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Agenda 07-06-1995 • CITY OF ELK RIVER REGULAR MEETING OF THE STEERING COMMITTEE AGENDA Thursday, July, 1995 7 p.m. City Hall - Council Chambers ITEM NUMBER II 1. CALL MEETING TO ORDER 2. CONSIDER 7/8/95 AGENDA 3. CONSIDER 6/15/95 MINUTES 4. CONSIDER RESIDENTIAL DEVELOPMENT -Land Use Percentage/Zoning Districts -Minimum Lot Size in Rural Area -Housing Issues 5. CLUSTER DEVELOPMENT 6. TENTATIVE SCHEDULE OF UPCOMING MEETINGS 7. ARTICLES 8. OTHER BUSINESS 8. FUTURE MEETING • 9. ADJOURNMENT APPROVED • MEETING OF THE ELK RIVER STEERING COMMITTEE HELD AT ELK RIVER CITY HALL JULY 6, 1995 Members Present: Chair Minton, Committee Members Dick Hinkle, Mark Lucas, Arne Engstrom, Manly Glines, Mary Eberley, Pat Dwyer, Dave Anderson, and Chris Kreger Members Absent: Committee Members Keith Holme, Hank Duitsman, Bill Birrenkott, Lloyd Barthel, Mary McDevitt, and Mary Sipe Staff Present: Steve Ach, City Planner; Debbie Kleckner, Recording Secretary 1. Call Meeting To Order The July 6, 1995 meeting of the Elk River Comprehensive Plan Steering Committee was called to order at 7 p.m. by Chair Minton. 2. Consider July 6, 1995 Steering Committee Agenda The following were added to the agenda under "Other Business" • -Orono Park -Brief report on Downtown Chamber Committee DICK HINKLE MOVED TO APPROVE THE 7/6/95 STEERING COMMITTEE AGENDA AS AMENDED. MARK LUCAS SECONDED THE MOTION. THE MOTION CARRIED 5-0. 3. Consider June 15, 1995 Steering Committee Minutes The following changes were noted: -Page 4 - Change "Mary Glines" to "Marly Glines" - Remove the words "to safety" - Change "Bob Kuester" to "John Kuester" ARNE ENGSTROM MOVED TO APPROVE THE 6/15/95 STEERING COMMITTEE MINUTES AS AMENDED. MARLY GLINES SECONDED THE MOTION. THE MOTION CARRIED 5-0. 8. Other Business Chair Minton noted that he has transmitted the Steering Committee's list for the downtown to Jackie Schuelein and John Houlton. A meeting was held last week and another is scheduled in two weeks. • Steering Committee Minutes Page 2 July 6, 1995 4. Consider Residential Development • Multi-Family Report by Steve Ach. There is a limited amount of multi-family-zoned property left for development. Chair Minton questioned whether or not more land should be zoned multi-family, or, if this issue should be considered as the urban service district develops in the future. Members of the Committee expressed concern regarding social issues related to excessive density. Mary Eberley questioned if the City would be in compliance if they did not provide for additional multi-family housing. Steve Ach explained that Elk River has a diversity of housing opportunities. In terms of "Compliance" typically it is those communities within the Metro area that receive the most attention from the Metropolitan Council. Discussion followed regarding the possibility of creating a separate zoning designation for townhomes. Barb Maricie, 1234 6th Street, asked what the City could do to provide affordable housing. Pat Dwyer explained federally subsidized rent programs are available, and there is very little the City can do regarding zoning to reduce rents. Chair Minton summarized that the Committee is willing to leave the multi-family • zoning as it currently exists, and that there will be future opportunities for property owners to request rezoning for multi-family. He added that future needs for multi-family housing will be assessed as the urban service district develops, and when the next comprehensive plan update is done. MARY EBERLEY MOVED THAT THE STEERING COMMITTEE RECOMMEND A SEPARATE ZONING CLASSIFICATION FOR TOWNHOMES BE CONSIDERED. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED 8-0. Single Family Residential Minimum lot sizes in Single Family Residential zoning districts were discussed. Consideration was given to increasing the minimum lot size, and the affect this would have lot prices. Marly Glines explained that increasing the minimum lot size could eliminate a significant number of home buyers, since the additional cost could put their monthly payment just over what they can afford. Dick Hinkle noted that demand has driven up land costs in Elk River 30 - 40% in the last several years. No recommendations were made for changes in the current minimum lot sizes for single family developments within the urban service area. 0 Steering Committee Minutes Page 3 July 6, 1995 Ten Acre Minimum • Pat Dwyer indicated he was in favor of preserving the 10 acre minimum lot size in the A-1 zoning district. He stated that he felt the goal of the City is orderly development by expanding the urban service district outward, and not allow smaller lot sizes in outlying areas. Chair Minton reported he received a letter from Bob Dare, resident on County Road 33. Mr. Dare stated he and his neighbors were not in favor of changing the 10 acre minimum lot size. Arne Engstrom stated he also felt the City should develop from the core area outward, in order to provide necessary services in a cost effective manner. Discussion followed regarding cluster housing in the A-1 zoning district. Steve Ach explained the concept of clustering homes. He noted advantages such as fewer roads being required, and the perception of open space is preserved. Steve explained that the open space could be maintained by utilizing a conservation easement, convenants and/or restrictions; however, the use of these types of restrictions need to be carefully reviewed to determine the benefit and disadvantages. Steve indicated that clustering is not a new concept, rather a subdivision method that is not understood by most developers. • Arne Engstrom suggested the clustering concept could be applied in the R 1 a zoning district as well. Dick Hinkle expressed his concern that the open spaces would need to maintained by someone, as there could be problems with noxious weeds and gophers. Arne Engstrom suggested recommendations for shared driveways along county roads to reduce access points. Dave Anderson stated he was in favor of defining the urban service area, and that the rest of the community be developed in a unique fashion to preserve the rural character. He stated he was in favor of the 10 acre minimum to preserve the farms, not for future sewer and water. Dave suggested than an option be allowed for clustering, in addition to the existing 4 per 40 rule(10 acre minimum). He suggested a 2-1/2 acre density overall, with a minimum of 1 acre lot size and require 50% open space with some sort of conservation easement. Pat Dwyer stated he would like to see the 4 per 40 development in the northern area, which would attract hobby farm development. Arne Engstrom expressed his concern how the open space would be affected by property taxes. Dave Anderson stated it was his understanding that when land is put into a conservation easement, the landowner receives a deduction off his Federal taxes. The deduction is determined by the value of the land when Ill it is sold versus the value as conservation easement space; therefore, benefiting Steering Committee Minutes Page 4 July 6, 1995 the landowner. Also, he felt the land would be assessed at the lower value. IIIDiscussion of land trusts and conservation easements followed. Gene Thompson, resident on Meadowvale Road in the A-1 zoning district, stated he was in favor of providing property owners some options. Those that want to develop their property in a reasonable fashion could do it, and those that don't want to, can continue farming. Richard Thompson, resident, stated that he was in favor of maintaining the 10 acre minimum lot size. He suggested that some additional tax dollars be spent to apprehend people dumping trash and appliances in the rural areas, and that fines be increased. Rick Fredrickson, resident on County Road 33 and 1, stated he was in favor of allowing property owners some options in developing their property in this area. Bill Zacharda, resident on County Road 33, expressed his support for the clustering concept, in addition to the 4 on 40. Steve Ach explained that the clustering concept is a good idea; however the Committee should decide what density is appropriate for the A-1 district and eventually for the R l a district. Marly Glines stated he felt the nicest developments are those in which the most creativity is allowed. He explained that wooded areas can be maintained as • wildlife preserves, and open areas can be seeded with prairie grasses, such as was done in Hassan Hills. Marly noted that a plan must be established for the open space when the cluster development is platted. Dave Anderson stated if the question was whether 2-1/2 acre minimum lots without the creativity of clustering was allowed versus the 10 acre minimum, he would vote for the 10 acre minimum. Steve Ach questioned what the Committee's concept of "rural" character is and would greater density in the A-1 district begin to destroy the perception of rural. Discussion continued regarding cluster development, and the desirability of 21/2, 5 and 10 acre lots. CHRIS KREGER MOVED THAT THE STEERING COMMITTEE RECOMMEND THE CITY CONTINUE THE "FOUR LOTS ON 40 ACRES" CONCEPT, AND, IN ADDITION, ADD A CONCEPT TO ALLOW CLUSTERING OF A MAXIMUM OF 13 LOTS ON 40 ACRES WITH A MINIMUM LOT SIZE OF ONE ACRE, WITH THE FOLLOWING CONDITIONS: 1. THAT FIFTY PERCENT (50%) OF THE LAND IS FOREVER UTILIZED AS OPEN SPACE THROUGH THE USE OF A LAND TRUST, CONSERVATION DISTRICT, OR OTHER MECHANISM. 2. UNUSABLE LAND SHALL BE DISCOUNTED WHEN DETERMINING THE DENSITY IIIOF THE UNUSABLE PORTION OF THE LAND. Steering Committee Minutes Page 5 July 6, 1995 3. THE DEVELOPMENT SHALL BE PROCESSED THROUGH THE STANDARD • PLATTING PROCEDURES. MARLY GLINES SECONDED THE MOTION. Discussion followed regarding a possible requirement for a 200 foot lot frontage. Robin Tuttle, resident, expressed concern that this concept would encourage a dramatic increase in residential growth. Chris Kreger and Dave Anderson felt that allowing the clustering concept would be a way to allow some development, but yet preserve a significant amount of open space for the future that would always remain. Mary Eberley expressed her concern that the concept was too attractive and the rural areas would be filled up much faster than with the current zoning allows. Marty Glines suggested that 600 of a 40 acre parcel be set aside in a land trust with only ten 1'/2 acre lots allowed. Dick Hinkle felt that this was still too dense. Mary Eberley questioned why the Committee was considering increasing the density standards three-fold in the agricultural zone of the City. • Steve Ach pointed out that if the open space is in a conservation easement, it still is owned by a private property owner and cannot be utilized by the public. THE MOTION WAS AMENDED BY CHRIS KREGER AND SECONDED BY MARLY GLINES TO CHANGE THE MAXIMUM NUMBER OF LOTS ALLOWED UNDER THE CLUSTERING CONCEPT TO 8 LOTS PER 40 ACRES. THE MOTION CARRIED 7-2. MARY EBERLEY AND PAT DWYER OPPOSED. R1A Zoning District Various options CHRIS KREGER MOVED THAT THE STEERING COMMITTEE RECOMMEND THE PLANNING COMMISSION AND CITY COUNCIL CONSIDER ADDING IN THE R1A ZONING DISTRICT, AN OPTION THAT IF 50 PERCENT OR MORE OF A PARCEL IS UTILIZED FOR OPEN SPACE THROUGH A CONSERVATION EASEMENT OR OTHER MECHANISM, THE MINIMUM LOT SIZE MAY BE REDUCED TO 1 ACRE. Density, clustering and sewer and water in the R1 a zoning district were discussed. CHRIS KREGER WITHDREW THE MOTION. • Steering Committee Minutes Page 6 July 6, 1995 Chris Kreger suggested that Steve Ach prepare a draft motion for clustering in • the Rla zoning district that would require some type of conservation easement. Mary Eberley felt that the motion should refer to a concept, and details would be worked out by the Planning Commission and City Council. DICK HINKLE MOVED TO CONTINUE THE DISCUSSION OF THE R1A (SINGLE FAMILY RESIDENTIAL) ZONING DISTRICT TO THE NEXT REGULAR MEETING OF THE STEERING COMMITTEE. MARY EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 9-0. Arne Engstrom suggested that Steve Ach put together information on this topic for the Steering Committee to consider. 9. Future Meeting Issues for discussion at the July 27, 1995 Steering Committee meeting: Complete Residential Development Issues -Rla - Clustering/land preservation concept -Housing maintenance code Park and Recreation Plan Sewer and Water Extension Issues -Effect on Commercial and Industrial areas recommended for changes III -Preserving land for future extension 6. Tentative Schedule of Upcoming Meetings Steve Ach noted that the current schedule shows October 2, 1995 as the target date for the City Council public hearing on the Comprehensive Plan Update. However, if there are any remaining meetings that get carried over, the October 2 date will be in jeopardy. 10. Adjournment MARLY GLINES MOVED THAT THE STEERING COMMITTEE MEETING BE ADJOURNED. