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5 & 6 PCSR 12-01-1994 ITEM 5. & 6. ( X ty of MEMORANDUM . k� l ? ~ • River TO: STEERING COMMITTEE MEMBERS FROM: STEVEN B. ACH, CITY PLANNER DATE: DECEMBER 1, 1994 SUBJECT: CENTRAL PLANNING AREA AGENDA ITEMS 5 & 6 GENERAL CHARACTERISTICS The Central Planning Area is bordered by Proctor Avenue on the west, 197th on the • north, Tyler Street alignment on the east, and the Mississippi River to the south. The area is serviced by four major transportation routes including Highway 10, Highway 169, County Road #13, and County Road #12. As discussed in previous meetings, Highway 169 has been identified as the commercial corridor, while Highway 10 serves the downtown area and business park further to the west. The Central Planning Area has a diverse mixture of land uses. A strong commercial focus along Highway 169, service/retail in the downtown area, and an office corridor along Main Street between Highway 10 and Highway 169. There is limited area devoted to industrial/manufacturing-type development. Residential opportunities consist of a complete cross-section of old and new housing, single-family and two-family dwellings, and approximately 90% of the City's multi- family units. SEWER EXTENSIONS Except for the extreme northwest corner, the entire planning area is within the urban service area and can be served with city utilities. In order for development to occur upon the vacant areas along County Road 12 and 13 it will require the extension of trunk sanitary sewer lines from the treatment facility. There are no plans or development proposals at this time forcing the extension of utilities in this direction. • P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • LAND USE ISSUES The Central Planning Area has several land use/zoning issues that will need to be discussed at some point during the process. All of these issues will be presented at an upcoming meeting, however, there are five areas worth discussing at this point. All of these areas have been included in one discussion or another relating to possible development projects. In reviewing these land use issues,the following questions should be considered: • Is the zoning consistent with the Comprehensive Land Use Plan Map? • Have times and conditions changed to warrant a change in the zoning? • What zoning designation is appropriate for development that will be compatible with the surrounding area? • Is the existing use of the property inconsistent with the zoning; therefore,justifying a change in zoning? • Does there need to be a rezoning to achieve the proper land use mix of residential, commercial and industrial? Please refer to the attached map illustrating the five areas. • AREA#1 This is a corridor extending north of the downtown area along both sides of Jackson Street up to School Street. On the west side of Jackson is vacant property up to Morrell Trucking. This strip is currently zoned C2 and allows primarily office-type uses. At the southwest corner of School and Jackson is Morrell Trucking. This property is currently zoned (R4) for multi-family development and according to the current zoning does not allow truck terminals as a permitted or conditional use, therefore, is considered a legal non-conforming use at this time. The east side of Jackson is predominantly detached single-family housing. The zoning of R4 currently allows single-family homes as a permitted use, however, if any of the properties were cleared, a multi-family development could be requested as a conditional use. A multi-family development in this location may present some incompatibility with the single family homes immediately to the east. AREA#2 Located at the southwest corner of Highway 169 and Main Street, this area has an existing office along the Main Street, otherwise, is currently vacant. County Ditch #10 bisects the area which may become a development constraint in the future. The north quarter is zoned C3 and the