HomeMy WebLinkAbout07-11-83 PZMLAKE ELMO PLANNING COMMISSION MEETING
JULY 11, 1983
Acting Chairman Michels called the meeting to order at 7:30 p.m.
at the City Hall.
COMMISSIONERS PRESENT: Dreher, Gifford, Graves, Lindquist, and
Peterson. (Absent: Lyall, Nazarian, Moe, Prince and Ryberg)
1. MINUTES - M/S/P Dreher/Gifford to approve the 6/27/83
Planning Commission minutes as amended. (Carried 6-0)
2. PUBLIC HEARING, COLOSIMO PLAT - The hearing was opened at 7:40
p.m. Bruce Folz presented Grace Colosimo's plan to subdivide her. 5
acres on Isle Avenue into 3 lots--1.5, 1.5 and 2.06 acres each.
Isle Avenue was approved to be extended as shown on plat when
Springborne Green Acres plat was approved. Soil is sandy loam
which is best drainfield material possible. Runoff will be
increased by roofs and driveways -about L/7,r-acre = not significant.
Folz will check with Watershed to see if these 3 lots were included
in Springborne Green Acres Watershed study (ponding areas) and will
get waiver from Watershed so that 100% water will not have to be
stored on the 3 lots since ponding areas are to the east.
Roads were discussed:
• Howard Springborne was present and stated that he intends to deed
Isle Avenue to the City. (This is unimproved street, along with
Jane Road which abuts south lot and services 8 parcels to the south
and one to the west, and there is also spur--Jamaca--which is
unimproved.) (Whittaker - People have responded they don't want
Jane Road improved by a ratio of 6 responses to 1.)
® Gifford - Are people on Jane Road aware that Isle Avenue would go
through? (Folz - public hearing was held for Green Acres where
this was indicated and Phases I and II were approved.)
m Folz - Cost to bring Jane Road and Isle Avenue up to City
standards would be $15,000-20,000 (500') and $25,000-30,000 (800'),
respectively, which would mean 32' width with curbs.
e Graves - now is the time to take action with Isle Avenue so that
same mistake is not made as happened with Jane Road.
® Folz - has to be paid for now or later; advantage of now is that
cost is included in 20-25 year mortgage and not 5-year assessment.
m Tony Maistrovich, landowner to west of Colosimo property, is in
favor of blacktopping but couldn't afford assessments so would have
to subdivide his property. Feels City should at least be plowing
and maintaining Isle Avenue even if unimproved.
O Graves - Can we consider approving grading and graveling Isle
Avenue now, and when Phase II goes in Isle Avenue and Jane Road
would be blacktopped? (Folz - variance would have to be granted and
put in development agreement. If City does it, Maistrovich and
Colosimo would pay 50/50 for Isle; it's up to Council to blacktop
or leave Jane Road as is.)
The public hearing closed at 8:10 p.m.
® Michels - I feel we should resolve Jane Road before we do
anything else (Gifford agrees) and see what Council is going to do.
If Jane Road upgrading is approved, I see no problem with Colosimo
plat. Also short stub (Jamaca) should be taken care of by City.
LAKE ELMO PLAN. COM. MTG. - 7/11/83 Page 2
e Dreher - feels benefiting property owners should pay for it.
® Peterson - would go with grading and graveling as blacktopping is
too expensive.
e Gifford - Council's position is to get rid of gravel roads
because of high cost of maintenance.
® Whittaker - if not improved, owners would have to maintain as
done previously.
O Lundquist - plat itself appears consistent with neighborhood.
e Colosimo - if paving is required, Tony and I are not in a
position to pay for all of it. (Whittaker - however you can add
cost to sale of lots as value would be increased. I recommend
platting with improved streets.) (Dreher - cost would be split
between all benefiting property owners.)
M/S/P Graves/Dreher to recommend Council approval of Colosimo's
plat with the condition that Isle Avenue be blacktopped and all of
Jane Road and Jamaca be blacktopped as public projects.
(Carried 6-0)
Reasons motion included road improvements are as follows:
(a) consistent with previous planning throughout entire City and
surrounding area wherein precedent has been set (e.g. Springborne
Green Acres, Foxfire, etc.).
(b) safety factors have to be considered, i.e., paving and city
maintenance make area more accessible to fire and emergency
vehicles.
(c) paving would make land more valuable, and particularly more
saleable since mortgage lenders will sometimes not finance homes on
unimproved streets. Would be cheaper to pave now than later.
This item will be put on the City Council agenda, July 19.
3. I-94 ALTERNATIVES, ROB CHELSETH - City Planner, Rob Chelseth,
was present to talk about planning and zoning strategies for I-94
corridor. Conflict has to be solved as to what uses would best fit
I-94 four -mile strip and intersection areas: can attract on -site
sewered types such as (a) local businesses to serve residents such
as grocery stores, services shops, etc. or (b) large -acreage
businesses such as open sales lots, lumber yards, etc.
