6.4 •
rk,/
Item# 6.4.
41/y of MEMORANDUM
Elk •
River TO: Planning Commission
FROM: Steve Ach, City Planner4
DATE: September 30, 1997
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SUBJECT: Consider Comprehensive Plan
Amendment to Adjust the Urban
Service Boundary, Public Hearing
Case No. OA 97-10
Issue
The City of Elk River has initiated a Comprehensive Plan Amendment to
consider adjusting the urban service boundary in the eastern part of Elk
River.
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Location
The area considered to be included in the urban service boundary is bordered
by County Road No. 12 on the north, Tyler Street alignment on the west,
175th Avenue on the south, and Fillmore Street on the east.
Background
This item was presented to the Planning Commission on July 22nd where
public testimony was received from concerned residents. One of the residents
presented a letter from the concerned citizens within the proposed area to be
included in the urban service area (see attached). At that previous public
hearing meeting, one of the issues the residents raised related to the timing
of the when utilities would actually be extended to serve this area. As staff
pointed out at that meeting, a time schedule could be included as part of this
amendment preventing any further extension of utilities into this area until
a certain date. For example, based on the number of developable acres north
of County Road No. 12 and the expected timetable to develop this area, the
area proposed to be included would not have to be served for at least another
10 years. Therefore, if the area was included in the urban service boundary,
• a notation could be made that no utilities would be extended in this area
until the year 2007.
13065 Orono Parkway • P.O. Box 490 • Elk River. MN 55330 • TDD & Phone: (61 21 441-7420 • Fax: (61 21 441-7425
Planning Commission/OA 97-10
September 10, 1997
Page 2
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Even with an established date of when utilities could be extended into this
area, chances are the development community will be one to propose the
extension of utilities. Much like the Waddy Schulze development which is
forcing the utilities in the eastern part of Elk River, a similar situation will
most likely occur in this new area proposed to be included in the urban
service boundary. If the request to extend utilities is prior to the established
date, a comprehensive plan amendment would be required.
As staff has pointed out in the past, managing the City's growth by
controlling the extension of utilities and establishing the proper long range
planning practices of a well-planned compact growth pattern, the City is able
to provide for a much more efficient extension of public services while
protecting the rural character of the community from the possibility of
unnecessary urban sprawl.
Please refer to the attached for additional information on this issue.
Other Issues
Many residents at the previous Planning Commission meeting on this issue
IPwere concerned with assessments. By including this area in the urban
service boundary there would be no immediate assessments. Staff believes
this area could stand on its own; therefore, would not be assessed until the
utilities were actually extended to serve the area.
Recommendation
It is recommended the Planning Commission recommend approving the
Comprehensive Plan amendment to adjust the urban service boundary
including the area described in the report. Furthermore, if the Planning
Commission would agree in deferring extension of utilities into this area for a
certain time period, a date can also be established preventing the extension
of utilities into this area prematurely. Lastly, if the urban service boundary
is adjusted, a rezoning of the area to reflect a residential zoning district
consistent with other residential areas within the urban service boundary
will need to follow.
\\elkriver\sys\shrdoc\planning\pc\oa97-10x.doc
• July 15, 1997
TO: City of Elk River
Planning Commission Department
FROM: Concerned citizens in proposed Urban Service Area
RE: Petition City Urban Service Area (City Sewer & Water)
Case: OA 97-10
Our neighborhood would like to provide input to the City of Elk River's proposal for
• bringing city sewer and water to the eastern urban area of Elk River roughly located
between the proposed City park, County Road 12, Fillmore Street and 175th Ave
NW (also known by locals as "Snake Trail").
Most residents within and directly surrounding this area are opposed to a system
that brings sewer and water into their neighborhood. Their needs are currently
being met by cll ',mater and s ;tic systems.
Typically, these properties are larger in size than a requiring development irin sewer and
P 1 g
water would be. For the most part these properties have been designed to take
advantage of the features and fill land arca upon «hich they are built. It is not
feasible for most of these residents to hook up to a city sewer and water system due
to this h y-out of their property. The high financial cost which goes Paired with a
water and sewer system, can not be deferred by selling off a portion of their land
due to the location of iei; hc.m es, drive ways, access, ponds, etc...
A number of these properties range from two to five acre lots or more. A particular
property of si\ Worcs within this proposal area which can not subdivide would be
assessed approximately f),18,000 for the trunk line plus $38,000 to bring sewer 1/4
mile :long Inc drive way plus die added expense of hook up and eliminating well
and septic, which could be a few thousand dt :lars more. This is a horrifying
prospect for any one to face. We don't believe it would be the intent of our-City
Council or any Developer, to impart this kind of financial burden on the families
in our City.
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Case: OA 97-10 Page 2 of 2
The total number of properties affected by this proposal would be relatively few.
We would therefore, propose that they be exempted from inclusion in the water and
sewer project all together.
In addition, roughly 80 acres of the proposed area is being actively farmed by a
large family dairy operation. This "University of Minnesota Demonstration Farm"
consists of about 140 milking cows and another herd of 100 "replacement" cattle.
In order to support this business about 500 acres is needed of which this 80 acres is
a part. In addition, the proposed area includes about 30 more acres which are being
rented. With the loss of 110 acres, this final "American Dairy Stronghold" in the
City of Elk River will almost certainly come to an end.
As a whole, the residents in the affected neighborhoods, feel that if a developer
wants to build homes in an area within this section, they could do one of two things:
• Absorb the total cost of the city water and sewer system that serves
them, into their own project.
• • Develop the area in a similar fashion as "Hidden Creek" with minimum
2.5 acre lots with a well and septic system for each home.
We appreciate this opportunity to provide you with our comments and we have faith
in your leadership. We believe, that with your help, this growth phase can be
brought to a positive conclusion for all concerned in the City of Elk River.
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