HomeMy WebLinkAboutResolution 2004-087CITY OF LAKE ELMO
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 2004 - 087
A RESOLUTION DENYING A COMPREHENSIVE PLAN AMENDMENT
WHEREAS, at its September 27, 2004 meeting, the Planning Commission
conducted a Public Hearing and adopted a recommendation to deny the application of
Inwood Associates for a Comprehensive Plan and Zoning Map /Ordinance to amend the
Land Use Element of the Comprehensive Plan to reclassify approximately 160+ acre
vacant parcel at the Southeast corner of Inwood Avenue and 10th Street North from
RAD/RR (Rural Agricultural Development) to part "Mixed Use Commercial ", part
"High/ Medium Density Residential ", and part "Single Family Residential" — all
proposed uses to be served by Regional Sewer, requiring a Comprehensive Plan
amendment to the Urban Service District (MUSA) based on the following Findings:
I . There is no change in conditions impacting the site that supports a Comprehensive
Plan Amendment.
2. There is no demonstrated error in the Comprehensive Plan that impacts the site.
3. The site is eligible (with a Conditional Use Permit) for up to 64 dwelling units, of
which up to 16 may be of a "common wall" design. That level of development
intensity has resulted in significant residential development on other similar sites
throughout the City over the past few years -and continues to today. There is no
question that the 16 units per 40 acres residential density for which this site is
eligible is reasonable use of the site. There is nothing unique regarding this site
that truly distinguishes it from the many other sites in the City that have been
successfully developed at 16 units per 40 acres — other than a "view" of Oakdale -
style development.
4. Recent traffic studies related to on -going commercial developments in Oakdale
and Woodbury have suggested that the I -94 /Inwood interchange and associated
service roads will approach "failure" Service Levels assuming development at the
existing Lake Elmo Comprehensive Plan scale and intensity. To increase the
development intensity of this site in the manner proposed by the applicants will
certainly increase the traffic volumes at that interchange location, pushing the
intersections into a "fail" Service level. MnDOT, County and FHWA officials
have stated that there will be no funds available until well into the future to
address the I- 94/Inwood interchange congestion forecasts.
5. Over 50% of the Eagle Point Business Park PUD to the south remains vacant with
all Public infrastructure and paid. In addition, several multiple use commercial
developments exist or are under construction within a 1 mile radius of this site in
Woodbury and Oakdale with hundreds of thousands of square feet available for
almost any commercial use. We seriously question the Public's (and or market's)
need for more commercial development in this area.
6. While Regional Sewer is installed in the Eagle Point Business Park south of this
site, the available conveyance capacity is severely limited — to the extent that the
City should not even be considering any "wet" user in Eagle Point — much less
extending the Regional Sewer to another site as proposed by the applicant. No
other Regional Sewer Interceptor capacity is available to this site, nor will it be
for years — if ever.
7. The existing residential development to the east (Stonegate) is developed at a
density 0.30 units per acre. At the minimum residential density allowable with
Regional Sewer service (3 units per acre) a "single family" style residential
development as proposed on this site would be 10 times the density of the existing
neighborhood to the east. Such a large disparity of land use intensity (even if the
land itself is the same) at such close proximity could adversely impact the
character and property values of the existing development.
WHEREAS, at its October 5, 2004 meeting, the Lake Elmo City Council
reviewed the application of Inwood Associates for a Comprehensive Plan Amendment;
the City Planner's memo of September 20, 2004; and the recommendations of the City's
Planning Commission.
WHEREAS, the Lake Elmo City Council has reviewed its records regarding the
adoption of the City's 2000 Comprehensive Plan (see City Planner memo dated
September 20, 2004) and has determined that the City's 2000 Comprehensive Plan Land
Use Map designations for this site were not the result of error and that the conditions
relating to the site and its surroundings have not changed significantly since the adoption
of the City's 2000 Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, that the Lake Elmo City Council
denies the application of Inwood Associates for Land Use Plan reclassification from
RAD/RR (Rural Agricultural Development) to part Mixed Use Commercial, part
High/Medium Density Residential, and part Single Family Residential; and related
rezoning based on the findings presented by the Planning Commission.
ADOPTED, by the Lake Elmo City Council on October 5, 2004.
Lee Hunt, Mayor