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED 9-0. The July 6, 1995 meeting of the Steering Committee adjourned at 9:40 p.m. Res ectfully submitted, Res ", jyt, e, Debbie Kleckner Recording Secretary 0 y of � i1kRiver MEMORANDUM TO: Steering Committee FROM: Steven B. Ach, City Planner„ , DATE: July 6, 1995 SUBJECT: Residential Plan Enclosed is a copy of the information submitted to the Steering Committee on February 9, 1995, when the residential component of the comprehensive plan was first discussed (Exhibit A). In addition to the information included in the earlier packet, the following is a list of issues discussed at previous meetings of the Steering Committee: • Single Family Residential - There has been some discussion whether the • City should look at increasing the minimum lot size for single family developments. Currently, the City has four single family zoning districts for the urban service area. These four areas are as follows: • Rlb - 12,000 square foot lots • Ric - 10,000 square foot lots • Rld - 14,000 square foot lots • R1e - 20,000 square foot lots The Committee may wish to discuss the appropriateness of these zones and if there are areas of the City that should be developed with larger lots than the traditional 10,000 square foot minimum. The rural residential zones of Rla (2-1/2 acre minimum) and Al (10 acre minimum) make up the north half of the community. Once again, any adjustments to these districts should be discussed. • Ten Acre Minimum - Currently, all of the land lying north of County Road 33 is in the A-1 (Agricultural Conservation) zoning district and requires a minimum lot size of 10 acres. This 10 acre minimum was established to preserve the rural environment of the community while encouraging growth to occur in an orderly fashion from the central core outwards. • Included in the packet of information dated February 9th the fiscal 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to Steering Committee Page 2 July 6, 1995 • impacts of uncontrolled growth. The benefits of a growth management strategy coupled with fiscal responsibilities, have supported larger lot sizes in rural areas. Development of this rural area of the community has encouraged cluster-type development. This type of development basically steers away from the minimum lot size and focuses more on an overall density. Exhibit B includes some articles and illustrations regarding cluster development and how this concept would apply in the A- 1 zoning district. The history of the 10 acre minimum lot size can be summarized as follows: • When the City and township consolidated the minimum lot size in the General Agricultural zone was 2-1/2 acres. • In 1980 the City considered increasing the minimum lot size to 5 acres; however, retained the 2-1/2 acre minimum lot size. • In 1986 along with other ordinance amendments, the City adopted a minimum lot size of 10 acres in the A-1 zone. • In adopting the existing comprehensive plan, the Growth Management • Task Force confirmed the importance of the 10 acre minimum lot size, in order to control and manage growth and utilize municipal service to its fullest capacity. Backup information from previous Growth Management and City Council meetings is attached as Exhibit C. • Townhouse Zoning District - The Steering Committee, Planning Commission and City Council have all discussed creating a zoning district that would allow exclusively townhomes. By creating this district, there would be a clear definition between townhouses and multi-family homes and not allow for one or the other to occur on a given piece of land. Currently, the R3 zoning district allows townhomes and multiple family developments. The benefit of a townhouse district provides assurance that no multi-family would be developed in areas where townhomes would be more appropriate. The Steering Committee may wish to discuss this further and confirm whether this is the appropriate change to take place in the zoning ordinance. • Multi-family - The main issue here is to evaluate the amount of multi- family housing that currently exists in the community. This has been done and is documented in the attached information that was presented to • the Steering Committee on February 9, 1995. Since that time, the Committee has recommended various parcels be rezoned from their s:planning:sc:7--8memo Memo to Steering Committee Page 3 July 6, 1995 • current zoning which would allow multi-family housing to be constructed, to some alternative that will either be more compatible with the surrounding or adjacent land uses and/or provide a more appropriate mix of land use opportunities. • Housing Maintenance Code - The Fire Chief and Building and Zoning Administrator are working on a housing maintenance code. The code is designed to provide minimum standards relating to public health, welfare and safety for all rental/multi-family units. The code also has provisions for aesthetic and appearance improvements to maintain property values and a visual quality for the area. It is expected that this maintenance code will be administered in conjunction with various crime prevention programs the Police Department is exploring. These two programs will strengthen the quality, integrity and safety of the City's multi-family developments. • Future Urban Service Area - Depending upon where the ultimate urban service area is defined, one issue that will need to be resolved is to establish a minimum lot size within the ultimate urban service area which is large enough to preserve the planned extension of sewer and water in a cost effective manner as areas develop eastward. This may be • accomplished by rezoning all of the residential land within the ultimate service area to A-1, maintaining the 10 acre minimum lot size. The committee may wish to give some attention to this issue at the Thursday meeting. ATTACHMENTS • Exhibit A - 2/9/95 Steering Committee Packet. • Exhibit B - Information on cluster developments. • Exhibit C - History of ten acre minimum lot size. • Exhibit D - Article on housing and an excerpt on managing growth S s:planning:sc:7--8memo Lamplighter Apartments This apartment complex located in downtown Lakeville has well maintained buildings and open areas. These units 40 represent a high density rental development which is primarily serviced by the downtown commercial businesses. Zoning: R-7 Average Property Taxes: $971 School District: Lakeville Avg. # Children per Unit: .62 Avg. Market Value: S27,227 Avg. # People per Unit: 2.33 Average Unit Age: 14 Years ANALYSIS: Lamplighter Apartments sustain an overall negative fiscal impact for the City and the school district. This type of development fiscally stresses the operating budget of the City and school district by sheer numbers of residents. However, this population mass is beneficial to the downtown commercial area and industries in Air Lake Industrial Park. Providing snow removal and infrastructure is minimal on a per capita and per acre basis due to the high concentration of the population. However, operational costs of police, schools and other services required by the residents are a proportion of unit density. ILAMPLIGHTER APARTMENTS 1 a r '�k. - c r — I • � ,,1 Annual Operating City School t r.. J . Figures District �'0- Expenditures $56 376 X289,218 —L.; .4 .. ,.; ,nn r" 5, i--. Revenues 52, 656 16-s: 1 ;�r 7, _I '� :..3 Net (3, 720) 264,595 2 rt Impact (24 6 3) ^�r. Overall Net (28,343 --- _. --_ """. - Per Acre Impact (372(2) 81,343$)289,218- (2, 834) 372) , (2, 462) 4 '-'44 * '.; Overall Net per (2, 839) l,- Acre FINDINGS: This density has a negative fiscal impact. The City should keep in mind, however, that this area may contribute to the success of future downtown commercial development and provide housing for lower income industrial and service-sector workers of Lakeville. The City should make efforts to encourage developers to concentrate on lower density rental development. • 25 Fairfield Terrace Senior Apartments Fairfield Terrace, a high density senior rental development, was built with tax increment financing. It is located in •downtown Lakeville, adjacent to the central business district. The buildings and open areas are well designed and carefully maintained. Zoning: R-7 Average Property Taxes: S64 School District: Lakeville Avg. # Children per Unit: 0.0 Avg. Market Value: S27,450 Avg. # People per Unit: 1.04 Average Unit Age: 6 Years ANALYSIS: Fairfield Terrace Senior Apartments have a negative fiscal impact for the City. However, without tax increment financing, these apartments would have a positive fiscal impact. For schools, Fairfield Terrace turns a positive fiscal impact, regardless of TIF. Police services are primarily medical. Downtown businesses serve the senior residents. Only the land was included in the TIF, which expires in 20 years. Future senior developments could utilize the in-place senior center. Operational costs of police and other services are lower than other high density apartments because the number of residents per unit is significantly lower in senior housing. IFAIR•IELD TERRACE SENIOR HOUSING ' -''',4(^:,i,-.:", Annual Operating City School ' , .. .-,*-.:-'.''.''- .„," ''''7,?,, '''' ',' -."-7`."t Figures District C .,•-_.. Expenditures $5, 707 $0 .,:" ,j i.' .- Revenues II ', a'1 -1 'I l' =.r, ► Net Impact (2, 125) •. �... ' t 1 878 ,- • .<.i '. , Overall Net (1,257) ,. ..-► -r°~ : Country View Mobile Home Park Country View is a typical mobile home park for the City of Lakeville. It provides low cost, owner-occupied housing for lower income residents. The homes vary in value from S3,000 to 525,000. The homes arc primarily Ask occupied. Zoning: R-M Average Property Taxes: S469* School District: Farmington Avg. # Children per Unit: 1.07 Avg. Market Value: S21,772 Avg. #People per Unit: 2.83 Average Unit Age: Variable ANALYSIS: Country View turns an overall negative fiscal impact for the City. Police service is primarily for crimes against people, such as assaults or domestic calls. It is mainly serviced by the Apple Valley commercial area on Cedar ' Avenue. It represents a typical mobile home park for the City. Though it may be in better condition than other parks in the area, it does represent what future parks would look like. I COUNTRYVIEW MOBILE HOME PARK ~, u • 1_?` .' . -.' 4 '-,max. v .. Annual Operating City School_ v,;.1y : .. «.�.,.,- o• Figures District• ,4 , w , nlt,. `t •,'`-: i `;...,X4 Expenditures $228,435 S1,728, 026 '" e Revenues . 163, 699 1,277,700 L1 . 1; r. Net Impact (6S 736 l: - i��_ ) (450, 326) � s _ .: Overall (515, 062) ;— Net ' � ,, ' " ` Per Acre Impact (1, 001) -� w f --.� . + ,xG � Overall Net per (7, 962) -r .=.f' Acre FINDINGS: Safety is a major issue in these areas. The mobile homes provide housing affordability through lower quality construction and smaller lot sizes. The City would do well, from a fiscal standpoint, to make efforts to minimi?• police services through crime prevention programs possibly financed by the mobile home park owner. Special Notes: Mobile home parks are responsible for the construction and maintenance of their own roads. • 27 EXHIBIT 8 Residential-Agricultural Arca • This agricultural area is located southeast of Dodd Road. It is primarily in agricultural production with a small scattering of single family homes. Zoning: R-A Average Property Taxes: $1,2?7 School District: Lakeville Avg. # Children per Unit: 1.33 Avg. Market Value: S73,108 Avg. # People per Unit: 3.61 Average Unit Age: 30 Years ANALYSIS: Residential-agricultural areas do not fiscally stress the City. The net fiscal impact of the sample area is minimally negative on a total and per acre basis. Police services are minimal. Sewer and water is not provided by the City and other service demands are limited, e.g., snow removal, police, fire, school, etc. RESIDENTIAL-AGRICULTURAL AREA Annual Operating City School Figures District x T, Expenditures $4,120 $29, 360 7. ,1,:t4:,,.;%.-" , • • '',:t6,,14.47t.'s'' ,•... -n .., ' ;7• •-....-*: ,.•. ,. Revenues 3, 574 24,384 k3)547:,--- ? .2 s,�.-4-':'-,;'',.:.-.`_,_____ .r'. --7-,:........ `..-, as' z' ' ii.44 v." _ °y.. '0.' - :: ::: '41011 . �,4, .�,' rt (5, 522) ?',4* _,--, - --. % ..., ::-....- ---,-*'-'4-4, Per Acre Impact (3) (31) • ,._� .4,.-.1 �-• �� Overall Net per (35) • -L--:.._ •: �41Cor. Acre -1 FINDINGS: This preservation of agriculture is fiscally sound for the City and school district. Very little operational costs are incurred for maintaining productive agricultural land. The benefits of open space far outweigh the operational costs. Note:As of 1989 this area has a mixture of land classified as Green Acres and non-Green Acres under the Minnesota Agricultural Property Tax Law. • 17 Lake Villa Estates •This new housing represents upper-income single family housing which is built in one of the most attractive areas of the City and close to a man-made amenity, the golf course. These are executive homes of higher quality construction and well blended into the landscape on larger lots. Zoning: R-1 Average Property Taxes: $4,228 School District: Lakeville • Avg. # Children per Unit: 1.33 Avg. Market Value: S189,047 Avg. # People per Unit: 3.61 Average Unit Age: 3 Years ANALYSIS: Lake Villa Estates turns an overall positive fiscal impact for the City. Police services are very minimal. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. The higher value of these homes compensates for the lower density. iLAKE VILLA ESTATES • •� 7.' J Annual Operating City School •+ Figures District iiii .,' ��y'�� Expenditures $51, 090 $369, 061 11 '•�-- ' F � � Revenues 81, 13 8 409, 171 41 P": .i-.: ,,-: ., • - '"-'-':‘'f•:-•'''';`''''2'''i f11 ., ; f Net Impact 30, 046 45, 110 . '` isell Overall Net 75, 158 -ttf: Per Acre Impact 835 1,253 .M, k •-•:;---:1-- ,--------_.tnq, ,,-;,;-,:'•444:14.;,...).;'-'.:'••=,•'- ---.4, z44 ,,��tr,, - • '''.'..-1-7:•,••=•- - :4Overall Net per 2, 088 -: ` ' •: Acre FINDINGS: This type of development consumes land area, but does not burden city finances. If possible, the City should make efforts to encourage developers to replicate the quality of landscaping. • 18 Woodridge Estates This area represents upper-income single-family housing, which is in a heavily wooded and hilly area with no man- 410 made amenities. It is located near the commercial area of 1-35 and Hwy 50. These are executive homes of higher quality construction and well blended into the landscape on larger lots. Zoning: R-2 Average Property Taxes: $4,357 School District: Lakeville Avg. # Children per Unit: • 1.33 Avg. Market Value: S195,889 Avg. # People per Unit: 3.61 Average Unit Age: 5 Years ANALYSIS: Woodridge Estates turns an overall positive fiscal impact for the City. Police services are relatively high, primarily alarms. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. The higher value of these homes compensates for the lower density. ilWOODRIDGE ESTATES K.f s `. i - " .• y Annual Operating - ��... -0r 'x City School w�� Figures District x '7i► - � -..sem' t f"',, J,• Expenditures 9 w - ,a".• ' :., ..;-u 1 •*, 545 9 7 $317, 085 '" ._ Revenues 2, 52 I'i • -. _ 7 0 360,387 -r . Net Impact 27,559 43, 302 a �1 1;c'& 4 Overall Net 70, 856 ..x: `t _ " Per Acre Impact 475 1 797 Overall Net per 1,222 • -,: Acre FINDINGS: This type of development consumes land area, but does not burden city finances, excepting police. Police calls for this area are primarilly for burglar alarms. • 19 Donnay's Valley Park Addition Donnay's Valley Park Addition was built as a starter home area for moderate income residents. The houses are +primarily single story ramblers. The initial quality of the homes is somewhat better than the slab-on-grade housing which was typical of housing construction in other communities during the 196O's and 197O's. It is primarily a middle-class neighborhood with relatively little non-homesteaded property. Zoning: R-2 Average Property Taxes: S806 School District: Rosemount Avg. # Children per Unit: 1.33 Avg. Market Value: S73,424 Avg. # People per Unit: 3.61 Average Unit Age: 20 years ANALYSIS: Donnay's turns an overall negative fiscal impact for the City. Standard street and fire service is provided to this area. Police service is primarily for crimes against people, such as assaults or domestic calls. It is mainly serviced by the Apple Valley commercial area on Cedar avenue. Donnay's represents what current single-family housing may look like in twenty years. l' I DONNA "S VALLE: ADDITION' . Gv`"_- ""`--�,� ,x Annual Operating Cit . .