southern 3/4 is zoned R3 (Townhouse/Multi-Family). There • have been some commercial interests in the property as well as interest from United • Power Association, to make some minor expansions from their current facility into this area. In order to accomplish any one of these requests, a rezoning will need to occur. AREA#3 This area is bordered on the west and north by Highway 169 and County Road #12, respectively. A developer has met with the City on several occasions to discuss a regional commercial development similar to Elk Park Center. The development has several challenges including relocating the mobile home park, major above-ground utilities, wetlands, traffic and storm drainage, to name a few. In spite of these issues, development interest still persists, probably as a result of the area's locational attributes. In order to accommodate a commercial project, both a land use plan amendment and rezoning will need to occur. AREA#4 Outlot A is currently owned by Dennis Anderson. In June of 1994, Mr. Anderson made application to the City requesting a land use plan change to Highway Business and a rezoning to C3 (Highway Commercial). The Planning Commission held a public hearing on these two applications and received testimony from surrounding residents opposing the applications. The Planning Commission recommended denying both the rezoning • and land use plan change, based on the testimony received and issues outlined in a report prepared by staff. Prior to proceeding to the City Council, Mr. Anderson requested withdrawing his application until further input was received from the Steering Committee in updating the Growth Management Plan. Attached is some information submitted by Mr. Anderson for the Steering Committee to consider. In addition, the report prepared by the planning staff and presented to the Planning Commission is included for additional background. The Committee may wish to consider Area #4 and Area #5 together, as they both raise the issue of extending commercial further north along the Highway 169 corridor. AREA#5 This area is part of the overall Hillside Estate development. Currently, the zoning is Rte (Single Family Residential) which requires large lot (20,000 sq. ft.) development. However, concept plans have been prepared, illustrating an extension of commercial along Highway 169 and residential to the east, both under a Planned Unit Development. The property has a varying topography and is heavily wooded with a mixture of oaks. The Committee may wish to discuss the proper zoning and ultimate development of this area. Issues to consider in discussing Area #4 and Area #5 include transportation, compatibility with surrounding land uses, and development with respect to natural 1111 features. Table 1 • INVENTORY OF PROPERTY IN CENTRAL PLANNING AREA • TOTAL ACRES IN PLANNING AREA 2387 Acres Residential 1733 Acres Rla 41 Acres R1c 1056 Acres R1d 82 Acres Rle 120 Acres R2 28 Acres R2b 22 Acres PUD 384 Acres Multi Family 119 Acres R3 46 Acres R4 73 Acres • Commercial 320 Acres Cl 55 Acres C2 35 Acres C3 90 Acres PUD 140 Acres Industrial 215 Acres I1 207 Acres I2 8 Acres BP PUD • RESIDENTIAL Total Acres Developed 868 Acres Total Acres Vacant 865 Acres - Restricted Area 154 Acres • Total Net Acres Available for Development 711 Acres s:planning:steering:central l Table 1 • • MULTI FAMILY RESIDENTIAL Total Acres Developed 92 Acres Total Acres Vacant 26 Acres - Restricted Area 0 Acres Total Net Acres Available for Development 26 Acres • COMMERCIAL Total Acres Developed 201 Acres Total Acres Vacant 119 Acres - Restricted Area Total Net Acres Available for Development 119 Acres • • INDUSTRIAL Total Acres Developed 148 Acres Total Acres Vacant 67 Acres - Restricted Area - 67Acres (Babcock Park, Highway 10 Right-of-Way) Total Net Acres Available for Development -0- Acres • s:planning:steering:centrall Table 2 INVENTORY OF RESIDENTIAL ZONING DISTRICTS IN CENTRAL AREA Ria (Single Family Residential) 41 