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Item # 5 .9.
i.ty of
Ak
River MEMORANDUM
TO: Planning Commission
FROM: Michele McPherso irector of Planning
DATE: June 22, 2000
SUBJECT: Case Number: LU 00-5
Request by Gold Nugget Development to
Amend the Urban Service District Map;
Public Hearing
Request
The applicant requests that the Urban Service District Map be amended to allow
services to be provided to the subject property prior to 2007.
Location
• 80 acres in the Southwest corner of the intersection of 181st Avenue and Fillmore Street
Zoning/Land Use
R1e (Single Family Residential)/MR (Medium Density Residential)
Attachments
• Location Map
• Urban Service District Map
• Applicant's Narrative
• Staff Report dated October 20, 1997
• October 20, 1997 City Council Minutes
• Staff Report dated September 30, 1997
• Staff Report dated July 22, 1997
• Proposed Urban Service District Map, 1995
• November 27, 1995 City Council Minutes
Background
In 1995, the City, as part of the Comprehensive Plan update, expanded the Urban
• Service District to the east to accommodate future residential, commercial, and
industrial growth. At that time, the Urban Service District was extended to include the
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425
Memo to the Planning Commission/LU 00-5
June 22, 2000
Page 2
area north of County Road 12 as far east as Cleveland Street and north to County
• Road 13, excluding Sunset Ridge.
In 1997, the City initiated an amendment to the Urban Service District to include the
area south of County Road 12, east to Fillmore Street and south to 175th Avenue. This
was prompted after a proposed subdivision with 2 1/2 acre lots was considered by the
Planning Commission for the subject property. The amended area is scheduled not to
receive utilities and assessments until 2007.
Analysis
The applicant requests that the 2007 date be removed from the subject parcel so that
utilities may be extended immediately to the parcel. This would facilitate residential
development under either the current R1e (12,000 square foot minimum lot area) or a
PUD (Planned Unit Development) zoning district. The applicant has not submitted any
development plans at this time.
Utilities to serve this area will be provided from the Trott Brook Farms development. By
the end of 2000 or early 2001, both water and sewer trunk systems will be installed to
the southeast corner of Trott Brook Farms. Any developer of the subject parcel would
then need to "pull" them across County Road 12 to service the parcel.
• Amending the Urban Service District to allow utilities to this parcel is a growth
management decision. Denying the request would limit residential growth in this area
until Trott Brook Farms is fully developed. Parcels north and east of Trott Brook will
receive trunk systems through Trott Brook Farms. Limiting residential growth in Elk
River may ease the burden on the School District; a concern that has been expressed
by leaders and residents, but it must be acknowledged that there are other parcels in
the City with services that are yet to be platted or have received preliminary plat
approval. In addition, growth is occurring outside of Elk River within the School District.
The developer has indicated a willingness to absorb the financial costs of improvements
as well as the assessments (the 1999 rate was $6,000 per acre). Staff believes that
this parcel can be serviced on its own without impact to other parcels within this area of
the Urban Service District. Eventually, however, as other parcels develop, utilities will
be connected together completing a "looped" system.
If there is no financial impact to the City for the extension of services to this parcel, staff
has no objection to the amendment of the date utilities being extended to the parcel. It
is the City's intent that utilities are extended to this area; the 2007 date was adopted to
be sensitive to property owners in this area and defer the impact of the assessments to
a future date. Amending the district may encourage other landowners in this area to
develop sooner than 2007. It should be noted, however, that assessments will begin
• for the properties in this area in 2007.
Memo to the Planning Commission/LU 00-5
June 22,2000
Page 3
Recommendation
•
The request to extend services to this parcel prior to 2007 is not inconsistent with the
overall Urban Service District plan. The developer is also willing to bear the cost of the
improvements. Staff recommends that the Planning Commission recommend approval
of the applicant's request to amend the date of the Urban Service District Map from
2007 to 2001 for the subject parcel only.
•
•
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•
Requested Action
•
Gold Nugget;Development, Inc. is requesting the City of Elk River to amend the
current Urban Service Area Map of the Comprehensive Plan to permit 80 acres
(see attached legal description) of the 2007 urban service area to be developed
in 2001. The subject property is located southwest of the intersection of 181st
Avenue and Filmore St. The property is currently being used for agriculture.
The developer to the northwest of the subject site is currently anticipating an
improvement project which would extend both sewer and water to the northwest
corner of the site. Also, the City of Elk River is planning to upgrade 181st Avenue
in the summer of 2000. IF the subject site is permitted to develop, both the
utility extensions and road construction could be coordinated with the design and
planning of the site.
Utility extensions to the subject site can be accommodated both financially and
physically and not affect the other properties designated for development in
2007. Consequently, no change in land value or use would result. The current
Land Use Map identifies the subject site as low density residential. If the
amendment is approved, Gold Nugget Development, Inc. would develop the site
based on single family residential densities.
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