02/08/1995 P&Z Packet - Laserfiche WebLink

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Table J shows the adjustments to the available residential acres within the MUSA as tabulated 1 January 1994 by subtracting net residential land absorption occurring during 1994 and adjusting the NWI wetlands to be reflective of actual wetland experiences. Year end 1994, the City estimates 444 acres of buildable residential MUSA remaining. TABLE J YEAR END 1994 AVAILABLE RESIDENTIAL MUSA Available acres within MUSA as of 1/1/94 895 Available acres used in 1994 on a per lot basis (from "Net Available Acres Used") - 41 Available acres within MUSA as of 1/1/95 854 Additional wetland from "Actual Wetland Acres to NWI Based Wetland Acres Ratio" (1.5 * 820 acres NWI - 820 acres) - 410 Adjusted available acres within MUSA as of 1/1/95 444 In addition to the limited supply of buildable land, the location of this land further complicates urban growth. The City's supply of buildable MUSA is scattered throughout the community, however, the largest contiguous parcels are located east of I-35 and along Main Street. These parcels are located away from existing infrastructure. The extension of utilities is difficult without a development having the critical mass for financing both the utility extension and the internal plat improvements. This is required due to the Charter restriction that prevents the assessing of utilities without the permission of adjoining property owners. This situation stalls growth and does not promote contiguous growth patterns or the orderly extension of utilities. Anoka County assessment policy of valuing vacant buildable land having a MUSA designation at $2,000 per acre higher than rural service property suggests a financial vested interest in the MUSA designation. Land trades that would remove the MUSA from one area of the City for use in another is seen as taking value away from the property. The City is reluctant to become involved with taxing issues and compensation for lost value. A final discrepancy between Metropolitan Council's estimate of available MUSA and the City is that Met Council included land areas in oversized unsewered lots as land available for development. The City's calculation for available MUSA excludes any unsewered lots of single ownership having land areas less than 5 acres. The basis for this proposal is as follows: 18