*, ,,, : Y School 'er 4� ,� y't '1 , w .„ " Figures District t� ,� �,s �_ ---•Q Expenditures $296,389 $1, 652, 717 Revenues lc8, 833 I 1, 362, 159 ii W. i _ ..,,...71,„1-.,-,4„,�a � __ ' Net Impact 1 (57, 551) , (290,547) a-�7 � �' .. .d Overall Net (348, 098) ----.0•••':' ‘ :;'.-4- ry ,.r ^'0..► S hwi,, Per Acre Impact (576 :y :,....- ' .-"vr:_v tc�'f„��•• ,,. ) (2, 905) t._,? -vee,, `^--W,s Overall Net per (3, 481) _ ` . -k• ..- Acre FINDINGS: Lack of upkeep appears to be a critical factor in the somewhat lower value of these homes. Their affordability is obtained through accelerated devaluation of the property. The City would do well, from a fiscal standpoint, to make efforts to ensure property maintenance of these areas to protect its tax base and minimize police services. Special Notes: Rosemount School District No. 196 has somewhat lower levies (1990 taxes, payable 1991) than the other districts which would make other areas similar to Donnay's have an even greater negative impact. • 20 Dodd Pointe • Dodd Pointe is single family development. The housing is fairly well constructed and is primarily two story, homesteaded property. The general condition of the housing could be described as being fairly solid but lacking in landscaping and general maintenance. Zoning: R-3 Average Property Taxes: S1,032 School District: Rosemount Avg. # Children per Unit: 1.33 Avg. Market Value: S87,778 Avg. # People per Unit: 3.61 Average Unit Age: 4-5 Years ANALYSIS: Dodd Pointe has an overall negative fiscal impact for the City. Standard street and fire service is provided to this area. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a moderate income housing development which may, in a relatively short period of time, become what Donnay's is today. f DODD POINTE c , tax � ,•,,, -A' _ 1 . :g*Is: Annual Operating City School gib .,�y_ `'`te:-""r4.;... .-St.--...7": Figures District ;. - — .ta,":17i-. ..., , ,,-- -*. �,`,4 , * < Expenditures $53,562 $359,286 ' " , <. t L ••::._,..,.=...,--, fl41r.Z.. 7� Revenues 43, 957 303, 099 ms' •'3 ..��pp . T "�.= / 44, „� � �`` Net Impact (9, 605) 1 (56, 188) .K ,, t. : -,-h, Overall Net (65, 793) a- M . - ^" - a Per Acre Impact (543) (3 177) cv Overall Net per (3, 720)Y' _.�4 -:r,:::7,..,:::: i lw • Acre FINDINGS: Property maintenance should be emphasized for this area. Additionally, this type of development can be an asset to the City, but it should be carefully watched. Special Notes: Rosemount School District No. 196 has somewhat lower levies than the other districts which would make other areas similar to Dodd Pointe have an even greater negative impact. • 21 Oak Shores 3rd Addition This area has primarily owner-occupied twinhomes. The houses arc well constructed and designed to blend into the • landscape. The general condition of the housing could be described as very well maintained and attractive. Zoning: R-4 Average Property Taxes: S1,389 School District: Lakeville Avg. # Children per Unit: .74 Avg. Market Value: S56,371 Avg. # People per Unit: 2.38 Average Unit Age: 12 Years ANALYSIS: Oak Shores 3rd Addition positively impacts the City finances. Standard street and fire service is provided to this area. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a quality twinhomes housing development which will likely retain its value for some time to come. OAK SHORES 3RD ADDITION Annual Operating City School Figures District Expenditures $9,235 $55,541 rrs;F-;..�.....4s:., Revenues 9 969 53 027 s ,:,**.,,.-,,,c...,,,_ , " �I �` • Net* Impact _ •t ,,,, i t:,. 729 (2, 519) " ----- ""..., :: Overall Net (1, 785) r - Y `' ----1 ..;7-7..,..;---1-_-:; ,: ,--•••••,-..," - • Per Acre Impact 202 (698)— ,�,� ..= ...,, :'�'�==AOverall Net per (496) """ y ,: h 4, -� :x7"--*- ,. 4,V�� Acre FINDINGS: This type of development conserves on land area and is of enduring quality. Although a negative fiscal impact, it is relatively small in comparison to the other areas. If possible, the City should make efforts to encourage developers to replicate the more positive aspects of this neighborhood. • 7-, Oak Shores 7th Addition This area has quadra-plex housing built in the mid 1980's. The units are of moderate construction quality. The • general condition of the housing could be described as fairly well maintained with sparse landscaping. Primarily young families live in this type of housing. Zoning: R-5 Average Property Taxes: S1,371 School District: Lakeville Avg. # Children per Unit: .63 Avg. Market Value: S38,167 Avg. #People per Unit: 2.33 Average Unit Age: 7 Years ANALYSIS: Oak Shores 7th Addition turns an overall positive fiscal impact for the City. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a moderate quality four-plex housing development which shows a good mix between density and market value. Also, this type of development offers affordable housing which is not deteriorated nor overly dense. IOAK SHORES 7TH ADDITION :, 1x. y -3,,„mow:• Annual nnual 0 erating O; 4 tY School . * , �., " , t "K> • ` ='';.Q"; x " 'Yrsyw5y, [ r Figures District r '" a �^"� �� c ' ; a u< ? _tes Expenditures $12, 769 $66, 755 i Revenues 13, 822 66, 321 W. ,.�... . . Net Impact 1, 057 (434) ti;,,_ - '- a.. .a--4-^+:=7arc Overall Net 624 �^'�., -^�+ ea . --,. �° ' >-s�© �c "-" •-'"'- �= .. . Per Acre Impact 352 I (145) a.s 'r�=. Overall ra_1 Net per 208 FINDINGS: This type of development conserves on land area and provides affordable housing without major compromises on space or safety. If possible, the City should make efforts to encourage developers to replicate the more positive aspects of this neighborhood. • 23 South Fork Apartments This area has newly constructed apartment buildings through a tax increment financing project. It is located near the commercial area of 1-35 and Hwy. 50 and provides a critical customer base for that commercial arta. These are nicely landscaped and maintained buildings. There are a large number of families living here while waiting for their homes to be built. Zoning: R-7 Average School District: Lakeville g Property Taxes: 51,109 Avg. # Children per Unit: .62 Avg. Market Value: S27,916 Avg. # People per Unit: 2.33 Average Unit Age: 4 Years ANALYSIS: South Fork Apartments Addition turns an overall negative fiscal impact for the City and the school district. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. When the tax increment financing is not calculated into the revenues, this addition has a significantly smaller negative impact (almost none) to the City. However, there is an overall negative impact to the school district. This TIF is approximately 20 years in duration. ISOUTH FORK APARTMENTS (All Phases) Annual Operating City School ' � "" Figures District K tea. i `' Expenditures 5199, 663 $742, 144 [^ y3 r fi *iksi rAfg ; ;. Revenues 112, 698 F • " 613, 931 Net Impact (31, 965) (128,213) t j jj - fi• t- Overall Net (160, 178) k per Acre Impact (929) (3,706) �rR Overall Net per (9, 629) Reference Appendix C for fiscal Impact without TIF FINDINGS: Despite high concentration, the tax increment financing burdens City finances. The City should keep in mind, however, that this area has contributed significantly to the success of the commercial area at Interstate 35 and Highway 50. The losses in South Fork should be compared to the positive fiscal impact of the commercial development. These areas fiscally balance each other. Tax increment financing generally should only be used for 'struction of municipal infrastructure, such as roads, senior centers, etc. Overall site quality is exemplary. 24 4� EXHIBIT HIBIT A r • itY of f1klMEMORANDUM River TO: Steering Committee FROM: Steven B. Ach, City Planner DATE: February 9, 1995 SUBJECT: Residential Plan These next meetings will involve the discussion of various topics from which we can now begin to establish certain goals and policies. The first topic to be discussed focuses on the residential element of the comprehensive plan. Overview • In order to begin to draw some conclusions regarding residential land use, it is important to first examine the City's current conditions and potential impacts each type of residential will have upon the City. Particular attention has been given to multi-family development, given the Steering Committee's concern relative to this matter. As we all know, multi-family can have a serious negative impact upon communities if not planned for properly, managed accordingly and maintained. This is evident in some of the first and second ring communities within the metro area (Brooklyn Park, Brooklyn Center) that are finally feeling the aging affects of multi-family projects developed twenty years ago. In addition to multi-family, both detached and attached single family developments will be reviewed. Since a major portion of the City's growth is occurring with the single family plats within the current urban service area, attention will be focused on our current inventory and how we should plan to accommodate the expected demands in the future. Finally, a brief overview of the financial implication in terms of taxes and demands on City services will be discussed. There have been some comprehensive studies completed by other organizations that will be useful in formulating some conclusions for Elk River's plan. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to Steering Committee Page 2 February 9, 1995 • Land Use Evaluation Exhibit No. 1 is a chart outlining the percent of land dedicated to each zoning district found in the community. Approximately 90 percent of the land in Elk River is zoned for residential purposes. Of this 90 percent, approximately 16 percent is zoned for urban (city water and sewer) residential development, while the balance is agricultural (31%) and a single family zone allowing 2- 1/2 acre lots (41%). The Rlc zoning district (10,000 sq. ft. lot) is the predominant (11% of the 16%) of those residential districts within the urban service area. Single Family Consumption Rates/Inventory In the past six (6) years, there has been a shift towards residential plats within the urban service area. Exhibit No. 2 lists all the single family residential plats that have been recorded with Sherburne County since 1989. Based on this information certain trends relating to the amount of residential activity may be projected for the upcoming years. Furthermore, land available for development and a current inventory of the number of years supply are both important factors when designing a growth management strategy. In summary, within the urban service area there is approximately a 22-year supply of vacant land that can be developed as single family. On the other hand, if no further subdivisions were to occur, the number of available platted lots that have been created since 1989 would take approximately 6 years to develop. It is important to understand that both of these numbers are based on activity only within platted property within the urban service area. There will continue to be activity within the unsewered area, therefore, this information is slightly misleading. What we have tried to do is start at "ground zero" in 1989 and determine current activity from this point on. Certainly a factor to consider when reviewing this information is that development activity is expected to generally increase. This is a result of MUSA line restrictions on some of the northwest suburbs, improvements to Highway 101, enhancing access to Elk River and extension of utilities within the community. Typically, a population growth factor of 3% has been used for other long range projections (i.e., wastewater treatment). Further discussion on this item will be provided at Thursday's meeting. Housing Characteristics • Exhibit No. 3 presents an overview of the number of residential units in the City and the respective percentages of land consumed by each type of housing s:steering:2-9memo Memo to Steering Committee Page 3 February 9, 1995 unit. Currently, there is a total of 4,754 residential units in Elk River. 75% i' of these units are detached single-family dwellings, and 22% are considered multi-family (more than three units per building). The amount of land zoned for multi-family purposes within the urban service area was determined to be approximately 4%. Included in this packet is an article from the Planning Advisory Service discussing land use ratios. Comparing Elk River's 4% figure to those cities with populations of under 100,000 listed in the attached article, the percentage of Elk River's land area dedicated to multi-family is on the low end. However, if a comparison was made only to those cities with populations less than 27,000 the average percentage of land for multi-family drops to approximately 7%. Based on these figures Elk River has a low percentage on land area dedicated to multi-famly. All this aside, the important issues to consider with multi-family is the overall density of each project, the concentration of multi-family within certain geographic areas and long term maintenance and aesthetic integrity. It is worth noting that a majority of Elk River's multi-family units were constructed during the middle to late 1980's. However, there are some projects that were built in the late 1960's and early 1970's. Through an inspection program health, welfare, and safety issues can be maintained and preserve the visual quality and living environment of these buildings. In terms of opportunities for additional multi-family, the amount of available land zoned for multi-family has diminished through rezonings or development activity. Therefore, it is expected multi-family and the number of units that may be constructed should continue to decrease. Exhibit No. 4 is an inventory of all the multi-family projects in Elk River. Although there is a high percentage of multi-family units in the City, the vacancy rate is at 2%. Compared to other communities (See Exhibit No. 5) this rate is below the average. Typically, vacancy rates below 5% are considered to be an indicator of a healthy multi-family market. Fiscal Impact of Development To date, there has not been a full analysis of the fiscal impacts development has on Elk River. However, there have been other studies under similar conditions that Elk River is experiencing that can be used to draw some conclusions. To begin with, executive summaries from two studies (Exhibit 6- Lakeville, and Exhibit 7-Wright County) have been included for the Committee's review. In