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5.2 Item # 5.2. City of Elk -�-. River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner°, DATE: July 24, 2001 SUBJECT: Case No. LU 01-06 Request by Cascade Land Company to Amend Comprehensive Plan to Include Property in the Urban Service District Request • Consider a request by Cascade Land Company to amend the Comprehensive Plan to include approximately 6 acres in the Urban Service District. Location South side of 175th Avenue at the Polk Street alignment. Zoning/Land Use Ria (Single Family Residential) / LR (Low Density Residential) Attachments • Location map • Survey of property • Map showing existing urban service boundary • Map of adjacent properties Overview Existing Conditions The applicant is requesting to amend the land use map to include approximately 6 acres in • the urban service area.The property is on the south side of 175th Avenue at the Polk Street Memo to Planning Commission/LU 01-06 July 24,2001 Page 2 • intersection.There is an existing single family residence on the property. There is a small wetland on the property,located near the southeast corner of the lot.The property is fairly level with a small rise in the northeast corner,where the existing residence is located,and a shallow depression near the center of the site. The property is mostly open with scattered trees. The surrounding properties are zoned R1a,which is considered Rural Residential with a 2.5 acre minimum lot size. The adjacent land uses are large lot single family residential. This parcel is one of 8 properties that are clustered on the south side of 175`h Avenue east of Tyler Street.These lots are bounded by property owned by Cargill on the east, 175th Avenue on the north,Tyler Street on the west,and property that is included in the proposal for Elk River Station on the south. The properties on the north side of 175th Avenue are included in the Urban Service District. On October 20, 1997 the City Council amended the Comprehensive Plan to include the property on the north side of 175th Avenue in the Urban Service District.Included as part of this amendment was a condition that urban services would not be extended to this area prior to 2007. The Council is also considering extending utilities down 175th Avenue as part of the future reconstruction of the street. Analysis By itself, this request does not make much sense. The Commission should consider this • request in the context that includes the surrounding properties.These properties,which are large lot single family residences, total about 80 acres and include all the parcels south of 175th Avenue,west of Cargill's property,east of Tyler Street and north of the proposed Elk River Station project. The following changes that are occurring in the area should be evaluated as to how they impact this property and the surrounding properties: • The Northstar Corridor commuter rail station/ MnDOT park and ride facility • The proposed Elk River Station development • The possible extension of utilities along 175th Avenue Northstar Corridor commuter rail station/MnDOT park &ride facility This development will have a significant impact on surrounding properties.The City has been asked by the NCDA to look at land uses within a l/ mile radius of the station/park& ride and consider possible transit oriented uses(uses that are higher density,walkable etc.). Since this property and the adjacent properties are within a lh mile of the station site,transit oriented uses are an option that the Commission should consider. Furthermore, if the Commission feels that transit oriented uses are appropriate for this area,the next step is to decide if sewer and water are essential for that type of development.It is staff's opinion that sewer and water are needed if this area is to develop in a way that is transit oriented. • S:\PLANNING\SCOTT\LU01-06.DOC