Acres Minimum lot size 2-1/2 acres Ric (Single Family Residential) 1056 Acres Minimum lot size 10,000 sq.ft. Rld (Single Family Residential) 82 Acres Minimum lot size 14,000 sq.ft. Rle (Single Family Residential) 120 Acres Minimum lot size 20,000 sq.ft. R2 (Two Family Residential) 28 Acres • Minimum lot size 6,000 sq.ft. R2b (Two Family Residential) 22 Acres Minimum lot size 5,500 sq.ft. R3 (Townhouse/Multi-Family Residential) 46 Acres Minimum lot size 4,500 sq.ft. R4 (Multi-Family Residential) 73 Acres Minimum lot size 4,000 sq.ft. P.U.D. (Planned Unit Development) 384 Acres s:steering:central2 Table 3 • INVENTORY OF RESIDENTIAL PROPERTY IN CENTRAL PLANNING AREA (INCLUDES SQ. FT.) R 1 a Developed 450,000 Sq. ft. 10 Acres Vacant 1,323,750 Sq. ft. 30 Acres Restricted -0- -0- Net Vacant 1,323,750 Sq. ft. 30 Acres R 1 c Developed 25,500,900 Sq. ft. 585 Acres • Vacant 20,483,450 Sq. ft. 470 Acres Restricted 5,067,500 Sq. ft. 116 Acres Net Vacant 15,415,950 Sq ft 354 Acres R1d Developed 540,000 Sq. ft. 12 Acres Vacant 3,040,000 Sq. ft. 70 Acres Restricted 90,000 Sq. ft. 2 Acres Net Vacant 2,950,000 Sq. ft. 68 Acres R1e Developed -0- Sq. ft. -0- Acres Vacant 5,239,900 Sq. ft. 120 Acres Restricted 150,000 Sq. ft. 3 Acres • Net Vacant 5,089,900 Sq. ft. 11'7 Acres • R2 Developed 968,750 Sq. ft. 22 Acres Vacant 235,000 Sq. ft. 5 Acre Restricted 0 0 Acre Net Vacant 235,000 Sq. ft. 5 Acre R2b Developed 490,000 Sq. ft. 11 Acres Vacant 472,500 Sq. ft. 11 Acres Restricted -0- Sq. ft. -0- Acres Net Vacant 472,500 Sq. ft. 11 Acres R3 • Developed 952,500 Sq. ft. 22 Acres Vacant 1,045,000 Sq. ft. 24 Acres Restricted 0 Sq. ft. 0 Acres Net Vacant 1,045,000 Sq. ft. 24 Acres R4 Developed 3,062,500 Sq. ft. 70 Acres Vacant 101,250 Sq. ft. 2 Acres Restricted 0 0 Net Vacant 101,250 Sq. ft. 2 Acres PUD Developed 9,846,325 Sq. ft. 226 Acres Vacant 6,877,025 Sq. ft. 158 Acres Restricted 1,400,000 Sq. ft. 32 Acres • Net Vacant 5,477,025 Sq. ft. 126 Acres s:planning:steering:central3 II I vAlb. 11k 1 I • E ..-; Ili 111 A° 111111 ., ,,,,_ . 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P. lru ipginit ' , . i ---eir, Si NOS ADV 2 I I111, 1 __ ' uc: rte ONI1i , ----\______.__j \ \\ � u.,, F'. gyp!^"/ ., • ^' ` \ r IA51c1/5-s- . . 1 ;ems S- .'` NM Illit ` NOliiOW f N10�80t ' ti . / ' - .• . • .•. • ( C180.00 /AIM f:// r „., ... : •:. :•. : •: • •:..: •:•: •: : : . : „ar.1.40 . : : .•. • •• • :• : :• :.• :•:. :. •\. . . . . . . . . . . . . . . .:.:.:..• :.•. . .•. .,.•..• .: .: .•.•. • • . . . . . . . .. . . . . . . . .. . . . \ L6 � % 4ili. � R o RIrig `- aoiooa� ■ _ Illi DIM= ►ilsw '1.`' i • :•:•:•:•:• :• : -:•:• :-': ' . •:: : :: ::A:: : .6• :i..• • :• :•3nN• ... , :t: , 317 ;, . : . /:• . • . • NNIf10 • October 4, 1994 Elk River Steering Committee 13065 Orono Parkway Elk River, MN 55330 Attached are copies of the recorded Protective Covenants for Brentwood, copies of the Brentwood map which shows the two Ridgewood East lots (in red), and a letter signed by the 1979 Mayor and Council Members stating the intent at that time for this property was future highway development. 11, Si erely, / •!, Dennis Anderson • 1.E;395E3 • .. • PROTECTIVE COVENANTS AND BUILDING RESTRICTIONS ABED BRENTWOOD ESTATES, SHERBURNE COUNTY, ELK RIVER, MINNESOTA • flGraw-Anderson, Inc., a Minnesota Corporation, hereto declares that the hereinafter set forth restrictions shall appy to all lots in the plat known as Brentwood, and warrants and covenants to and with all future owners of said lots that all conveyances made by them shall be subject to the follow- ing restrictions, to wit: 1. No lot, of .r than Outlot A, shall be used except for residential purposes. 2. No building shall be erected, altered, placed or permitted to remain on any lot other than a single family dwelling not to exceed 2-1/2 stories in height. Any residence constructed thereon shall have a two car attached garage and be not less than 1,250 square feet of ground floor area except for a two-story house, which shall have a minimum of 720 square feet on the ground floor, and split foyers, which shall have a minimum of 900 square feet on the ground .floor. Provided that Lots 1-9, Block i , shall not be subject to the res- , trictions of this paragraph. 