7.2. SR 08-15-1994
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ITEM 7.2
MEMORANDUM
TO:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
AUGUST 15, 1994
FROM:
DATE:
SUBJECT: REQUEST FOR A COMPREHENSIVE
LAND USE PLAN AMENDMENT AND
REZONING BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING,
CASE NO. LUA 94-06 AND ZC 94-08
REQUEST
.
Country Ridge Partnership is requesting to amend the Comprehensive Land
Use Plan from LI (Light Industrial) to MR (Medium Density Residential) and
rezone from Rlc (Single Family Residential) and PUD (planned Unit
Development) to R3 (Townhouse/Multi Family Residential).
LOCATION
The southwest corner of future Joplin Street and Orono Parkway extension.
ZONING I LAND USE
Rlc (Single Family Residential) and PUD (Planned Unit Development) I LI
(Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map, Permitted
and Conditional Uses in the R3 (Townhouse/Multi Family Residential)
zoning district, excerpt from Focus Area Study.
OVERVIEW
.
The subject property requested for the Comprehensive Land Use Plan change
and rezoning is approximately fifteen (15) acres in size. The property is more
accurately described as the proposed Outlot B of Country Crossings Second
Addition. The outlot extends from Sandpiper Estates' eastern border to
P.O. Box 490. 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Country Ridge Partnership
August 15, 1994
Page 2
.
Joplin Street and north to the Orono Parkway extension. The applicant
indicated that they would like to rezone the property to R3 (Townhouse/Multi
Family Residential) to allow for the development of attached single family
units (townhomes). The applicant is suggesting that the townhomes would
act as a buffer between the single family to the south and development north
of Orono Parkway.
ANALYSIS
.
The applicant would like to develop Outlot B of Country Crossings Second
Addition, as a townhouse development. The northerly one-fourth of the
parcel has a zoning of PUD (Planned Unit Development) and land use of LI
(Light Industrial). This small sliver of land is the area specifically required
to have the land use amended to MR (Medium Density Residential). The
middle portion of the property has a land use and zoning designation of MR
(Medium Density Residential) and PUD (Planned Unit Development)
respectively, which provides for a townhouse development. The southerly
portion of the parcel is currently zoned RIa (Single Family Residential),
which doesn't allow townhomes. Therefore, the zoning and land use
boundaries do not coincide with each other nor are they consistent with the
property line for Outlot B.
The R3 (Townhouse/Multi Family Residential) zoning designation proposed
by the applicant will allow a variety of uses including townhouses and multi
family dwellings up to twelve (12) units per structure. The concept for using
the R3 zone as a buffer between the single family and future development
north of Orono Parkway satisfies some basic planning principles of
transitioning land uses from less to more intense uses. However, the R3
zoning designation allows for a variety of uses including multi family, which
may not be compatible with the single family homes to the south and
southwest.
.
In July, 1990, the consulting firm of BRW, Inc. submitted a Focus Area Study
to the City illustrating potential land uses and circulation plan for the entire
western area between Highway 10 and County Road No. 30. This Focus Area
Study included a mixture of land uses such as commercial, business park,
single family, and multi family residential. Generally speaking, the City's
comprehensive land use plan and zoning maps are consistent with the land
use projections illustrated on the Focus Area Study. According to the land
uses identified on the Focus Area Study, the subject property should be split
with the north half being Business Park and the south half being single
family residential. However, with the understanding that the Focus Area
lua94.6.council
Country Ridge Partnership
August 15, 1994
Page 3
.
Study was a concept, a more reasonable location to make the distinction
between the two land uses would be the extension of Orono Parkway (183rd).
PLANNING COMMISSION RECOMMENDATION
The Planning Commission concluded that a comprehensive land use plan
amendment was not necessary in this particular case and denied the
rezoning request because of the broad range of uses allowed in the R3
(Townhouse/Multi Family Residential) zoning district. The Planning
Commission discussed the land use plan map and how it represents the
general description for land use decisions. The specific area included for the
land use plan change is roughly the north one-fourth of the subject property
where the LI (Light Industrial) land use zoning line falls south of 183rd
Avenue. The balance of the property has a land use designation of MR
(Medium Density Residential) and zoning of PUD (Planned Unit
Development), which allows for a townhouse project as a PUD (Planned Unit
Development). Unfortunately, the zoning boundary does not coincide with
the existing property lines for Outlot B of Country Crossings Second
Addition.
.
The Planning Commission decided that the R3 (Townhouse/Multi Family
Residential) zoning district allows a wide range of uses from townhomes to
apartments, which may not be compatible with the single family homes to
the west. Therefore, the Planning Commission recommended the applicant
present their proposed project as a PUD (Planned Unit Development) and
make the necessary applications to the City for review.
