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July 6, 1995 Steering Committee MinutesM14 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, Morly 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 "Marty 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-Familv 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 Maricle, 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. Steering Committee Minutes July 6, 1995 Page 3 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 Rio 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 it is sold versus the value as conservation easement space; therefore, benefiting Steering Committee Minutes July 6, 1995 Page 4 the landowner. Also, he felt the land would be assessed at the lower value. Discussion 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. Marty 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 OF 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. Morly Glines suggested that 60% of a 40 acre parcel be set aside in a land trust with only ten 1'/z 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 Rlo zoning district were discussed CHRIS KREGER WITHDREW THE MOTION. Steering Committee Minutes July 6, 1995 Page 6 Chris Kreger suggested that Steve Ach prepare a draft motion for clustering in the R I a 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. Future Meetina Issues for discussion at the July 27 1995 Steering Committee meeting: Complete Residential Development Issues -R 1 a - 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 -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. Adiournment 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 llPectffulllllysubmitted, Debbie Kleckner Recording Secretary