addition, excerpts from the Lakeville study • illustrating fiscal impacts based on a variety of residential land uses ranging s:steering:2-9memo Memo to Steering Committee Page 4 February 9, 1995 from agricultural to multi-family will help facilitate the Committee's • discussion on this topic. Generally speaking, a typical single family residential development with lot sizes of 10,000 to 12,000 square feet ends up demanding more services than they are paying for. However, moving in either direction away from this middle point of a "typical" development the fiscal impact can get better or worse. Findings from the Lakeville and Wright County study point out that "scattered development" places a strain on the City's operating budget. Conversely, higher density developments such as twinhomes, townhomes and multifamily generally provide the best fiscal investment. Certainly there are exceptions to this, such as high value single family homes. Whether these homes are located in a large lot subdivision of 2-1/2 acres or 10,000-12,000 square foot lot plat, the return will be positive. In summary, these general guidelines have been proven to be accurate guidelines for communities to apply when developing a comprehensive plan and respecting fiscal impacts of proper land use mix. These exhibits will be further discussed at the meeting. Goals and Policies Finally, Exhibit 9 states the current goals and policies listed in the Growth Management Plan. These should be reviewed and evaluated to determine if modifications or deletions need to occur. Based on development pressure and projected growth for Sherburne County, new goals may need to be considered and incorporated into the updated Comprehensive Plan. The following is a list of goals/issues that the Steering Committee may wish to discuss: • Disperse residential land use densities throughout the community to provide a residential balance for a well-rounded living environment. • Strive to achieve a proper mix of housing opportunities that will not provide a negative fiscal impact on the City. • Develop certain growth control measures that provides for a proper inventory of all types of housing units. • Encourage creative subdivision design and site planning techniques to strengthen the sense of neighborhoods. • s:steering:2-9memo Memo to Steering Committee Page 5 February 9, 1995 • • Design techniques should be used within residential developments to enhance public safety protection for both fire and police. • Multi-family developments should not be concentrated within certain areas of the community. • High density development should be located adjacent to or near minor arterials or collector streets to reduce excessive amount of vehicular traffic within low density residential areas. • Development of owner-occupied housing for low and moderate income households shall be encouraged. • Investigate the appropriateness of housing maintenance codes to preserve and enhance areas of the City that are experiencing an aging housing stock. • Development should be encouraged within areas that currently have sewer and water and not require the premature extension of additional infrastructure, such as sewers and roads. • Subdivisions of lands in the agricultural area should adhere to a density 111 of four units per forty acres. • Creative subdivision design such as clustering shall be encouraged within all parts of the community. • Consider amending the zoning ordinance allowing more defined and specific uses (i.e., separating single family, townhomes and multifamily from one another). s:steering:2-9memo EXHIBIT 1 •' LAND USE EVALUATION ZONING MAF RESTRICTED %OF LAND %OF LAND CATEGORY ACRES IN CITY ACRES IN CITY A-1 9,266 33% 3,847 55% R-l a 11,492 41% 1,642 24% R-lb 875 3% 356 5% R-l c 3,216 11% 889 13% R-ld 185 1% 31 *** R-le 120 *** 3 *** PUD 391 1% 32 0% R-2 32 *** 0 0% R-2b 43 *** 9 *** R-3 90 *** 0 0% R-4 82 *** 0 0% C-1 55 *** 0 0% C-2 35 *** 0 0% C-3 623 2% 27 *** PUD 140 1% 0 *** 0 I-1 854 3% 97 1% I-2 550 2% 45 1% BP 141 1% 0 0% Total 28,190 100% 6,978 100% EXHIBIT 2 • RESIDENTIAL CONSUMPTIONRATES 1989-1994 UPDATED JANUARY 1995 LISTING OF PLATS (1989-1994) TOTAL LOTS TOTAL ACRES ACRES 1994 LOTS DEV. ACRES DEVELOPED VACANT Country Crossing 73 12 40 10 30 Cherryhill Bluffs 3rd Add. 4 2 1 1 0 Hillside Estates 3rd Add. 9 0 • 4 0 4 Meadowlark Townhomes 14 6 3 2 1 1993 Heritage Landing 77 44 35 21 14 Cherryhill Bluffs 2nd Add. 31 12 26 10 16 Hilltop Woods Estates 8 7 40 36 4 Meadowvale Heights 49 24 121 59 62 Mississippi Oaks 37 7 62 5 57 Bruce Addition 14 14 2 2 0 North Meadows 8 4 22 11 11 Robbinsdale 3 3 2 2 0 S Heritage Landing 2nd Add. 9 0 5 0 5 Hillside Estates 2nd Add. 13 4 7 3 4 1992 Hillside Estates 50 42 29 25 4 Guardian Angels 4 4 2 2 0 Cherryhill Bluffs 10 8 22 10 12 Scottsdale 3 3 1 1 0 Orono Heights 11 6 6 4 2 1991 James Manor 6 6 2 2 0 Barrington Hills 12 10 4 3 1 1990 Bailey Beck 27 10 17 7 10 Auburn Commons 7 5 1 1 0 1989 Shores of Briarwood 3 3 9 9 0 Deerfield 4th Addition 56 52 33 30 3 Oak Hollow 4 3 5 4 1 • • FIGURES OF PLATS (1989-1994) UPDATED JANUARY 1995 TOTAL LOTS LOTS TOTAL ACRES ACRES TOTALS LOTS DEV. VACANT ACRES DEVELOPED VACANT 1994 100 20 80 48 13 35 1993 233 108 125 260 102 158 1992 78 63 15 60 42 18 1991 18 16 2 6 5 1 1990 34 15 19 18 8 10 1989 63 58 5 47 43 4 TOTALS* 526 280 246 439 213 226 'Figure does not include Hilltop Woods Estates and North Meadows Subdivisions. TOTAL LOTS LOTS TOTAL ACRES ACRES 6 Year Average LOTS DEV. VAC. ACRES DEVELOPED VACANT 1989-1994 88 47 41 73 36 38 IPTOTAL LOTS LOTS TOTAL ACRES ACRES 2 YEAR TOTALS LOTS DEV. VAC. ACRES DEVELOPED VACANT 1993-1994 333 128 205 308 115 193 1992-1993 311 171 140 320 144 176 1991-1992 96 79 17 66 47 19 1990-1991 52 31 21 24 13 11 1989-1990 97 73 24 65 51 14 PAST 3 YEAR TOTAL 1992-1994 411 191 220 368 157 211 TOTAL LOTS TOTAL ACRES ACRES 2 YEAR AVERAGES LOTS DEV. ACRES DEVELOPED VACANT 1993-1994 117 64 154 58 97 1992-1993 156 86 160 72 88 1991-1992 48 40 33 24 10 1990-1991 26 16 12 7 6 1989-1990 49 37 12 26 '7 PAST 3 YEAR AVERAGE III 1992-1994 137 64 123 52 70 I,603 Acres are available for residential development in urban service district 1111 CONSUMPTION RATES UPDATED JANUARY 1995 1) ACRES OF RESIDENTIAL LAND TOTAL ACRES PLATTED IN PAST 6 YEARS (1989-1994) 439 AVERAGE ACRES PLATTED EACH YEAR (PAST 6 YEAR AVERAGE) 73 TOTAL ACRES AVAILABLE FOR DEVELOPMENT IN URBAN SERVICE DISTRICT 1,603 PAST 6 YEAR TREND 22 Years until all available land will be platted. 45 Years until all availalbe land will be developed. 1992-1994 TREND 13 Years until all available land will be platted. 31 Years until all available land will be developed. 1993-1994 TREND 10 Years until all available land will be platted. 28 Years until all available land will be developed. 1992-1993 TREND 10 Years until all available land will be platted. 22 Years until all available land will be developed. 2) INVENTORY OF LOTS TOTAL NUMBER OF LOTS CREATED IN PAST 6 YEARS 526 TOTAL NUMBER OF LOTS DEVELOPED IN PAST 6 YEARS 280 PAST 6 YEAR TREND (YEARS UNTIL ALL CURRENT PLATS ARE DEV.) 5 i • SUPPLY OF LAND WITHIN THE CURRENT URBAN SERVICE DISTRICT JANUARY 1995 ACRES ACRES DEVELOPED YEARS SUPPLY OF AVAILABLE PER YEAR DEVELOPABLE PROP. RESIDENTIAL 1603 73 22 COMMERCIAL 138 10 14 INDUSTRIAL 96 10 9 RESIDENTIAL LAND CONSUMPTION WITHIN THE URBAN SERVICE DISTRICT 0 JANUARY 1995 30• 25• 20• ACRES 15• 10• 5• 0 89 90 91 92 93 94 YEARS 6 YEAR AVERAGE 73 ACRES (47 LOTS) • EXHIBIT 3 •) HOUSING CHARACTERISTICS OF ELK RIVER , MINNESOTA JANUARY 1995 ACREAGE OF ELK RIVER Total Acres in the City of Elk River 28,190 Total Acres in the Urban Service District 5,194 Acres currently zoned as Multi-Family 208 • HOUSING UNITS IN ELK RIVER Total multi-family units in the City of Elk River as of 1994 1,060 Total twin home units in the City of Elk River as of 1994 86 Total single-family units in the City of Elk River as of 1994 3,559 (This figure does not include mobile housing units) Total mobile housing units located within mobile parks in the City of Elk River 49 Total residential units in the City of Elk River as of 1994 4,754 PERCENTAGE OF LAND ZONED AS MULTI-FAMILY IN ELK RIVER %of land zoned multi-family within the City of Elk River 0.7% %of land zoned multi-family within the Urban Service District 4% RESIDENTIAL LAND USE CHARACTERISTICS %of all residential units which are currenity considered multi-family 22% %of all residential units which are currently considered single-family 75% %of all residential units which are currently considered twin home 2% %of all residential units which are currently considered mobile homes I% SINGLE-FAMILY AND TWIN HOME HOUSING UNITS WITH MUNICIPAL SERVICES Homes with municipal water and sewer 1,243 • Homes with municipal sewer and private well for water 41 Homes with private septic system and private well for water 2,410 EXHIBIT 4 APARTMENTS IN ELK RIVER • ' UPDATED JANUARY 1995 APARMENT COMPLEX ADDRESS #OF UNITS DATE PHONE# # OF VAC. Affords,John 330 Norfolk 4 1968 263-6191 0 Angel Ridge 280 Evans 53 1992 441-1213 0 Auburn of Elk River 631 Auburn Place 24 • 1989 441-2448 0 Sue Bal Moral 379 Baldwin 24 1979 441-8925 0 Billmark,Arnie 200 Freeport 4 1985 441-6835 0 Caswell,Lynn 231 Main Street 4 1979 441-5600 0 Elk Park Estates 1109 School Street 24 1986 441-8321 2 1111 School Street 24 1985 785-9214 1115 School Street 24 1987 Rita Elk Ridge Estates 11755 191st Street 18 1985 441-4036 0 441-6299 Elk Ridge Manor 751 - 769 Freeport 6 1986 497-3270 0 801 - 815 Freeport 8 1986 825 - 835 Freeport 10 1986 847 Freeport 16 1986 Elk Terrace 385 Holt Avenue 23 1992 465-6841 0 Buckeye Realty 497-3270 Evans Meadows 345 Evans Ave. 16 1989 441-6299 1 355 Evans Ave. 16 1990 365 Evans Ave. 16 1989 375 Evans Ave. 16 1990 385 Evans Ave. 16 1990 Evans Park 300 Evans Ave. 36 1985 441-1213 0 Foster Development 241 Main 2 1979 241-0714 0 (4 units total,2 apts.,2 business office) Garden City 337 Baldwin Ave. 30 1973 0 Gramsted,Harold 1860 Meadowvale Road 8 1978 441-4345 0 Guardian Angels 350 Evans Ave. 63 1980 441-1213 0 Knollwood 365 Baldwin Ave. 12 1976 (507) 451-8524 0 lrueser,Eugene 420 3rd Street 6 1985 441-1738 0 433 Irving Ave. 8 1975 Lake Orono Estates 18594 Gary Street 36 1967 441-8356 3 0 • APARTMENT COMPLEX ADDRESS #OF UNITS DATE PHONE# # OF VAC. Lansboro Heights 11798 Highland Road 30 1992 441-2642 0 Lion's Park 1001 School Street 61 1988 441-1129 0 Oak Crest 340 3rd Street 18 1987 441-6299 0 380 3rd Street 18 1988 Park Pointe 1227 School Street 51 1990 241-0020 4 Ridgewood Manor 11931 191 1/2 Ave. 16 1987 441-8510 0 11940 191 1/2 Ave. 16 1987 11951 191 1/2 Ave. 16 1987 11978 191 1/2 Ave. 16 1987 11981 191 1/2 Ave. 16 1987 River City 814 Proctor Ave. 21 1972 441-7477 0 Hecter,Alan 1175 School Street 8 1965 1179 School Street 8 1965 Riverside 925 Angel Ave. 24 1965 441-1213 2 Royal Oaks 300 3rd Street 18 1987 441-6299 0 441-5793 Don Singer 805 School Street 12 1970 441-2334 0 • Tara Hills Estates 151 5th Street 54 1986 (218) 233-3173 4 713 Company 543 5th Street 6 1960 545-6222 3 7 3rd Street 12 1972 933-2413 23 3rd Street 12 1972 TOTALS 980 TOTAL UNITS VACANCIES: 19 Kornivich Development 1105 Lion's Park Drive 68 1994 (BUILDING NOT COMPLETE) TOTALS (INCLUDING KORNIVICH DEV.) 104E TOTAL UNITS • I i - VACANCY RATES CO X LU 1985 1986 1987 1988 1939 1990 1991 1992 1993 Developing Area Brooklyn Turk 2.1 3.7 2.7 4.2 6.4 6.1 8.7 14.4 15.4 Osseo 2.0 2.3 2.3 6.6 5.6 5.6 1.5 3.4 2.3 Maple Grove * * * 2.9 3.2 3.0 2.9 Plymouth 2.0 1.7 9.0 6.6 9.3 7.8 5.1 3.7 2.6 Coon Rapids 5.2 2.0 3.4 4.6 4.1 6.3 3.0 10.4 3.4 Anoka/Champlin 2.0 5_3 43 17 9_8 8_8 5_5 5.5 2.3 Subtotal 2.2 2.5 3.7 4.3 5.9 6.3 4.5 6.7 4.8 Fully Developed Arca Brooklyn Center 2.5 2.6 4.4 5.5 6.8 7.3 4.9 5.9 4.5 New Hope 1.0 1.8 3.6 2.7 3.7 3.7 2.8 1.8 1.3 Crystal 1.3 4.5 3.3 3.4 9.2 7.0 2.8 7.0 3.8 Robbinsdale 0.5 1.4 4.1 2.6 1.5 3.9 4.8 4.4 3.9 Fridlcy/Spring Lake Park 3_6 2.2 3.1 5_0 9.8 6_6 4.9 4.7 3_0 Subtotal 1.8 2.1 3.7 3.8 6.2 5.7 4.0 4.8 3.3 Study Area Total 2.0 2.5 3.7 4.1 6.0 6.0 4.3 5.8 4.1 Metro Arca Total 1.9 3.2 5.7 6.1 7.4 5.7 4.8 4.4 3.7 * Vacancy rates for Maple Grove for 1985 to 1989 included in Brooklyn Park's numbers Note: Vacancy rates unavailable for Dayton and Medicine Lake Source: Apartment Search/Apartment Profiles, Metro Municipality Update Report, 1985 - 1993 • III • EXHIBIT 6 EXECUTIVE SUMMARY In 1991, the State Legislature changed the tax laws which froze the City levy limits and decreased future property tax revenue. Lakeville needed to take action. On July 15, 1991, Lakeville's City Council passed an interim ordinance which temporarily prohibits approval of new residential plats and expansion or development of mobile(manufactured) home parks. This ordinance essentially provides the City with a time-out to develop a means of managing growth in a fiscally responsible manner. This fiscal impact study is the first action directed by the Council under the interim ordinance. The results of this study will be used as a base to develop impact fees. Fiscal impact analysis compares revenues and expenditures of various types of development to arrive at an overall net impact. There was little factual data on what residential developments actually contribute and cost the City's finances. In order to provide better fiscal impact data, a number of sites were selected to represent various housing types and market values. The revenues generated from property tax and intergovernmental aid are compared against expenditures on a per- erson, per-acre or per-unit basis, in order to arrive at a net fiscal impact. Additionally,we conducted a focus group with department heads to provide context and a broader perspective. Also, we analyzed current service standards and new tax laws in order to provide an information base for the next phase of the growth study. As probably expected, lower value homes tended to have a negative fiscal impact. The high value . homes had positive fiscal impacts. Senior housing, when not constructed with tax increment financing, produces a net positive fiscal impact. In general, the higher the density of housing the more the return, however, there are diminishing returns after a certain point in market value and density. Twinhomes, quads, townhomes and high value homes provide the best fiscal investment in housing. The scattered development puts an enormous strain on the City's operating and capital budgets and negatively impacts commercial areas trying to establish service areas. The 3600 lots that are in line for development will act to randomly fill in the northern part of the City. Future planning should be done in contiguous patterns. Increasingly, City efforts will need to focus on redevelopment as the City ages. Mobile homes and areas with aged housing stock, in particular, are major concerns of the Council and City staff. This study finds that these areas have a significant negative fiscal impact. Remedies include focusing on crime prevention and property maintenance. Overall, the moratorium and subsequent growth studies emphasize prudent City management. The City needs to be involved with other municipalities, counties and school districts in order to coordinate growth in an environment of constrained resources. A Dakota County effort to conduct similar studies is highly encouraged, because many cities would benefit. • 1 FF/7 EXHIBIT 7 1111 EXECUTIVE SUMMARY This study assesses the revenues and costs connected with growth at different densities in various sections of Wright County, Minnesota. In particular, the cost/revenue relationship of growth near existing infrastructure such as water, sewers, storm sewers and paved roads is compared with growth in rural areas that lack established infrastructure. Three residential development scenarios were chosen for the study : 1) a relatively high-density* development of 50 units of rental apartments, condominiums and single fam- ily homes in the City of Buffalo. The units oc- cupy a little over five acres . 