-:-:-:-::::.:::1:1,.:. 10IST • '.- vii.N ... rF ; 1!i i.---- Rldg ....:....................... - R Rid- ... ... .....................:. • : : ... .............. ..............'1i :i:ic:- . ia'•::?`'?i:}i:i'i:i•i}ii :•: ri:•::rir:-. • Table 1 • INVENTORY OF PROPERTY IN SOUTHWEST PLANNING AREA • TOTAL ACRES IN PLANNING AREA 3787 Acres Residential 3793 Acres R1a 122 Acres Rlb 875 Acres Rlc 2158 Acres Rld 103 Acres Rle 0 Acres R2 4 Acres R2b 21 Acres Multi Family 60 Acres R3 44 Acres R4 9 Acres • PUD 7 Acres Commercial 34 Acres Cl 0 Acres C2 0 Acres C3 34 Acres PUD 0 Acres Industrial 416 Acres I1 203 Acres I2 72 Acres BP 141 Acres PUD 0 Acres • RESIDENTIAL Total Acres Developed 1282 Acres Total Acres Vacant 2007 Acres - Restricted Area 1169 Acres • Total Net Acres Available for Development 838 Acres s:planning:sw-exh2 Table 1 • • MULTI FAMILY RESIDENTIAL Total Acres Developed 31 Acres Total Acres Vacant 29 Acres - Restricted Area 0 Acres Total Net Acres Available for Development 29 Acres • COMMERCIAL Total Acres Developed 10 Acres Total Acres Vacant 24 Acres - Restricted Area 10 Acres Total Net Acres Available for Development 14 Acres • • INDUSTRIAL Total Acres Developed 235 Acres Total Acres Vacant 181 Acres - Restricted Area - 45 Acres Total Net Acres Available for Development 136 Acres • s:planning:sw-exh2 Table 2 .....,. , .. .... • AREA OF RESIDENTIAL zONIN6 th§TRICTSn';:•:2,',Yiiiiiiii, INVENTORY SOUTHWEST. IN. f•'•:::::::-'''' Ria (Single Family Residential) 122 Acres Minimum lot size 2-1/2 acres Rib (Single Family Residential) 875 Acres .. Minimum lot size 1 acre (without City sewer) sq.ft. - Minimum lot size 12,000 (with City sewer) Ric (Single Family Residential)l0002103 Acres sq.ft. Minimum lot size ,o Rid (Single Famitl ysiRze14,000esidsq.ft.ential) 103 Acres Minimum lot • R2 (Two FamilyRseersid6700ti0 Residential) 4 Acres sq.ft. Minimumlot size R2b (Two Family Residential) 21 Acres Minimum lot size 5,500 sq.ft. R3 (Townhouse/Multi-Familysize40 ,5o .ftsqRe.sidential) 44 Acres Minimum lot R4 Residential)(Multi-Family4,000sq.ft. 9 Acres Minimuml •••.........:::::::::, tAiiil.illiiiii::::::::::::::„...... ..............,....„.....„...„.....,.....„...„..................... : ......:..,..„.....................................................................„..,.......„................... .•".........,..::::::::::::::::::::ftx,::::....,,,,,„,,,,,,,..::::::„.„.......... -----.................. .. ........... .. ....... ........ ... ::::::::::'"'::::::::::::miiiiiiingt:4011,.•1.1::::::::::::::::i::iiii.:.:.::.:;.:.:.:,,,,,,:::::::::.:.:.:............ • sw-exh/plan Table 3 • INVENTORY OF PROPERTY IN SOUTHWEST PLANNINGAREA (INCLUDES SQ ET.) Rla Developed 654,300 Sq. ft. 15 Acres Vacant 4,664,250 Sq. ft. 107 Acres Restricted 115,000 Sq. ft. 3 Acres Net Vacant 4,549,250 Sq. ft. 104 Acres Rlb Developed 17,717,500 Sq. ft. 407 Acres • Vacant 20,392,250 Sq. ft. 468 Acres Restricted 15,598,840 Sq. ft. 356 Acres Net Vacant 4,893,410 Sq ft. 112 Acres Ric Developed 36,242,400 Sq. ft. 832 Acres Vacant 57,743,050 Sq. ft. 1,326 Acres Restricted 33,639,800 Sq. ft. 772 Acres Net Vacant 24,103,250 Sq. ft. 553 Acres Rid Developed 525,000 Sq. ft. 12 Acres Vacant 3,955,000 Sq. ft. 91 Acres Restricted 1,268,750 Sq. ft. 29 Acres • Net Vacant 2,686,250 Sq. ft62 Acres • R2 Developed 122,500 Sq. ft. 3 Acres Vacant 52,500 Sq. ft. 1 Acre Restricted 0 0 Acre Net Vacant 52,500 Sq. ft. 1 Acre R2b Developed 590,000 Sq. ft. 14 Acres Vacant 617,500 Sq. ft. 14 Acres Restricted 400,000 Sq. ft. 9 Acres Net Vacant 217,500 Sq. ft. 5 Acres • R3 Developed 1,030,000 Sq. ft. 8 Acres Vacant 875,000 Sq. ft. 20 Acres Restricted 0 Sq. ft. 0 Acres Net Vacant 875,000 Sq. ft. 20 Acres R4 Developed 337,500 Sq. ft. 8 Acres Vacant 72,500 Sq. ft. 2 Acres Restricted 0 0 Net Vacant 72,500 Sq.ft. 2 Acres PUD Developed 0 0 Vacant 315,000 Sq. ft. 7 Acres • Restricted 0 Sq. ft. 0 Acres Net Vacant 315,000 Sq. ft. 7 Acres s:planning:sw-exh3 • RESIDENTIAL (SINGLE-FAMILY ZONING DISTRICTS Developed 55,851,700 Sq. ft. 1282 Acres Vacant 87,424,550 Sq. ft. 2007 Acres Restricted 50,922,390 Sq. ft. 1169 Acres Net Vacant 36,502,160 Sq. ft. 838 Acres MULTI-FAMILY (R3, R4, AND P.U.D.) Developed 1,367,500 Sq. ft. 31 Acres Vacant 1,262,500 Sq. ft. 29 Acres Restricted 0 Sq. ft. 0 Acres Net Vacant 1,262,500 Sq. ft. 29 Acres TOTAL RESIDENTIAL IN SOUTHWEST DISTRICT Developed 57,219,200 Sq. ft. 1314 Acres • Vacant 88,687,050 Sq. ft. 2036 Acres Restricted 50,922,390 Sq. ft. 1169 Acres Net Vacant 37,764,660 Sq. ft. 867 Acres • s:planning:sw-exh3 4__l l 1, i lb*.i- ___1.:.? - i Oa Ag ! — DISTRICT �.,I,;TIr,� SOUTHWEST (RESIDENTIAL DISTRICTS ONLY) I `� / 1�Ric 1,1,11 r ll Ill DEVELOPED PARCELS �..• "!V=- Ric ��"'��` •'� II _ MI ws'_ ____-,— , --- Il " ,Hyl ru;r !r1 • r,apu Clill01•trt Ltea?4 li °I II'i' • ...4 ,,,, --rmuiiiist:.Ilk MINI i p .11 �' - R3 AA annum• _. .- .. o � 1:11.1.11: p�, �! X11 G� ■ Ric �L x :ay. =.*. dikaJ 1 Niue i 1 _ M. i r ; L Rib �` ■ x ! .•., 12 ome eiliklb II Rib : :® . I +�wq „",`'I r x ;. Q , I PUf C: fis M,)1114,.............„iiici.. 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