Intersection areas could be used for gas stations and motel -type
businesses, with premiere industrial/ commercial uses being guided
into the sewered and watered district west of MUSA line and where
city services can be provided. When (b) type uses are permitted,
they cast land use for future and investment of property is low.
Mr. Chelseth explained Alternatives 1, 2 and 3 drawings regarding
plan for urbanized commercial development in Section 32 and
adjacent sewered areas from the present through the 1990's:
Alternative 1 - Plan would be for low -density, rural development
along I-94 east of sewered area and would be to keep area at low
density until public utilities and services permit more intensive
levels of urban commercial development --expected after 1990.
LAKE ELMO PLAN. COM. MTG. - 7/11/83 Page 3
Alternative 2 - Plan would be for "highway business" uses on a
restricted basis centered around interchanges with 1-94. Remaining
lands would be kept at low -density levels of development until
sewer is available (after 1990) after which time more intensive
levels of development can occur.
Alternative 3 - Plan is for "highway business" uses on a restricted
basis centered around interchanges with I-94, but with remaining
land planned for less intensive forms of commercial and light
industrial uses along the frontage road areas of I-94 that require
more land area and make low demands for public services and
utilities.
* Gifford - can truck stops or motels be allowed without sewer on
intersections? (Chelseth - you may want to permit these types of
things requiring large drainfields as good planning but have to set
boundaries. Problem is that it is not easy to control so you have
to ensure capabilities of drainfields, etc.
o Gifford - fire protection? (Whittaker - Section 32 may be
contracted to Woodbury, but may be overextension of services
further on down I-94.)
® Chelseth - basically, Alternatives 1 and 2 are more restrictive
and 3 allows some leeway. Alternative 2 would hold business types
to higher quality in Section 32. (Whittaker - you can get better
quality businesses if more restrictive.)
o Graves - do you have examples of ordinances that we can use as
role models? (Chelseth - yes, I can come up with outline - it would
not involve ordinances as much as it would be comp plan.)
o Whittaker - plan may say low -density, on -site sewer and have to
apply to rural character but strip along I-94 is commercial;
however, I've seen nice residential along freeways and don't think
you have to show this as urban. A big developer attracted to I-94
would be willing to put in sewer.
o Whittaker - comp plan past 1990 shows commercial along I-94 as
long as you don't need water and sewer and has rural orientation;
I'd take out highway commercial strip and put in rural/residential
and they would have to come in for rezoning; Met Council would
favor that approach. Urban mixed use would be in Section 32 and
we're projecting expansion of services by moving MUSA line so
putting Met Council on notice we're expecting this to develop into
maximum urban use by year 2000. Better to tell Met Council you
expect water and sewer after Section 32 fills up and some type of
gradual projection for remaining area. Recent businesses on I-94
have created no advantages to City and some problems. Investors
will want to wait for water and sewer.
o Michels - I'd like to see strip held until water and sewer are
available along with fire and police protection.
o Graves - like Whittaker's idea - take time, hold back, wait until
services develop, and see what comes in.
o Peterson - think intersection development will come first and
development between should go slow.
o Gifford - feels there will be push for development between 15 and
19 and we have to be prepared to answer to fire and police
protection.
LAKE ELMO PLAN. COM. MTG. - 7/11/83 Page 4
® Whittaker - could use wording mixed urban uses (does not have to
be commercial) for post 1990 or until sewer and water are
available - don't want commercial strip along I-94 since we've had
undesirable commercial up until now.
9 Chelseth - I see less or restricted development between Section
32 and 19, and limited development on intersections - problems with
sewer and water and public services. You need a couple of policies
to operate from; I could write descriptions of this and come up
with land use policy.
Consensus was that Chelseth and Whittaker would take Alternative 2
and look at policies that do or don't fit into comp plan and then
draft appropriate policies for second meeting in August.
The meeting was adjourned at 9:50 p.m. (Reminder - meeting for
July 25 is cancelled; next meeting will be held August 8.)
Submitted by:
Ilene Johnson, Acting Secretary
(
CITY OF
LAKE
ihiELMO
City of Lake Elmo
777-5510
3880 Laverne Avenue North / Lake Elmo, Minnesota 55042
AGENDA
LAKE ELMO PLANNING COMMISSION
July 11, 1983
7:30 P.M.-- Meeting convenes
1. Minutes - June 27 meeting
7:45 P.M.-- 2. Public Hearing --Preliminary
Plat --Colosimo Plat -"The Meadows"
8:15 P.M.-- 3. Rob Chelseth, City Planner
A. 1-94 alternatives
B. Other
4. Administrator's Report:
A. Klawitter rezoning
B. Burrwood Estates
C. Packard Park
D. Comp. Plan Hearing;
Notice/Newsletter