RECOMMENDATION
Staff concurs with the Planning Commission recommendation that a
townhouse project would be acceptable and reviewed either as a PUD
(planned Unit Development) or under a traditional zoning district (i.e., R2a),
which allows only townhomes. Furthermore, after further consideration of
the land use plan amendment request, it is logical to have 183rd Avenue as
the separation between MR (Medium Density Residential) and LI (Light
Industrial). Therefore, staff can support the land use plan amendment.
It is recommended the request by Country Ridge Partnership to amend the
comprehensive land use plan be approved based on the following:
1.
183rd Avenue is a logical location to identify a separation in
land uses.
.
lua94-6.council
Country Ridge Partnership
August 15, 1994
Page 4
.
2.
Amending the land use plan map will not compromise the
integrity of the surrounding land uses.
It is recommended the request by Country Ridge Partnership to rezone be
denied based on the following:
1. The R3c zoning allows a broad range of uses that are not
compatible with the surrounding single family zoning.
2. The density of R3c development is inappropriate in this location.
3. A more appropriate zoning may be a PUD or zoning district
which allows strictly low density townhomes and not multi
family.
.
.
lua94-6.council
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ITEM 5.2
~@~p
MEMORANDUM
FROM:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNEJ..4:1.---
TO:
DATE:
JULY 26,1994
SUBJECT: REQUEST FOR A COMPREHENSIVE
LAND USE PLAN AMENDMENT AND
REZONING BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING,
CASE NO. LUA 94-6 AND ZC 94-8
REQUEST
.
Country Ridge Partnership is requesting to amend the Comprehensive Land
Use Plan from LI (Light Industrial) to MR (Medium Density Residential) and
rezone from Rlc (Single Family Residential) and PUD (planned Unit
Development) to R3 (Townhouse/Multi Family Residential).
LOCATION
The southwest corner of future Joplin Street and Orono Parkway extension.
ZONING I LAND USE
Rlc (Single Family Residential) and PUD (planned Unit Development) / LI
(Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map, Permitted
and Conditional Uses in the R3 (Townhouse/Multi Family Residential)
zoning district, excerpt from Focus Area Study.
OVERVIEW
.
The subject property requested for the Comprehensive Land Use Plan change
and rezoning is approximately fifteen (15) acres in size. The property is more
accurately described as the proposed Outlot B of Country Crossings Second
Addition. The outlot extends from Sandpiper Estates' eastern border to
P.O. Box 490. 13065 Orono Parkway. Elk River. MN 55330. (612) 44!-7420 . Fax 16[2) 441-7425
Country Ridge, LUA and ZC
July 26, 1994
Page 2
.
Joplin Street and north to the Orono Parkway extension. The applicant
indicated that they would like to rezone the property to R3 (Townhouse/Multi
Family Residential) to allow for the development of attached single family
units (townhomes). The applicant is suggesting that the townhomes would
act as a buffer between the single family to the south and development north
of Orono Parkway.
ANALYSIS
In July of 1990, the consulting firm of BRW submitted a Focus Area Study to
the City illustrating potential land uses and a circulation plan for the entire
western area between Highway 10 and County Road No. 30. This Focus Area
Study included a mixture of land uses such as commercial, business park,
single family, and multi-family residential. Generally speaking, the City's
Comprehensive Land Use Plan and zoning maps are consistent with the land
use projections illustrated in the Focus Area Study.
.
It should be pointed out that in preparing the Focus Area Study, some liberty
was taken in realigning Joplin Street extension through the County
Fairgrounds property and matching up with US Highway 10 east of the
existing Cenex Station. This concept looks good on paper, however, the
reality is that Joplin Street is not planned to impact the County Fairground
property. Furthermore, Joplin Street will match in with US Highway 10 on
the west side of the Cenex Station at a location that will eventually be
signalized and provide adequate access on the north side of US Highway 10.
The purpose in pointing out the traffic circulation changes that have taken
place impacts the intended land uses. With the realignment of Joplin Street
and some of the other proposed streets in the Focus Area Study, the intended
land use proposals will have to be modified accordingly.
The R3 (Townhouse/Multi Family Residential) zoning designation proposed
by the applicant would allow a variety of uses including townhouses and
multi family dwellings up to twelve (12) units per structure. Once again, the
concept for using the R3 zone as a buffer between the single family and
future development north of Orono Parkway satisfies some basic planning
principles of transitioning land uses from less to more intense uses.
However, there still appears to be some confusion and uncertainty on how the
property north of Orono Parkway is going to be developed.