3. No noxious or offensive activity shall be carried on upon any lot, nor shall anything be done thereon which may become an annoyance or nuisance to the neighborhood. • . L . No lot shall be used or maintained as a dumping ground for rubbish, • trash, garbage or other wastes; nor shall any form of rubbish or waste be kept on any lot beyond the main building construction • period as specified in paragraph 8. 5. Dogs, cats or other householdis pe may be kept, provided they are not Kept, bred or maintained for any commercial purposes. No other animals may be kept on or about the premises. 3mall, appropriate structures to house pets will be allowed. 6. No trailer houses, travel trailer, buses, trucks, camper trucks or junk cars are allowed on premises unless properly garaged. 7. No temporary structure of any nature, such as trailer houses, camping truck, basement, tent, shack, garage or other buildings shall be used on any lot at any time as a residence either temporarily or permanently, nor shall a structure to be used as a residence be moved in on any lot. • 8. All structures ^hall be of new construction. 411 struct'',: e;;ai' be �• oorplrted anl finished within 12 months after comm.•r. f:r:_ k `' t.:.•+ excavation and construction and befe_•. :z ,ct. ;� t , USC 3 a reside'.ce. 1+ �. • {.ti %w ' , Ltr 1•`l.f3 • 30 „ , - 4 r..:t l .. p..• - t•• Y441 ''''''. •;• • r • I( fiy f47 +' • y Protective Covenants t Zata e8 7:741, -.:-.;1::::: r p ,. <04 • Page 2 of 2 •, 9. All driveways shallle of a hard surface, either tar or concrete • for a minimum of romp?(40) feet, starting at the street level. • 10. These covenants shall automatically run with the land, perpetually, • unless an instrument signed by-a majority of the owners of the lots • described herein has been recorded, agreeing to change these covenants in whole or in part. 11. If there shall be a violation or an at.,enpt to violate any of these covenants or restrictions, it shall be lawful for any other person or persons owning any real estate in this subdivision to prosecute any proceeding at law or in equity against the person or persons violating or attempting to violate any such covenant or restriction, r► and either to prevent him or them from so doing or to recover damages • ' or other dues for such violation. 12. Invalidation of any of these covenants or restrictions by judgement or Court Ch-der shall in nowise affect any of the other provisions which shall remain in full force and effect. w • i• \_ 1 • Denn s And rse ;n/�Cc '9 F Barbara ;. An c son • ?'' -4 /l- /9v, i Signed before me a Notary Public • for Sherburne County. , / _ _ / -. T y.L -�/f-7_4.': - ' • i. • • • ••••t • �'' . • • • _ � • i . •• 1 X- SOLD f 410 . „ 2 I_L _ S a y<EI' X + / 20 \ .' . „{ 44+ NN. i' • ; m` a lif • t '', �alc 8 f ' 1 . i "`! 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X 23 3 e 2 "'" .� ..-•'4 �Vl / 24 "a +: "P / Or a I +sxu. Iw„w nuc g- ,(• f • 1/ II September 20, 1994 • Mayor & City Council City of Elk River 13065 Orono Parkway Elk River, MN 55330 SUBJECT: Outlot A Brentwood Honorable Mayor & City Council Members: The undersigned represent to you as former representatives of the City, that the plan, intention and understanding for this parcel was for it to be developed as Highway Business/Commercial property, when growth and services establish the need for its development. Also, it is our understanding that the proposed development responds to the statements and • desires of City Staff that Highway 169 be developed as the City's commercial, retail and highway business corridor consistent with past and present developmental land use. Sincerely, Frank Madsen Dick Hinkle air. ry Tot_ Arne Engstrom •