Memo to Planning Commission/LU 01-06 July 24,2001 Page 3 • Elk River Station development and nearby land uses This proposed development includes a mix of commercial,office and residential uses and is about 65 acres in size. The developers of Elk River Station, as part of their proposal, are requesting an amendment to the Comprehensive Plan to include the property in the Urban Service District. If the Elk River Station request is approved,the properties to the north, south and west of this residential area will be in the Urban Service District.The property on the north side of 175th will be developed at a residential density that can be supported with sewer and water. The property on the west side of Tyler Street is zoned Business Park and will be developed with sewer and water. Only Cargill's property to the east will be outside the Urban Service District. Sewer and Water along 175th Avenue 175th Avenue is scheduled to be rebuilt next year.As part of this project,the Council will be considering installing sewer and water along the north side 175th Avenue.If sewer and water are installed along 175th,the properties on the south side of the street could benefit from it in that it could be extended to their properties. Recommendation The request to include this parcel in the Urban Service District is a policy decision that will have to be made by the Commission and ultimately,with a recommendation from Planning • Commission,the City Council. Staff feels strongly that this request should go beyond this individual 6 acre parcel and include the 8 nearby residential properties on the south side of 175th Avenue. This is the first step in the land use analysis that should be completed in conjunction with the proposed commuter rail station.Should the decision be made to include these properties in the Urban Service District, the next step would be to determine what land uses and zoning would be appropriate. • S:\PLANNING\SCOTT\LU01-06.DOC ..Mak w.?csimin ., Vir r jW 7.'' e1° bwu °a 4 \ Tii I �I *'°I ; '4r ` \ t ie- I 1 1' %, �ulll 111 - . ( ti %i ait �'�.. , i� 4�i�d ,411271111.1, '-':• - 441 • ,,�csdO,Q,:��as 10 \` . til°5.. o Ili...' '.""ii ©�,: tiilti = i ....7411 Op. • . 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PARCEL _ — . _ _.. _________)o 3.01 Ac+/ Gross w° °, -0.32 in.R'/W am - - Ac+ - Net / 1 utOi N 01 X/ , o i."-' 88�b rn la O O M _ O \ \ N a A7 N y :t 3 W N I w N 3 X c i-,-, o v) ),-,1.4 - N � � X \ 882.3 \ N.• w \ / ) 53),x 883. 210.26 I 234.0 \-��J x ^/ �( -� r � N89722'50"W (: ) al 1° . 444.29 ----- / South line of the N 1/2 - SE 1/4 - SE 1/, • • • ADJACENT PROPERTY OWNERS • S. 1 /2 S.E. 1 /4 SEC. 2 T. 32 N., ' . 26 W. 1298.78' 471.55 420 03 yy88���� p.� 1298.78' F 73-002-4300 7519W4323 ' 792-993.-4318 .MC,i-•'h' I 6 375-329 4 _ �---- — — _ __ R Y •.• - J 75-002-3105 n .. .-r — — S54 52 ril - 1x8.65 159.75' 200.37 I.rFNc�r3� . / = 75-002-.31075-002-..715 T'' 'GgNyo 1--i' botjairignilONAVAVe 395.53 kV 111':WW64144Ri?i4KW03 i' III osiPi- m � R SCNNG1D£R 3-002-, 8 T i5 DA L e irni\si r3.gpcK ]x002-U00 0 .193.0814610$1401:245C2#4.1.3''L liel 171.w' b x00.01 KaR 2-4Xl l!I5 N4 /� 9^� ticx•<: '�z. 857.11' 4 n 75-902-4301 ti ) 002 4D5 I 1297.4' 8. -- ] 7 75-092-4110 x90.0.• • tib_R 30.12,' \ / rtaz-..u_ ol2.u' I --� R 583.80' V I 859.73' 1404 75 ]9499' 75-002-4301 75-002-,300 61. ri 75-002-4415 ii 75-002-Mie I � 389 02' 513.83' 40217'38'w 1298.02' _09,11' 79198' N 69'8734 0 1296.02' ELK K'Nig it s rmr1 0 SHERBURNE COUNTY SURVEYORS OFFICE SHERBURNE COUNTY ADMINISTRATION BUILDING GRAPHIC SCALE THIS DRAWING IS A COMPILATION OF RECORDS AND DATA LOCATED 327 KING AVENUE, BOX 1320 '11 .111.a I IN VARIOUS CGINTY OFFICES,AND IS TO 6E USEO FOR REFERENCE PURPOSES ONLY. SHERBURNE COUNTY IS NOT RESPONSIBLE FCR ANY ELK RIVER. MINNESOTA 55330 /m,m 1 PHONE /(612) 241-2860 11vv°'100 M1 INACCURACIES. I © 1993 CO