.
Clearly, the land use plan designation of LI (Light Industrial) and zoning of
PUD (planned Unit Development) compliments the concept of a business
park. However, until the rezoning to BP (Business Park) takes place, there
will continue to be the belief that a commercial use is allowed within this
lua94-6.pc
Country Ridge, LUA and ZC
July 26, 1994
Page 3
.
district. Furthermore, with the updating of the Comprehensive Land Use
Plan, a complete inventory of existing residential land uses will be conducted.
During this plan update it will also be made clear whether additional
attached single family dwellings or multi family units are needed to balance
the land use mix within the community.
Thirdly, whatever development occurs north of Orono Parkway will be
required to establish thirty (30) to fifty (50) foot landscaped areas which
could be utilized with earth berming and significant landscaping to act as a
buffer. In other words, a change in land use is not the only solution to
creating a buffer between the single family development to the south and
activity north of Orono Parkway.
The Planning Commission may recall that as part of the Country Crossings
Second Addition, a sketch plan was presented which illustrated how Outlot B
could be developed as single family homes. This land use option certainly is
an alternative to consider.
RECOMMENDATION
.
It is recommended the request by Country Ridge Partnership to amend the
Comprehensive Land Use Plan and rezoning be denied at this time based on
the following:
1. Updating of the Comprehensive Land Use Plan is currently
underway and will include a complete inventory of all
residential property to determine whether additional low
density, medium density, or high density land uses are needed.
Rezoning at this time is premature without the inventory of
residential land use being completed.
2. The times and conditions have not changed enough to warrant
the Comprehensive Land Use Plan changed and rezoning.
3. The requested applications are not consistent with the current
Comprehensive Land Use Plan Map.
4.
Rezoning of the subject property should not occur until the
appropriate zoning and land use have been identified on the
property north of Orono Parkway and west of Joplin Street. The
existing Comprehensive Land Use Plan identifies approximately
thirty-five (35) acres designated for multi family in this area
housing which is consistent with the Focus Area Study.
.
lua94-6.pc
Country Ridge, LUA and ZC
July 26, 1994
Page 4
.
5. Before acting on these applications, a comprehensive overview of
the area should be completed identifying adjacent land uses and
the appropriate mix ofland uses.
.
.
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v. Model homes in compliance with Section 900.20,
Subsection 13
vi. Public parks, playgrounds and open space
viii.Permitted home occupations in single family
dwellings
b. Accessory uses -
i. Public shelters and essential services
ii. Garages and sheds
iii. Private recreational facilities
c. Conditional Uses -
i. Conditional home occupations in single family
dwellings
ii; Metal skinned buildings
iii. Institutional uses
.
iv. Governmental bui~dings and facilities
v. Licensed daycare facilities with 13 or more
children in institutional buildings
vi. Zero lot line development
~ 8. R-3 - Townhouses and Multiple Residential District
~. STATEMENT OF PURPOSE: This District is intended to provide a
residential area which allows a broad range of housing types
(townhouses, apartments, etc.) of medium density multifamily
units in areas served by public sanitary sewer, storm sewer,
and municipal water. PUD recommended.
a. Permitted Uses -
i. Single family dwelling
ii. Two family dwellirgs
iii. Townhouses and multiple family dwellings (12
units per structure maximum)
iv. Model homes in compliance with Section 900.20,
Subsection 13
.
v. Licensed daycare facilities for 16 or fewer
children
vi, Public parks, playgrounds and open space
9.22
.
.
.
V~~. Permitted home occupations in single family
dwellings
b.
Accessorv Uses -
i. Public shelters and essential services
ii. Garages and sheds
iii. Private recreational facilities
c. Conditional Uses -
i. Mobile home parks
ii. Metal skinned buildings
iii. Licensed daycare facilities for 17 or more
children
iv. Governmental buildings and facilities
v. Institutional uses
vi. Boarding house
vii. Mini Storage
viii.Conditional home occupations in single family
dwellings
ix. Zero lot line development
9. R-4 - General Multiple Family Residential District
STATEMENT OF PURPOSE: This District is intended to create,
preserve, and enhance areas for multifamily use of higher
densities for both permanent and transient families, in areas
served by public sanitary sewer, storm sewer, and municipal
water, with good accessibility to thoroughfares, public
community. centers, libraries, shopping centers and employment
centers, and where such development fits the Growth Management
Plan. PUD recommended.
a. Permitted Uses -
~
i. Single family dwellings
ii. Two family dwellings
~~~. Townhouse dwelling (12 unit per structure
maximum)
iv. Multiple family dwellings
9.23