7.13. SR 12-19-2005
Item # ---L-13 .
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Planner:,4"
DATE: December 19, 2005
SUBJECT: Possible rezoning of three properties north of I 97th Avenue
from residential to commercial.
Attachments
Plat of properties
Air photo of properties
Possible interchange layout
Background
At the City Council meeting held on October 17th two residents who live on the north side
of 197th Avenue, east of Highway 169 at the Evans Street/197th Avenue intersection, spoke
at open mike. They asked the Council to consider changing the zoning of their properties,
and their neighbor's, to Highway Commercial. The residents that spoke at the meeting were
Dave Plude, 11537 197th Avenue and Susan Dickey, 11519 197th Avenue. They also said that
their neighbor at 11475 197th Avenue is also interested in rezoning his property.
Susan Dickey stated she can't sell her house due to the traffic, noise, and commercial growth
around her home. She asked the city to rezone her property and a couple of neighboring
properties to commercial.
Dave Plude stated he also has concerns with traffic and noise near his home. He stated he
has been approached by buyers interested in his property for a commercial use.
The Council asked that the Commission and staff perform a conceptual review of the area
and come back to the Council with their findings. At their November 11 th workshop, the
Commission discussed this issue and listened to the property owners.
Analysis
The three properties are currendy zoned R1a and are outside the Urban Service Area. To
development these properties as commercial would require an amendment to the
Comprehensive Plan to include the properties in the Urban Service Area and change the
land use designation from Rural Residential to Highway Business, and a rezoning to C3 or
PUD.
The properties are wooded residential lots. Each lot is about 3 acres in size; the total area of
the three lots is 8.83 acres. The lots have frontage and access from 197th Avenue and are
bounded on the north by a 240 foot wide power line easement. Adjacent land uses include
single family residential to the north and east, convenience store to the south and Highway
169 to the west. The NRI identified this area as part of a Class C woodland.
In their IRC study, MnDot has identified the Highway 169/ 197th intersection as a future
interchange. The Plude property will be the property most affected by a future interchange.
The final design of the interchange and the amount of land needed for that interchange has
not been defined.
Sewer and water are available. They would have to be extended north along Evans Street and
across 197th Avenue. There is capacity available for these properties.
As part of the comprehensive planning process done in 1995 and again in 2004, the city
looked at expanding the Urban Service Area. The Council made a decision in both cases not
to include these properties in the Urban Service Area.
The following is a summary of what staff believes are the advantages and disadvantages of
commercial zoning:
Positives
. Sewer and water can be provided to the properties
. Highway 169 frontage and proximity to existing commercial uses
. Access can align with the 197th Ave./Evans St. intersection
. Powerline easement can provide buffer with residences to the north
. Value and marketability of property increases if commercial
Negatives
. Impacts on adjacent residential properties - traffic, lighting, noise, visual impacts
. Unknown impacts ofHwy 169/197th Ave. interchange
. Increase traffic on 197th Ave.
. Eliminate trees
Planning Commission Meeting
At the November 8th Planning Commission Workshop the Commission discussed the
possibility of rezoning the three properties to allow them to be developed as commercial.
The Commission thought it was very important to preserve land for the future Hwy
169/197th interchange. They acknowledge that the impacts on adjacent single family
residences would have to be carefully considered. The issues of extending commercial
development along the highway up to County Road 33 and on the west side of Hwy 169
were explored. No consensus was reached on these issues. The Commission believed that it
would be appropriate for these properties to be commercially developed but that timing was
critical. They would be willing to consider commercial zoning if the request was part of an
overall development plan for the three parcels, and the development plan reserved land for
the future interchange.
Action Requested
Staff is requesting Council direction as to bringing the proposed rezoning and associated
Comprehensive Plan amendments back to the Planning Commission for their formal
consideration and recommendation.
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