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Item 5.7 • Item # 5.7. Elk River MEMORANDUM TO: Planning Commission /s FROM: Scott Harlicker, Senior Planner DATE: October 23, 2001 SUBJECT: Case No. LUOI- 11 Request by the City of Elk River for a Land Use Plan Amendment to Include Certain Property in the Urban Service District • Request Consider a request by the City of Elk River to amend the Comprehensive Plan to include approximately 80 acres in the Urban Service District. Location South side of 175`h Avenue east of Twin Lakes Road. Zoning/Land Use Ma (Single Family Residential) / LR (Low Density Residential) Attachments • Location map • Air photo of the area. • Map showing existing urban service boundary • Parcel map which identifies the affected properties and the property owners • Map showing approximate location of wetland • Memo to Planning Commission/LU 01-11 October 23,2001 Page 2 II Overview Existing Conditions The proposed land use amendment includes 8 different property owners and 11 separate parcels. The area under consideration totals about 80 acres. The property, located on the south side of 175th Avenue, consist of 8 single family residences.All of the residences are on individual wells and septic systems.The property is fairly level,mostly open with scattered trees planted around the residences.A substantial portion of the area is wetland (see attached map). The buildable land is located in the northern half and western two-thirds of the area. Zoning The property to the south is zoned R1a(Single Family Residential)and the property to the east is zoned AR(Agricultural Research).To the north is 175th Avenue and the properties on the north side of 175th are zoned R1e(Single Family Residential);Twin Lakes Road is on the west and the property on the west side of the it is zoned BP (Business Park). Land Uses IIIThe property to the east is a wood lot and wetland owned by Cargill.Their long range plans are to maintain the property as it currently is.The property to the south is proposed to be a mixed use planned unit development.Proposed uses include apartments,townhouses,senior housing and office/retail space.The development proposal is currently before the Council for consideration. The application has been tabled pending submittal and approval of an EAW(Environmental Assessment Worksheet).The properties to the north are single family residential and a 20 acre parcel owned by the Department of Transportation. The Department of Transportation's plans include possible mineral excavation.The City owns the property to the west. It is currently undeveloped and the development plans include business park development and the possible siting of a YMCA or other community service facility. Urban Service District The properties on the north side of 175th Avenue are 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 1756 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 property to the south was included in the Urban Service District in August 2001 and the property to the west is also within the urban service district.Cargill's property is not in the Urban Service District and there are no plans to include it in the Urban Service District. • S:\PLANNING\SCOTT\LU01-11.DOC Memo to Planning Commission/LU 01-11 October 23,2001 Page 3 III Analysis 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 Twin Lakes Road 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 these properties: • The Northstar Corridor commuter rail station/ MnDOT park and ride facility • The proposed Elk River Station development • The construction of Twin Lakes Road and the reconstruction of 175th Avenue • The possible extension of utilities along 175th Avenue Northstar Corridor commuter rail station/MnDOT park and 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 1h mile radius of the station/park& ride and consider possible transit oriented uses(uses that are higher density,walkable etc.). Since this area is within a 1/ mile of the station site,transit oriented uses are an option that should be considered.It is staff's opinion that sewer and water are needed if this area is to IIIdevelop in a way that is transit oriented. Elk River Station development and nearby land uses The Elk River Station 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, requested an amendment to the Comprehensive Plan to include the property in the Urban Service District. On August 27, 2001 the Council approved the amendment to the Comprehensive Plan to include the property in the Urban Service District and changed the land use designation from LR (Low Density Residential) and LI (Light Industrial)to MR (Medium Density Residential) and CC (Community Commercial). The 20 acre parcel located on the north side of 175th that is owned by MNDOT is zoned residential,and will likely be developed at a residential density that can be supported with sewer and water. The remaining properties on the north side of 175th are large lot single family residential.These property owners will have the option to further subdivide their property once sewer and water are available.The property on the west side of Twin Lakes Road 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 and will remain undeveloped for the foreseeable future. Twin Lakes Road and 175th Avenue III S:\PLANNING\SCOTT\LU01-11.DOC Memo to Planning Commission/LU 01-11 October 23,2001 Page 4 • In spring 2001,Twin Lakes Road was opened connecting County Road 12 with Highway 10/169. In fall 2001 the northern section connecting with County Road 13 will be completed. Once this final section is opened,Twin Lakes Road will provide a connection between east Elk River and Highway 10/169.This will allow local traffic to by-pass Highway 169. Twin Lakes Road is designed to function as an arterial street and is expected to carry over 20,000 cars per day. In spring of 2002, 175`h Avenue is scheduled to be reconstructed.This street will be designed to be a collector street. It will provide a connection between Twin Lakes Road and the residential developments to the north and east. With the construction of Twin Lakes Road and 1756 Avenue,the area under consideration for municipal sewer and water will be bounded by a north/south arterial road on the west and a collector street on the north.Both of these streets will have enough capacity to handle traffic generated by the development of this area at a density that can be supported with municipal sewer and water. Sewer and Water along 175th Avenue A 93 lot single family residential development is proposed for the Scott Mitchell property, located on the north side of 1756 Avenue east of this area. As part of this project the developer will be extending sewer and water along 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 Staff recommends that the Planning Commission recommend approval of a land use plan amendment to include certain property on the south side of 175th Avenue in the Urban Service District based on the following: • The proximity to the proposed NCDA commuter rail station and the MNDOT park and ride facility. In order to best utilize these facilities the city should encourage transit supportive development which require municipal sewer and water.Land use analysis done as part of the commuter rail service has indicated that properties within l/ mile radius of the station should be developed in a way that is transit oriented and will encourage transit ridership.This area is within l/ mile of the proposed station and park and ride facility. • The area under consideration is surrounded on 3 sides by land that is within the Urban Service District.Only the Cargill property to the east is not within the Urban Service District.Including these properties in the Urban Service District is the logical extension of the urban service boundary.Sewer and water are currently available for extension into the area on the west from Twin Lakes Road.When trunk sewer and water are extended east along 175th Avenue,urban services will also be available from • the north. S:\PLANNING\SCOTT\LU01-11.DOC Memo to Planning Commission/LU 01-11 October 23,2001 Page 5 • • The construction of Twin Lakes Road,the extension of utilities and the construction of the park and ride facility have changed the conditions in the area to support including it in the Urban Service District.The proposed development of the former Eull property to the south,the planned construction of the commuter rail station, and the proposed extension of utilities along 175th Avenue also lend support to including this area in the Urban Service District. • The subject properties considered for municipal sewer and water will be bounded by a north/south arterial road on the west and a collector street on the north.Both of these streets will have enough capacity to handle traffic generated by the development of this area at a density that can be supported with municipal sewer and water. • • S:\PLANNING\SCOTT\LU01-11.DOC b � J rm 1 E400 )A% r iripriummil PilIM k‘''''0- N 11 rAIA:A "07. 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