2 ) a subdivision of 50 units of single family two, three and four bedroom homes, each on one acre, in the Township of Otsego. The units occupy 50 acres . 3) 50 units of two, three and four bedroom homes , each on seven and one-half acres , in the Township of Silver Creek. The units occupy 375 acres . The units for the Buffalo City scenario are connected to city water and sewers . The Townships of Otsego and Silver Creek contain no established infrastructure; therefore, the units use wells and septic systems . * "relatively high density" in this case does not approach the density of highrise development found in major metro- politan areas . Rather it includes a mixture of detached houses on 1/4 acre lots , semi-detached townhouses and small apartment buildings . These densities are compatible with the character of many small cities and towns in Min- i, nesota. In each case, the residential county, city, townshipand 111 school district costs are compared with local revenues venues col- lected to support these costs . The findings of this study y 1) the costs of growth for low density in the Townships of Otsego Silver deCreekre are extremely high when county, y, ship and school district costs and crew township considered. The average revenues are deficit for Otsego isg per unit revenue/cost Creek, the per unitgdeficit$iss$499 .22 .. 85 . For Silver 2) the costs of growth are much lower relatively high density subdivision in theorCity of Buffalo with established The average per unit revenue/costnfdeficittur is $114 . 62 . is 3) the differences will be even more marked in the near future. Otsego and Silver Creek face sub- stantially higher capital costs within the next two to three years (sewage treatment, water and added schools for Otsego and added schools and . roads for Silver Creek) . Buffalo City's infra- structure will be adequate for the next deccadeade.. 4) besides proving the least cost effective Silver Creek scenario used up more land and Con- tributed to the decimation of farmland. Higher density development in the City of Buffalo p - served land without threatening existing farmland or forestland. In sum, higher density y develo pment close to existing urban infrastructure proved less expensive than low density development in areas with no established infrastructure. The differences are exacerbated in the near term since the Town- ships of Otsego and Silver Creek face sharply higher capital investment within the next two to three years . On the other • 1+ i 11 hand, Buffalo 's capital costs can be expected to remain 111 stable for the next ten years . This study underlines the fact that it is fiscally sound to concentrate growth around areas with existing infrastruc- ture and to discourage growth on large lots in farming areas. State support of farmland preservation is a fiscally practi- cal method to achieve these goals . It enables farmers to re- sist selling their land for large tract development. As a second step, it encourages less expensive settlement around existing infrastructure. Over the long term, farmland pres- ervation protects an invaluable resource and it helps to pro- tect farming counties from the onslaught of unplanned growth. 411 411 1,1 III ... • . . • ' . ... . . . 1: . . . . . . X A COMPARISON OF CONVENTIONAL (A) AND III . CLUSTER (B) SUBDIVISIONS • . ... .._ _ . . ..... ....•. ..... ..... ...... ........ . .. . . open cpace • .i — I_ I 1....1 1 H I -FT-1 I t I I ' open space ,- • - , 3.6ipacores tie ,. . • 3.1 acres itiplo*to_ l II* ) : F414 41, a 64 11 411 4K4111.. .4 , . ,.. 111111110V .) I IS 111. i mai im ...... , . MN • -T . _________. le . ... .... , . 111 , .: • sis r,„„ open space 19.2 acres (---- ( '•. A is pal ) . •. . 11111F 1 . • • - , b i.0 , A .•. . • • III ' • • . '111V i B wipAi2-, A11011.11111 Asp • ._. • . __.---, - open space ! . ,--wemper 4.4 acres . • • • . ..... ..... ..... 1 . 1 . i number of lots 152 --:-. -- 1.- ...... . ! number of lots 148 road length 16.0001in.ft. ?.------1 "'WM T-- 6101 1/4-- -;- lot area woo sq.ft.min. • .• road length 10,850 lin.ft. INIA I 1 i! -- .... lot area 20.000 A.It.min. • open space none . .... ..... „,..' .Z. . -4--------_ open space 30.3 acres 0 41, 4110 Permanent ,1 r =€ ^ti' ::iiiii' pen Space ......... .:::::. :� Na J U r Dods e r r i a' .......,... ::. alel , .... ............. ... ......... ... ........ ... .. .,......... ..:::::::::::: :::.„„,„„,,,:,,,„:„ :„.. „_,,,_.,.,, l vim 16 MI VA Iii a ( t: me A \ s 1 Figure A (rated by 25%as "rural") Figure B (rated by 75% as "rural") 44 acre parcel 44 acre parcel 20 lots (2 acres each) 20 lots (3/4 acre each) No open space 25 acres of open space No pond access except from four lots Pond access for all residents Figure 3-3. Schematic illustrations from the preference survey conducted by the Livingston County (Michigan) Planning Department to identify the kind of rural subdivision layout most desired by local residents and officials. III . . .. .... ... , :., . ....: . . .. . .. . . • • • • 1 •2C C ' FRIDAY,JUNE 9, 1995- SAINT PAUL PIONEER PRESS SUBURBAN EDITOR: Les Suzukamo PHONE: 228-5475 SUB FAX: (612) 228-5500 �BB� MARINE ON ST.CROIX r o ix developerMari•ne on St. C o ` ' .not exempt fro clusterng plan JIM BROEDE STAFF WRITER posed subdividing his 175-acre resorting to clustering "because tract into 32 five-acre lots. they want no development at all." A But Judge J.E. Cass ruled Tues- Knaak questioned whether any housing developer wants to day that the city acted properly in developer will find clustering in do things the old way in Marine on denying Edmundson's plat if for Marine on St. Croix acceptable, St. Croix. no other reason than it failed to because they must give up half of But he may have to settle for meet the requirements of the old their land in order to develop. the controversial new way — clus- zoning ordinance. "The developer isn't even al- tering new homes on half of his Edmundson still has the option lowed to retain ownership of the property and leaving the remain- of platting under the new rules. land that remains open," he said. der of the land as permanent open "Actually, he would be allowed "It's supposed to be given to a space — because of a Washington 35 homes — three more than un- homeowners' association, to an in- County District Court decision. der the old ordinance," Mayor dependent trust or to a public In January, the city of 602 resi- Greg Ludvigsen said. "But he agency such as the DNR." dents became the first community would have to cluster those homes Knaak said that mayconstitute in Minnesota to make clustering on half of the property." an illegal taking of lad without mandatory in all new single-fami- City officials tout clustering as compensation to the owner. ly home subdivisions. a way to preserve the city's spe- Edmundson could appeal the Deyeloper Blaine Edmundson, cial charm and rural character. District Court decision or file an- however, claimed in a lawsuit that Also, they say it's the most effi- other lawsuit that directly chal- he got in under the wire by sub- cient, economical way to grow be- lenges the legality of the cluster mitting a plat before the new cause it results in fewer streets rules were adopted. and condensed service areas for ordinance. So he said the city was obligated 'street maintenance and police. "We haven't decided what to do to approve his development with- Edmundson's attorney, Fritz next," Knaak said. "We'll weigh out requiring clustering. He pro- Knaak, accused city officials of all our options." • i = EXHIBIT C • MEMO RAN D U M TO: MAYOR AND CITY COUNCIL FROM: CITY ADMINISTRATOR SUBJECT: ZONING ORDINANCE, ZONING MAP AND LAND USE MAP At the July 28th, 19 , 80meeting of the Planning Commission, the Planning Commission considered for the final time, the proposed Zoning Ordinance, Zoning Map and Land Use Map for the City. The Planning Commission voted unanimously to recommend ap- proval of the Zoning Ordinance, the Zoning Map and the Land Use Map by the City Council, with several changes which I will detail in this letter. Enclosed please find a copy of a letter from Dave Sellergren, Dick Nowlin and Zack Johnson, regarding suggested changes in the Zoning Ordinance and dated June 25th, 1980. The City Council has reviewed this memorandum and forwarded the changes to the Planning Commission for their review and recommendation. In the Planning Commission's review, on Item Number 1+, the Planning Commission asked that, for travel trailer parks and • campgrounds, that a conditional use only be permitted in the A-1 Zone, rather than in the A-1 and R1-B Districts, as recommended by the City Planner. In addition, the Planning Commission recommended that day care centers for 10 or more children be added as a conditional use to the R-3, R-1+, and C-2 Zones. In Item Number 11 of the June 25th, 1980 memorandum, the Planning Commission asked that the language "automobile service stations" be clarified so as not to eliminate truck stops and suggested that 'fuotor vehicle service stations" be substituted. In Item Numbers 19 and 20 of the June 25th, 1980 memorandum, the Planning Commission recommended that the minimum lot size in the A-1 District remain at the current 5 acre minimum, and that there be no reference to the word "buildable" as suggested in Number 19 and the definition in Number 20 in the Zoning Ordinance. The Planning Commission's objections to Number 19 and 20 centered around their thinking that the 5 acre minimum would control the growth in the outer fringes of the City better than the 22 acre minimum. Enclosed also, please find a memo to me dated July 11th, 1980, from Dick Nowlin, with three suggested changes for the Zoning Ordinance. The Planning Commission also reviewed these language changes and voted recommendations to the City Council. In Item Number 1 of the July 11th memo, the Planning Commission recommended that no change be made in the C-3 Zone in the conditional use to accomodate light manufacturing. Items Number 2 and 3 the Planning Commission recommended that the City Council approve. 4110 Zoning Ordinance, Zoning Map and Land Use Map Page Two • Item Numbe 3 of the July 11th, 1980 memo is in response to discussion held at the last City C• cil meeting, regarding language in the Zoning Ordinance for the issuance of building • -rmits. Enclosed also, 'lease find copies of three maps which the Planning Commission reviewed and recommended or approval to the City Council. The maps were prepared by Zack Johnson, Dick No lin and myself, on the basis of information gathered both from the P]Ia.nning Commissi• and the City Council. It is the City Staff's hope that the maps represent a comprog, 'se in the position taken by the Planning Commission, the City Council and also mi ;mizes future growth and development problems in the area in question. The first map, titled •:nd Use in the lower left hand corner, makes a number of changes from the original Land se Map considered by the City Council and Planning Commission. Specifically, the Land ► -e changes involve creating a small commercial strip on the south side of Highway #16 and west of Waco Street, and a 20 acre commercial strip on the south side of Highway 10 and the east side of Waco Street. Between the County Court House site indicated •n the map, and the County Fairgrounds, the Land Use Map would propose a 40 acre par -1 of property designated as Mixed Use. This would eventually allow constructio of virtually any type of dwelling or business which the City Council or Planning Commi sion would like to permit in the future. The_ proposed changes in the Land Use Map mus be considered in conjunction with proposed changes in the Zoning Map. The distinct .n between the Land Use and Zoning Maps is that the • Land Use Map indicates the City's 'ntentions for the land use now and in the future. The Zoning Map, on the other hand, 'ndicates with rigid and fixed boundaries, specific districts for the City of Elk River -nd can differ from the Land Use Map, as in the case of the two maps presented for y. r consideration this evening, because some zones, while anticipated in the future, may n t be required or desirable in the future. The map labeled Zoning in the lower left and corner, proposed several zone changes from the map originally considered by the ouncil and Planning Commission. Specifically, an 80 acre commercial strip is created on , e south side of Highway #10 and west of Waco Street, and a 20 acre commercial strip ;s created on the south side of Highway #10 and east of Waco Street. In addition, two 26 acre PUD's are created immediately east of the County Courthouse site, with the remai ,er of the large parcel south of Highway #10 being zoned R1-B. To the north of Highway 0, the zone designated as I-2 and occupied by Custom Motors is changed to revert b: k to an . R1-B zone, which then makes the Zoning Map consistent with the City's Land Us= Map. This change is being recommended because the I-2 zone among the other R1-B uses and one can possibly createproblems now & ir_ the future for the City. By leaving the I-2 zone in he R1-B zone, it is possible that future growth and expansion of the I-2 section may be -ncouraged. Since the City's Land Use Plan indicates that unitimately the entire are• should be an R1-B use, it does not appear to be the City's intent to encourage the gro • • or expansion of I-2 zoning in this area. By removing the I-2 zoning for the Custom tors operation, the use becomes a non-conforming use in the Rl-B zone. This is not .ecessarily a detrimental change to the operation; it simply prohibits that operation •m expanding or growing or otherwise changing to something which the City may find und- irable. In the event that the use in question is partially destroyed, the owners woul. have the opportunity • Zoning Ordinance, Zoning Map and Land Use Map Page Three • to rebuild to the same size and configuration currently y occupying the site. The th d map, title Map 8-c in the lower right-hand corner, deals with the problem of the ' u zone immediately north of Main Street and west the Guardian Angels Nursing Home. As e Council will recall, a problem developed in that a number of the parcels were less t' 20 acres in size and therefore were not eligible to be included in. a PUD zone. As uch, it was the recommendation of the City Staff that t-he -area.'in. question be re-zened.'