3. PCSR 11-08-2005
.
.
.
Item # ~
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planne~
DATE: November 8, 2005
SUBJECT: Possible rezoning of three properties north of I 97th Avenue
from residential to commercial.
Attachments
Plat of properties
Air photo of properties
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.
.
.
.
Analysis
The three properties are currently 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
.
.
.
Requested Action
Staff is requesting that the Planning Commission provide feedback to the Council regarding
rezoning theses properties to commercial.
.
.
s
.
S 89'30'40"W
~, , \~\
15 ~' ,. ~\
~ I'l~ 14 ~I'1:~
If) C\I
~ \0
Z
I t1LI.l I:) t. : I DI<.l(,i;( I\.
[' z.32. 4(.:, Z\:!4~4" ~
j I Ch"29.99 :
" /8c<?'()0 ._l~9.39 30'jJ :
~JlN89"30'4b"E 352./1 __Ir:3A=~Q'~3'17"
'yo
1"1
!",?,~
.':".
......:
::~:;
225
.I
262,91 _~
~f:
~~~:
,y)
~~~
(:5
~?:
I
,
;1
;;t ,
n
I fl.~
a:
>-
-.J
a:
'"
I-
'"
~
~.. !f")
If)"',f'tl
-~
3
,
co'
r<l
.0
CIl
r<l J.
~
'1ol
r<
C
I
,
\ "
,
) 07. 2S.j
(S8.0.
S ?S
q.
13
t^f yt. It
a. 11"'.
191 th
866.75
--$89030'40"W
'I f?O.OO -
--1240.44 ..
SOUTH LINE OF THE -SE Yo OF
SEC. 22, TWP. 33, RGE. 26
';"".
......,....'.-....'"......
\';'"
.
.
Item 4.
MEMORANDUM
TO:
Planning Commission
Scott Clark, Community Development DirectQ/
November 8, 2005
FROM:
DATE:
SUBJECT:
Proposed Change to Public Hearing Dates
Attached is a calendar diagram illustrating a staff recommendation to effectively reverse the
Planning Commission's workshops and public hearing nights. The overall change will allow
staff additional time for report preparation. It does not penalize a petitioner in terms of the
time to get to the Council.
The advantages of the changes are:
.
Allows staff to formally incorporate the Technical Advisory Panel and Parks
Commission recommendations into "ftnal drawings" for the Planning Commission.
.
Allows staff time to negotiate changes and have reviewed plans submitted to the
Planning Commission prior to the meeting.
.
Gives the Planning Commission (with resident input) better decision making since
the totality of information can be assembled and analyzed prior to the public hearing.
Staff has reviewed this concept with the Chair. If agreed upon, we would start the process
immediately (based on Council concurrence) and have "November's public hearing" on
December 13, 2005.
s: \PLANNING\Planning Commission \Public Hearing Mtg Changes. doc