.to specific-district-,-as illustrated on the=mapand that'-thezone revert back to an -1+ use across the entire area. The Planning Commissio voted to approve all of the changes and suggestions recommended by the City Staff on the .closed maps. The Planning Commission consi. ed two other language changes at their July 28th meeting, which had not been pre ..usly considered by the City Council. One change is a housekeeping item that clarif - the PUD Zone language to indicate that the 20 acres in question should be under • •ified control or ownership. The other language change considered by the Planning Commi 'on concerned the compounding of uses in the R and C zones; specifically, that single faa 'ly housing was permitted in the multi-family districts and also, to a certain extent, in C-1 district. As a result, the Planning Commission recommended approval of language tha. eliminated single family housing from the multi-family zone and the commercial zone. change necessary would read as follows under the permitted uses in R-I of 6 Sub. language would read: Uses permitted in R-3 Items B and C and R-2 Item C. In the *emitted uses for the C-1 • zone, which would be Item 7 Sub.A, the language would re. : Multi-family dwellings containing at least 12 dwelling units. With the above changes and suggestions, the Planning Commission animously approved the Land Use Map, Zoning Map and Zoning Ordinance and recommended hat the City Council also grant approval. With a few exceptions, the City Staff supports all of the recommendations and changes made by the Planning Commission. The most notable difference, or exception, is the language change in the A-1 zone, which would leave the zone at 5 acres rather than 22 acres, as suggested by the City Council. The City Staff feels that the 21 acre minimum in the A-1 district still enables the City to exercise adequate control over growth and development in the outer areas of the City of Elk River. In view of the current market conditions, a 5 acre minimum would more than likely eliminate all growth, rather than simply control growth. It is the City Staff's opinion that the City Council's intent is not to eliminate growth but to control growth. As such, the City Staff does not recommend that the City Council delete items number 19 and 20 as indicated in the June 25th, 1980 memo from Dave Sellergren, Dick Nowlin and Zack Johnson and thereby leaving the A-1 zone at a minimum of 5 acres. If the • ouncil is to leave enclosed light manufacturing as a conditional use in the C-3 zone a once discussed, it is recommended that the Council adopt language which requires that t - osed light manufacturing be accompanied by related sales operations. The language sug:- in the July 11th, 1980 memo from Dick Nowlin is somewhat vague in that respect and it City Staff's opinion that if this is to • be considered a conditional use, that both lig - • facturing and sales should be part of the operation in question. Zoning Ordinance, Zoning Map and Land Use Map Page Four • I have reviewed the changes and suggestions made from the original Ordinance to this point with the City Attorney and he has informed that it will not be necessary for the City Council to conduct another public hearing on the Zoning Ordinance and the various maps. As such, it is recommended that the City Council adopt the Land Use Planning Map as ammended, the Zoning Map as ammended, and the Zoning Ordinance as ammended by the language changes suggested in the enclosed memorandums. Respectfully submitted, <vc__ Robert C. Middaugh g City Administrator Enclosures RCM/dkk • IP August 4, 1980 Page Three /W 3. North of Highway 10 Area Occupied By Custom Motors Mr. John Engberg, attorney for Custom Motors, Mr. Cliff Olsen, owner of Custom Motors, and Mr. Jerry Gallati, previous owner of Custom Motors, were present to express their opposition to the proposed zone change for the area occupied by Custom Motors from I-2 to an R-1B zone. Mr. John Engberg indicated that the area in question has had an Industrial Use for the past twenty years and with the proposed zoning of R-1B, Custom Motors would be a non-conforming use, which would prohibit expansion. Council- man Otto indicated that there was a need for a used car business and felt the area should remain an I-2 zoning to allow for the used car business. Councilman Duitsman indicated the owners had not fulfilled the requirements of the City Council to provide for a screening of some sort for the busi- ness. Mr.. Jerry Gallati indicated a cyclone fencing was ordered and would be placed alon with trees or plants or vines or with slats in the fencing, as a screening. Councilman Toth indicated that he did not have a problem with the present zoning of I-2 and asked Commissioner Fox of the Planning Commission for his comments. Commissioner Fox indicated the Planning Com- mission was not totally in favor of a Commercial zoning out in the Court- house area and this zoning was a compromise for the commercial zoning on the southside of Highway 10. The City Administrator indicated the I-2 zoning was not consistent with the Land Use Map plan. COUNCILMAN OTTO MOVED TO LEAVE THE PRESENT I-2 ZONING AREA ON THE NORTH SInE OF HIrHWAY NUMBER 10. COUNCILMAN DUITSMAN SECONDED THE MOTION. THE MOTION PASSED 4-0. COUN CILMAN OTTO MOVED TO MODIFY THE LAND USE MAP TO BE CONSISTENT WITH THE ZONING MAP IN REGARD TO THE I-2 ZONING ON THE NORTH SIDE OF HIGHWAY NO. nII/ 10. COUNCILMAN TOTH SECONDED THE MOTION. THE MOTION PASSED 4-0. 4. Carton Properties on County Road 1 across from the Industrial Park. The City Administrator indicated the Planning Commission recommended the 4-acre parcel be re-zoned to an I-i zoning rather than the R-1 zoning currently proposed on the Zoning Map. Mr. Bill Brady, owner of property immediately to the north of the property in question. apreared before the Council to express his opposition to the I-i zoning. Mr. Paul Carton indicated the 4-acre parcel was bordered on one side by County Road 1, on one side by another road, on one side by the railroad tracks, and the other side by a swamp, and further indicated the best use for the land was an industrial use to provide a buffer between the current Industrial Park and the residential area. Councilman Otto indicated that he had a problem with changing and spot zoning for individuals. COUNCILMAN TOTH MOVED TO CHANGE THE ZONING FOR THE FOUR-ACRE CARTON PROPERTY FROM R-I ZONING TO AN I-1 ZONING. THE MOTION DIED FOR LACK OF A SECOND. No further action to alter the zoning from R-1 was taken by the City Council. 5. Correction of Industrial Zoning to be One-half I-2 and One-half I-1. The City Administrator indicated that there was a drafting error in the Zoning of the large industrial district between the Railroad and the current In- dustrial Park and that the north half was to be zoned I-1 and the south half to be zoned I-1. COUNCILMAN DUITSMAN MOVED TO CORRECT THE DRAFTING ERROR ON THE ZONING MAP. COUNCILMAN ENGSTROM SECONDED THE MOTION. MOTION PASSED 4-0. EttIK1 6. Lot Size in the A-1 Zone. The City Administrator indicated the Planning Commission recommended the A-1 zone remain at 5 acre lot size, rather than the 22 acre suggested by the City August 4+, 1980 Page Four 1120 Council, and further indicated that City Staff felt that the 22 acre minimum would still enable the City to exercise adequate control over growth and development in the outer area of the City. Planning Commission Chair- man Wally Fox, indicated the Planning Commission did not want to promote hopscotch development in the outlying areas, as the City at this time could not provide the services of street maintenance and police protection that more development would require. Councilman Otto indicated that he did agree with the concept of orderly growth from the inside out, but felt the 21/2 acre minimum would not prevent this from happening. Councilman Otto further indicated that at the 5 acre minimum, it would put a hardship on farmers desiring to sell a portion of their land for retirement purposes. General discussion was carried on regarding the concept of density zoning with 21/2 acre minimum and the possibility of subdivisions in 5 acre parcels versus 22 acre parcels. COUNCILMAN OTTO MOVED TO AUTHORIZE THE LANGUAGE CHANGE IN THE A-1 ZONE FROM 5-ACRE MINIMUM TO 21/2 ACRE MINIMUM. COUNCILMAN DUITSMAN SECONDED THE MOTION.. THE MOTION PASSED 4-1. COUNCILMAN ENGSTROM OPPOSED. OM 7. Reference to the word "Buildable" General discussion was carried on as to the definition of the word "buildable" and whether or not the buyer would be protected from purchasing land that did not have a buildable site. It was the concensus of the City Council that the City's Professional Staff would be able to adequately review up- coming plats under existing ordinances and statutes to ensure that lots are in fact buildable. The Council agreed to delete the work buildable and its Ddefinition as proposed in items 19 and #20 of a memo dated June 25, 1980 from attorney Dick Nowlin. 8. Conditional Use in R-1B Districts The City Administrator indicated that the Planning Commission recommended that for travel trailer parks and campgrounds, that a Conditional Use only be permitted in the A-i zone, rather than in the A-1 and R-1B Districts. COUNCILMAN DUITSMAN MOVED TO ELIMINATE THE CONDITIONAL USE PERMITS FOR TRAVEL TRAILER PARKS AND CAMPGROUNDS IN THE R-1B DISTRICT. COUNCILMAN ENGSTROM SECONDED THE MOTION. MOTION PASSED 4-0. 9. Day Care Centers The City Adminstrator indicated that the Planning Commission recommended that day care centers for 10 or more children be added as a Conditional Use to the R-3, R-4 and C-2 zones. COUNCILMAN DUITSMAN MOVED TO INCLUDE CONDITIONAL USE PERMITS FOR DAY CARE CENTERS FOR 10 OR MORE CHILDREN IN R-3, R-4, AND C-2 ZONES. COUNCILMAN ENGSTROM SECONDED THE MOTION. THE MOTION PASSED 4-0. 10. Language Change to Include Truck Stops The City Administrator indicated that the Planning Commission recommended that the language "automobile service" in section 900.12 be changed to "motor vehicle service stations", so as not to eliminate truck stops. COUNCILMAN ENGSTROM MOVED TO AUTHORIZE THE LANGUAGE CHANGE FROM "AUTO- MOBILE SERVICE STATIONS" TO"MOTOR VEHICLE SERVICE STATIONS". COUNCIL- DUITSMAN SECONDED THE MOTION. MOTION PASSED 4-0. £*cUPr FRoAdt 198 Zsmfze, dgB i • 900.18 _ SCHEDULE OF DIMENSIONAL REGULATIONS 1. PERMITTED USES Max. Min. Minimum Building Bldg Setbacks Lot Maximum Open District Lot Req. Density F S R Cvrg. Heights Area AA=1 10 Acres N/A 50' 25' 50' 20% 3 floors No (1) 300' Width or 40' Limit R-1A Non-Sewered 21/ Acres N/A 35' 20' 30' 25% 3 floors No 160' width or 40' Limit R-1B Non-Sewered 1 Acre N/A 35' 10' 20' 25% 3 floors No 160' width or 40' Limit Note: Interior side yard setback from future lot line 5 feet Sewered 12,000 sq ft 3 D.U. 35' 5' 15' 25% 3 floors No 80' width per acre or 40' Limit • R-1C Sewered 10,000 sq ft 4 D.U. 30' 5' 10' 25% 3 floors No 80' width per acre or 40' Limit R-2A (2,4) Townhouse 3,500 sq ft 8 D.U. 30' 8' 10' 30% 3 floors 20% 20' width per acre or 40' R-2B (3,4) Townhouse 3,500 sq ft 8 D.U. 30' 8' 10' 30% 3 floors 20% 20' width per acre or 40' Multifamily 3,000 sq ft 8 D.U. 30' 8' 10' 30% 3 floors 20% 50' width per acre or 40' • 188 . E,CE. Pr FR.df4 900.12 Permitted, Accessory, and Conditional Uses b District A. FP - Floodway and Flood Fringe District 1 41 4: Zaminksip • All uses, principal, accessory and conditional, allowed • within the Floodway and Flood Fringe Districts shall be as set forth in Section 902 of the code. l*. A-1 - Agricultural Conservation District Statement of Purpose The Agricultural Conservation District is established for the purpose of preserving, promoting, maintaining, and enhancing the use of land for commercial agricultural purposes, to prevent scattered and leap- frog non-farm growth, to protect expenditures for such public services as roads and road maintenance, and police and fire protection. 1 . Permitted Uses - a. Agricultural uses (10 acre minimum) b . Public parks , playgrounds and open space c. Facilities for flood and erosion control d . Horticultural uses e. Golf courses and Country Clubs f. Single family dwellings g. Model homes in compliance with Section 900 .20 , • Subsection 13 h. Licensed daycare facilities for 12 or fewer children 2 . Accessory Uses - a. Accessory farm structures b. Public shelters and essential services c. Garages and sheds including metal skin buildings d . Private Recreational Facilities 3 . Conditional Uses - a. Commercial recreational facilities b. Campground c. Mineral extraction and general excavation operations d. Feed lots e. Institutional Uses f. Roadside sales stands g. Veterinary clinics and kennels h. Cemeteries and memorial gardens i . Home occupations III 178 . • ityof TO: GROWTH MANAGEMENT TASK FORCE Elk River MEMBERS FROM: PAT KLAERS , CITY ADMINISTRAT�7 1 E DATE: DECEMBER 10 , 1987 Y SUBJECT: 12/14/87 GROWTH MANAGEMENT ASK FORCE MEETING The next Growth Management Plan Task Force (GMPTF) meeting is scheduled to be held on Monday, December 14 , 1987 , 7 : 00 p.m. at the Elk River City Hall conference room. Attached for your information are the most recent GMPTF minutes from the November 9 , 1987 meeting . Also attached for the consultants and GMPTF members that were not at the 11/9/87 meeting is the November Draft of the Growth Management Plan . In order to save time and expense, the second chapter of this November Draft (background information) is not reproduced and members should refer to their October Draft of the Growth Management Plan for this information . This November Draft offers additional information from the October Draft in the Parks , Transportation, Commercial , and Industrial chapters. The agenda for the 12/14/87 GMPTF meeting calls for a brief review of the Draft Growth Management Plan. 4;! The second agenda item for this GMPTF meeting is to discuss future residential development . One of the main goals of this Growth Management Plan is to manage future residential development . In this regard the City is hoping to: 1 , Utilize municipal services (the sewer and water system) to' its fullest capacity. 2 . To save on expenses of other municipal services (fire and police services) . 3 . Control and manage growth in outlying sections of Elk River . 4 . To have development take place from the core village out in order to preserve open property so that it can be put to its best residential use in the future . 5 . Eliminate the "open" gaps between existing residential districts . The City has three main concerns when looking at the rapid residential growth we are currently experiencing . These three concerns are the platting of property in large lots within the • area that can be served by municipal sewer and water; the platting of property in areas that are extremely far from the core village that puts a strain on the municipal fire and police services; and the increased use of administrative subdivisions which has the potential to complicate future platting of property. 720 Dodze N.W Elk River, Minnesota 55330 Page 2 Growth Management Task Force December 10 , 1987 • In • rder to give the GMPTF an opportunity to evaluate all of the tool available to manage residential growth in a manner cons). tent with the goals of the City, the City Staff will be reque- ing the GMPTF to evaluate the need for a limited housing morato • um. In fact, the City staff and consultants will be making - presentation to the GMPTF on such a limited housing moratori, and requesting the GMPTF to offer its recommendation on such moratorium so that this issue can be considered by the Elk River City Council at its December 21 , 1987 , meeting. The City Attor ey, David Sellergren , will be present at this GMPTF meeting to explain the objectives and legalities of the moratorium. The major conc- n of the Staff is that additional plats that have large lots (suc as M-Vale or Meadowvale Woods) will be requested in areas that ca be served by municipal sewer and water prior to the Growth Mana• -ment Plan being adopted. In order to put the sewer and water \ stem to its best use it is appropriate that areas that can be served by sewer and water not be allowed to develop in a metho,' that is inconsistent with the extension of these utilities . Thi limited housing moratorium should only be in place until late .pring 1988 when it is anticipated that a Growth Management Plan will be approved by the City Council following a recommendati from the GMPTF and public hearings • before the City Council . The housing moratorium that ' l1 be discussed on 12/14/87 at the GMPTF meeting will include n* allowing plats or development on areas that do not yet have mu lcipal sewer and water available, but that are within the area that can be served by municipal sewer and water . Plats and hoses in this area, that plan to hook up to the Municipal Utilities will be allowed. Outside of this area the City anticipates allow . g development to take place in a manner that is consistent to • operty that may never have sewer and water available. This refe to plats like M-Vale and Meadowvale Woods being allowed to Conti ' e in a specific area of the community. The moratorium will also -quest not allowing the Meadowvale Woods type of plat in the extre outlying areas of our community. In this regard, we will be -eking to only allow administrative subdivisions of ten acres or m. e in this area. This moratorium is planned to protect the City while the Growth Management Plan gets formulated and appr. ved by the City Council . As there is not currently a high level •f activity in terms of plats being requested, this moratorium d•-s not appear to be a burden on the development of the City and ap. -ars to be a reasonable management tool to allow us to plan for t - future of our community. • All GMPTF members are encouraged to attend this very i •ortant meeting on Monday, December 14 , 1987 . MEETING OF GROWTH MANAGEMENT PLAN TASK FORCE HELD AT THE ELK RIVER CITY HALL POLICE STATION CONFERENCE ROOM • MONDAY FEBRUARY 8, 1988 Members Present: Chairman Dick Hinkle, Estelle Gunkel, Arlon Fuchs, Ted Cornelius, Cliff Lundberg, Marilyn Van Patten(8:00 p.m. ) , Bill Birrenkott, Pat Klaers, City Administrator; Steve Rohlf, Building & Zoning Administrator; Bob Wournos & Zack Johnson, Planning Consultants; Terry Maurer, City Engineer; Dave Sellergren, City Attorney Guest Present: Rita Johnson, Planning Commission Member Members Absent: Gene Schuldt, Ron Black, Duane Kropuenske, Bob Morton 1. Chairman Hinkle called the meeting to order at 7:00 p.m. 2. TED CORNELIUS MOVED TO APPROVE THE JANUARY 11, 1988 GMPTF MINUTES AS PRESENTED. ARLON FUCHS SECONDED THE MOTION. THE MOTION CARRIED UNANIMOUSLY. 3. Review of 1/11/88 GMPTF Recommendations The City Administrator reviewed with the Task Force the three approved recommendations from the 1/11/88 GMPTF minutes. These three recommendations dealt with the future residential development of the community. The first recommendation dealt with the undertaking of a • comprehensive feasibility study to evaluate the extension of the municipal utilities to the west side of Elk River between the two rivers. The second recommendation dealt with restricting development within the municipal urban district until such development could hook up to municipal utilities. The third recommendation dealt with the transferring of properties from the municipal service area to the two and one half acre development district. The GMPTF concurred that the recommendations as documented in the 1/11/88 minutes were an accurate reflection of the intentions of the Task Force. IftwiMMEMP 4 Discussion on Remaining Elements of the Residential Development Plan City Administrator indicated that the Task Force had requested recommendations from the Staff on the remaining elements of the residential development plan. These remaining elements included four questionable areas that were within the urban service district, the area of the community that should be allowed to develop in a two and one half acre manner, and the area of the City that should be required to develop at a lower density of one unit per ten acres. Staff reviewed with the GMPTF a map dated 2/8/88 that showed some changes from the previously reviewed 1/11/88 development districts map. The Task Force concurred with the Staff recommendation that: • Page 2 GMPTF Minutes February 8, 1988 • 1. The area on the west side of the City, south of the railroad tracks and north of the Elk River should remain in the Urban Service District area. This area is mostly developed at this time but future developments should be aware of fact that municipal sewer and water may be coming to this vacinity at some time the future. Any future plats or development should be laid out in a manner that allows for future subdivision of properties when municipal utilities are required to be installed. Proposed plats in this area would be required to prepare for overlays for future division of lots. 2. The Ridgewood subdivisions between Proctor Avenue and Highway 169 should remain within the Urban Service District. This area is fully developed but municipal sewer and water may be required at some time in the future due to ground water pollution. 3. That the area in the northeast part of the Urban Service District around Ulysses Street and 195th Avenue should be transferred to the two and one half acre development district. The rationale for this transfer was that the lots are currently developed in a larger sized manner and that it is unlikely that sewer and water would be required in this area unless a petition from residents in this area was received by the City. 4. That part of the area in the southeast part of the Urban Service • District from a line parallel with 181st Street and south be excluded from the District. Additionally, the area north of 181st Street would remain within the Urban Service District as utilities are readily available in this vacinity and this area would most likely develop in a residential manner. The area south of 181st Street most likely would develop in an Industrial manner. Additionally, if sewer was required or requested south of 181st Street, such sewer could be available within a limited amount of time upon receiveing a petition from the property owners. 5. That the two and one half acre development district be from the Urban Service District: to the southern and eastern city limits; north to a line running from Co. Rd. 33 in the northeast part of the city running directly west to Highway 169; and then following Co. Rd. 33 from Highway 169 to the western city limits. 6. That the remaining area of the City (northern part) be in the one unit per ten acre zone with serious consideration being given to some form of cluster development. MOTION BY ESTELLE GUNKEL TO RECOMMEND TO THE CITY COUNCIL THE THREE DIFFERENT RESIDENTIAL DEVELOPMENT DISTRICTS FOR ELK RIVER AS SHOWN ON THE 2/8/88 MAP. MOTION SECONDED BY ARLON FUCHS. MOTION PASSED UNANIMOUSLY. It was noted that this map shows the Municipal Service District, the Two . and One Half Acre District, and the One Per Ten Acre District for residential development. Page 3 GMPTF Minutes February 8, 1988 The Task Force discussed the ten acre minimum lot size district and debated whether this zone would discourage future growth and if the City is being to restrictive to property owners. The Task Force concurred that an area of this nature was needed in order to prevent the premature extension of municipal services. The Task Force indicated its preferences for some type of density clustering of residential units rather than having a straight one unit per ten acre. The Task Force strongly recommended wide scale publicity in the Elk River Star Newspaper for public hearings on discussions of the Growth Management proposals. Lack of public input on the previous land use plan that was approved approximately ten years ago was a criticism that is still heard today. Adequate publicity is required in order to eliminate such comments in the future. 5. Discussion of Implementation of the Growth Management Plan City Attorney, Dave Sellergren, discussed with the Task Force the steps that would be required to end the housing moratorium as approved by the City Council (or to end portions of the housing moratorium) and how the residential component of the Growth Management plan could be implemented. Mr. Sellergren discussed the development and approval of the land use map, a zoning map, and changes as required by the City Council in the zoning and subdivision regulations. It was noted that a change in one part of the subdivision regulations has a tendency to affect other parts of the City Code and that this implementation tool must be thouroughly evaluated before changes are made. 6. Discussion on Adoption of the Growth Management Plan It was the concensus of the GMPTF that a work session be held on March 28, 1988, with the City Council and the Planning Commission for review of the Growth Management Plan and have its recommendations discussed in detail. By scheduling this meeting at the end of March, Staff should have adequate time to put the "finishing touches" on the Growth Management Plan and to provide recommendations on ending the housing moratorium and implementing the entire plan. Following this meeting it was anticipated that a public hearing would be held for review of the plan by the Planning Commission and that an additional public hearing would be held before the City Council prior to adoption of the Growth Management Plan. It was noted that such public hearings may need to be held at a location other than the Public Library as a large number of residents may be attending such hearings. • EXHIBIT D • , . • TUESDAY.MAY 23. 1995 SAINT PAUL PIONEER PRESS SUBURBAN EDITOR: Les Suzukamo FAX: 228-5475 SUBURBS FAX: (612)228-5500 WOODBURY V ;.. c Cityofficials have lots to worry about ■ Proposal would permit feet.* for less than $500 per month and owner- smaller residential lotsI But the Planning Commission has rec- occupied homes valued at less than mmended allowing up to 20 percent of $60,000. for affordable housinghe lots in planned unit developments to Hargis said he favors mixing the e 7,500 square feet, or the equivalent of smaller lots into planned unit develop- JIM BROEDE STAFF WRITER 0 by 107 feet. ments, rather than clustering them. The commission also has called for "I'd rather see low-income households Areducing some performance standards scattered throughout neighborhoods and lot less lot may mean a lot more for apartment buildings. Those include the city as a whole," he said. "That way low-income housing in Woodbury, city of- eliminating the requirement for brick ex- the neighborhood and those households ficials say. terrors, garbage disposals and outdoor on't become labeled as `low-income.'" A proposal to allow for a 25 percent covers on air conditioners. Administrator Barry Johnson eduction in the minimum size require- Hargis said his city of 28,000 residents{' City uestioned whether smaller lots will ment for some residential lots in planned especially needs more housing affordableuarantee cheaper housing. unit developments will go to the City to single parents, young people wanting `Housing costs are really as much the Council on Wednesday night. to buy their first homes and low-payunction of the marketplace and people's Mayor Bill Hargis expects it to be workers in service-related businesses. esire as anything," he said. "But there's approved. Woodbury ranks 146th among the 187 perception out there, mainly on the Twin Cities area communities in provid- art of the Metropolitan Council, that it's "We have a responsibility in this city ing housing for low-income households, he zoning and the performance stan- to do more at providing housing afford- according to the Metropolitan Council. ards that prevent developers from able to low- and moderate-income house- The 1990 census showed that 7 percentuilding lower-cost housing." holds," Hargis said. "Smaller lots will be of Woodbury's housing stock was afford- Still, Johnson is supporting the pro- ,a step in the right direction by creating able to households with annual incomes posed rule changes. more opportunity for lower-priced hous- of $20,000 or less. That compares with an "The changes," he said, "will answer ing." average of 27 percent for the seven-coun- those critics who feel Woodbury is using At present, residential lots in Wood- ty metropolitan area. the standards to exclude affordable hous E ury have to be at least 10,000 square Affordable means apartments renting ing." EXCERPT FROM A ENVIROMENTAL QUALITY BOARD REPORT: A QUESTION OF BALANCE MANAGING GROWTH AND THE ENVIRONMENT; NOVEMBER 1993 ■ Population growth in Introduction Minnesota averaged 7.1 percent in the 1970s and • 7.3 percent in the 1980s. Source: U.S. Census Minnesota prides itself on the quality of The study reveals a fragmented planning ■ Minnesota's population is its natural resources and its economic vi- and land-use management system that projected to increase 15.5 tality. Nationally prized lakes, rivers, leaves natural resources vulnerable to percent between 1990 and landscapes and recreational areas make poorly managed land-use changes. The 2020. Source:Office of the State the state an attractive place to live, work study found that there are few common Demographer and play. But population and develop- goals and mechanisms for long-term re- ment pressures are mounting in source protection. ■ The fastest growing Minnesota's most environmentally sensi- counties outside of the five areas, and this growth can pose a To better protect Minnesota's natural en- seven-county metropolitan threat to the state's valuable natural re- dowment, policy makers must address area are projected to be sources.Decisions about land use—how problems in the following five key issue Sherburne (72 percent), land is used,changed or developed—are areas: - Wright (33 percent), key to the state's natural resources. Benton (30 percent), ■ Cooperation and coordination: Co- Roseau (28 percent) and ordinated land-use planning and Olmsted (22 percent). Minnesota has seen nearly two decades resource protection is key to prevent- Source:Office of the State of relatively constant growth. Some areas ing growth-related pollution. There is Demographer — most notably the Twin Cities, Roch- a need for greater cooperation and ester, Winona and St. Cloud — have coordination among all units of gov- grown every decade since 1910 and are ernment. projected to continue growing. A broad swath of counties from southeastern to is Vision and planning: Poorly planned orthwestern Minnesota is projected to or unmanaged growth can impose sig- ave above average growth through the nificant future environmental and year 2020. economic costs on local governments and the state. Minnesota's current Population growth often is associated with growing business opportunities and increased employment. At the same time, Peak Population Year: Historical and Projected however, development puts new pres- sures on land, air and water resources. New homes and industries require roads, ` sewage treatment, police and fire protec- tion and other urban services. Poorly „ ,, managed growth can increase the cost of :., `' ':.' Census Years community services and threaten the en- r ti. ;;...: vironment. -t!..„:-;_. 4 ❑ 1940 or Before A Question of Balance examines the en- I ❑ 1950 or 1960 vironmental problems related to growth. It is based on a study by the Environ- `` ® 1970 or 1980 mental Quality Board that focused on three environmentally sensitive regions ® 2020 of the state and brought together demo- graphic information, analysis of 1 i ' ' :„.,,,-,t,...# governmental roles and environmental Li 1 1 1 , g.nd land-use data to better understand owth-related issues. Source:State Demographer ENVIRONMENTAL QUALITY BOARD 1 planning efforts are spotty and incon- intergovernmental arrangements for • sistent. land-use planning and growth manage- ment. Legislators, local officials, • Consistent enforcement: To be fair developers and the public must consider: and effective,environmental and land- use controls need consistent • How should authority for land-use enforcement. Mechanisms to ensure planning and regulation be distributed adequate enforcement of local land- among cities, townships, counties, re- use controls and state environmental gions and the state? regulations are inadequate. ■ What role should the state assume in ■ Information and education: Plan- land-use management? ning and environmental protection require adequate information for pol- The next phase of the study, which will icy-makers and citizens. Local begin in fall of 1993,will be to work with officials and the public need a better local governments, state agencies and the understanding of the connection be- Minnesota Sustainable Development In- tween land uses and environmental itiative's Settlement Team to answer effects, as well as strategies for pre- these questions and develop policy rec- venting problems. ommendations. ■ Clear and integrated state policy: The lack of vision today — at all levels Local governments often rely on the of government — may have significant state for clear articulation of environ- consequences in the future. Construction mental policy and guidance on of homes,businesses,roads and other fa- environmental protection. State envi- cilities can cause measurable damage to • ronmental policies and programs, land and water resources. The effects are however, often focus on single issues long-term, costly and sometimes irre- and lack an integrated approach to re- versible. Harm caused by past and source protection. ongoing growth may not appear for years to come, burdening future generations. These issues are described in greater de- Development without planning is reck- tail at the end of this report. Yet they less and often not worth the risk. raise two important questions about the • 2 A QUESTION OF BALANCE A number of local efforts are underway ground-water quality in as little as five or t will strengthen the growth manage- six years. ent framework in the area. Crow Wing County is drafting a comprehensive plan The rapid growth in the 197Os resulted in based on the concept of sustainable de- a number of problems for local govern- velopment. The plan recognizes that ments, including poorly installed and future economic growth depends on pro- sited on-site sewage systems, increased tecting and preserving the natural stormwater runoff and loss of agricul- resources that make the area attractive. tural land. The large lot sizes and Cass and Crow Wing counties have scattered development pattern increased worked together to formulate their local the costs of providing urban services, water plans.In addition,lake associations such as sewer and water, fire protection in the area have actively promoted wise and road maintenance. land use and protected water quality. Most jurisdictions have since adopted growth management controls, ranging Mississippi Corridor Site: from comprehensive plans to innovative Growing Pains The Mississippi Corridor Site contains Mississippi Corridor Site seven cities and five townships in Sher- burne and Wright counties, straddling the Mississippi River. Part of the area lies e a over the Anoka Sand Plain Aquifer. It is -.0 u N one of the fastest growing areas in the Twc 7.ec e- state, with a 157 percent increase in � ulation since 1970. Nearly half of the 2'° c Ke N r2 I sing relies on on-site sewage systems _ and individual wells. _? Development pressure in the corridor v^, comes from several sources. Demand is u,„_ high for rural residential developments Ace-:t.' c :y on large lots, especially in the wooded areas of central Sherburne County and near the lakes in both counties. Younger Source:U.S. Census home buyers and commuters increas- ingly seek moderately priced housing on the fringe of the urban areas and in rural Mississippi Corridor Site: Population Change 1970 — 1990 areas. Proximity to major commuter routes makes such developments attrac- tive, and residents can use the services of Kt `- ' �` , E . nearby cities without paying higher city " CftB2 VL OCLNTY taxes. 1 tA High population density, rapid popula- 1,1'.".:, 14 tion growth, extensive use of on-site x4< rb sewage systems and private wells, wide- .o,...NTy %.441 •- g Y � ,, �°�, spread irrigated agriculture and sensitive � 7, soils all increase the risk of round- and _ �_ 1" '' ',es surface water contamination. There al- ai •' iodyis evidence of wells with elevated ate levels, attributed to irrigated agri- ■ culture. Research has indicated that suburban development may affect Source:U.S. Census ENVIRONMENTAL QUALITY BOARD 9 • Population growth lib exceeded 12 percent forOtsego: Unplanned Growth • all 12 cities and townships since 1970. Only one city The experience of Otsego illustrates the effects of poorly managed growth. A lost population in the township until 1990, the city is struggling with the financial and environmental 1970s, and no cities or problems resulting from unplanned residential growth. townships lost population in the 1980s. Source:U.S. Before passage of the Wright County comprehensive plan in 1978, Otsego Town- Census ship was developed in a shotgun manner, with small clusters of one- and two-acre residential lots interspersed within agricultural areas. Uncontrolled development • Population increased poses significant financial and environmental problems for Otsego. Rapid urbani- nearly 157 percent, from zation resulted in serious flooding and drainage problems requiring the township 15,832 in 1970 to 40,713 to issue more than $450,000 in bonds to remedy these troubles. in 1990. Source:U.S. Census Sewage treatment remains a paramount concern of local officials. The permeable ■ Housing units in the soil conditions, relatively high housing densities and proximity of wells to on-site Mississippi Corridor site sewage systems in northeast Otsego heighten the threat of ground-water contami- increased almost 50 nation. However, payments for a municipal sewage treatment system would equal percent in the 1980s. nearly a third of the city's annual budget. Sewage treatment alone would require Source:U.S. Census about a 50 percent increase in township taxes, on top of a one-time utility assess- ment.■ Sherburne County Assessments would be high, given the relatively large road frontages of the one- and two-acre lots. approved an average of nearly 275 permits for new Otsego shows what can happen when growth occurs without planning or any homes every year since attempt to preserve farmland. The costs are often felt decades later. Even when 1986. The county has good planning is applied, it can be too late to check the environmental problems issued more than 700 and prevent the high costs of remedial action. building permits for new .........,.... • homes in Big Lake Township alone since 1981. Source:Sherburne County farmland and environmental protection scarce financial resources. In addition, regulations. Disparities still exist, how- growth management and enforcement ef- ever, between the status and level of forts are often frustrated by official and planning and zoning in the area. As in the public opposition to land-use controls. Lakes site, enforcement of land-use and Public pressure to preserve development environmental protection controls varies. rights, for example, led Sherburne Enforcement is often lax because of County to scale back provisions to pro- tect agricultural land in its new land-use plan. Mississippi Corridor Site: Change in Housing Units 1980 — 1990 Managing growth on the edge of urban areas is a major challenge for local gov- ❑ SHFRSURNE ernments. Poorly planned or CCUN`w uncoordinated development has led to environmental problems in townships that cannot afford to correct them. Nearby cities may have the necessary re- NRisH, sources, but often are unwilling to bear the added cost. For example, a mobil home park that lies in the city of Mon- 09 to 70°co soy ticello and Monticello Township has 007, been cited frequently by the Minnesota -� Pollution Control Agency for inadequate • and faulty sewage treatment. City and Source:U.S. Census township officials say that a solution is unlikely in the near future. The city is 10 A QUESTION OF BALANCE unwilling to annex the entire park be- Population growth has varied widely in cause the cost of providing service would the area, with large increases in some e too high and the township does not areas and losses in others.The most rapid have the resources to fix the problem. growth generally has been in areas with small populations. More than 80 percent The lack of cooperation between govern- of the housing units in the area use public ments is seen as the primary barrier to sewer systems. managing growth issues on the urban fringe. Conflicts over annexation exem- plify and exacerbate the difficulties in coordinating growth management and environmental controls. At least two cit- Bluff Site ies in the site have had contentious annexation fights. Township and city of- -- facials believe the adversarial process pits w ,ono Twp. townships against cities. They blame the 2 tv state for not having a clearly defined pol- r score "'° icy on urban fringe growth and offering " 7.,I--, w few incentives for cooperation. - - F1 Local governments have taken a number of positive steps to manage growth in the A '.,ON.A CO,","' K\'- ' region.Both Wright and Sherburne coun- ties have adopted density requirements to --- _ _______ protect farmland and guide growth to- _ ;, , re- ward urban areas. Sherburne County has N 1 40 esignated urban expansion areas, ands as developed a mechanism to encourage .. ~ —' ._F,. f cities and towns to do joint planning and NM= zoning for these areas. Two cities have entered into orderly annexation agree- Source:U.S. Census ments with the surrounding townships, smoothing relations and helping manage the pace of growth on the urban fringe. Bluff Site: Population Change 1970 — 1990 Bluff Site: Natural Constraints '" + The Bluff Site covers nine townships and six cities in Houston and Winona coun- ties. Most of the settlements are betweenIII the Mississippi River and the blufflands, and much of the new development fol- lows valleys between the bluffs. Though '.c,:A � ��,C the numbers of new residents and hous- ing are not large, the effects of this growth are significant because bluffs and steep slopes restrict the amount of land available for development. Karst lime I. stone bedrock with sinkholes, typical of 7 wutheastern Minnesota, northeastern wa, and southwestern Wisconsin, un derlies about a third of the Bluff Site. Source:U.S. Census ENVIRONMENTAL QUALITY BOARD 11