5.3.
Environmental Policy Board (EPB)
- Meeting Date:
- 04/07/2014
- By:
- Tim Gladhill, Community Development
Information
Title:
Review Planning Commission Feedback on Sketch Plan for Parcel owned by Village Bank Located at 6080 Highway 10 NW and Recommended Small Area Planning Effort of Surrounding Area
Purpose/Background:
The purpose of this case is to update the EPB on the Planning Commission review of a Sketch Plan for a seven (7) lot single family subdivision that is immediately adjacent to Rivlyn Avenue that would extend an existing cul-de-sac. Staff values any EPB comments on feedback and recommendations available thus far. Specifically, Staff is looking for feedback as it relates to appropriate land uses in shoreland areas and the requested fill of floodplain (flood fringe, not floodway) areas. The Planning Commission directed to postpone action to better coordinate with completion of the Highway 10 Access Planning Study and consider initiating a local small area land use planning effort. The spacing and location of the Highway 10 Access Planning Study alternatives have the potential to affect spacing and setbacks of the proposed single-family dwellings to the ordinary high water line of the Mississippi River. Staff is not looking for a recommendation on the Plat itself, although comments are welcome. This is also an opportunity and case study to illustrate various environmental standards on development to assist the EPB in its role in advising the City Council on environmental issues.
In addition to the subdivision (plat) application, the request will also require a Comprehensive Plan Amendment, Zoning Amendment, and Easement Vacation. The site is currently guided as Business Park and is located within the E-1 Employment District. A portion of the site is located within the Mississippi River Corridor Critical Area (MRCCA).
In addition to the subdivision (plat) application, the request will also require a Comprehensive Plan Amendment, Zoning Amendment, and Easement Vacation. The site is currently guided as Business Park and is located within the E-1 Employment District. A portion of the site is located within the Mississippi River Corridor Critical Area (MRCCA).
Notification:
Staff attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail. A Public Hearing and Notification is required as part of Preliminary Plat (next stage).
Observations/Alternatives:
Specific technical review of the proposed Sketch Plan is included in the attached Technical Review File. The key topics of analysis below can be reasonably resolved from a technical standpoint, and thus become a policy directive for the City.
The site is impacted by the Highway 10 Access Planning Study currently initiated by the Minnesota Department of Transportation (Mn/DOT). Initial alternatives for frontage road systems would have been in conflict with the proposed plat. However, Mn/DOT, and its consulting engineer Bolton and Menk, Inc., are currently working on alternatives that address comments not only by this Property Owner, but surrounding Property Owners as well. This planning study will not be complete until later this summer. It is anticipated that the Access Planning Study can work around the current sketch plan concept, although there is not a clear consensus among area Property Owners on a preferred alternative.
The Applicant has suggested that an area of floodplain boundary was actually created due to mining activities several decades ago. Additionally, Staff values the EPB's opinion on the general appropriate land use along the Mississippi River; E-1 Employment or R-1 Residential.
The Planning Commission reviewed the proposed Sketch Plan at their April 3, 2014 Regular Meeting. Opposition to the proposed Sketch Plan was submitted on behalf of Lano Equipment, located immediately adjacent to the Property and along Highway 10. Lano Equipment expressed two (2) areas of concern (paraphrased):
The Planning Commission generally shared these same concerns. As such, the Planning Commission directed the Applicant to postpone further review of the proposed Plat until after the completion of the Highway 10 Access Study. The Planning Commission did not feel that it had adequate micro-level details to exercise their legislative capacity to amend the Comprehensive Plan until Highway 10 Access Study alternatives were adopted and it had a better understanding of appropriate land uses of the surrounding area. In other words, the Planning Commission desires to look at the land use of this node holistically, rather than just the Subject Property. Additionally, the Planning Commission recommended that the City initiate a small area planning effort similar to the existing small area plan processes.
The intent of discussing with the EPB at this time is to discuss any potential EPB role in facilitating or recommending land uses in a future process, if necessary. Discussion at the Planning Commission included previous redevelopment discussions in this general area. The output of the Planning Commission recommended process could result in adjustments to the Future Land Use Map, yet to be defined. Addition of this effort to the Community Development Department's work plan will require re-prioritization and shifting of resources to a certain degree, as this effort is not currently identified in the Comprehensive Plan, Strategic Plan, nor 2014 Budget. The Applicant could choose to expand its Application to include the above to allow this process to proceed to meet its desired timeframe. Staff will forward the minutes of the April 3, 2014 Planning Commission Meeting as soon as practically available.
The Applicant could choose to proceed forward to Preliminary Plat, but the Planning Commission's formal recommendation is likely to follow the above.
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Transition between R-1 Residential (MUSA) and E-1 Employment Districts
- Existing E-1 Employment Areas (Highway 10 and Tungsten Street)
- Existing R-1 Residential Area (Rivlyn Avenue)
- Appropriate land uses in shoreland areas
- Highway 10 Access Planning Study
- Mississippi River Trail (MRT)
- Mississippi River Corridor Critical Area (MRCCA)
- Federal Emergency Management Agency (FEMA) - Use of fill in floodplain (assumed previous mining activities)
- Suggestions of overall area redevelopment potential
- Coordination with City of Anoka (discussions are ongoing)
The site is impacted by the Highway 10 Access Planning Study currently initiated by the Minnesota Department of Transportation (Mn/DOT). Initial alternatives for frontage road systems would have been in conflict with the proposed plat. However, Mn/DOT, and its consulting engineer Bolton and Menk, Inc., are currently working on alternatives that address comments not only by this Property Owner, but surrounding Property Owners as well. This planning study will not be complete until later this summer. It is anticipated that the Access Planning Study can work around the current sketch plan concept, although there is not a clear consensus among area Property Owners on a preferred alternative.
The Applicant has suggested that an area of floodplain boundary was actually created due to mining activities several decades ago. Additionally, Staff values the EPB's opinion on the general appropriate land use along the Mississippi River; E-1 Employment or R-1 Residential.
The Planning Commission reviewed the proposed Sketch Plan at their April 3, 2014 Regular Meeting. Opposition to the proposed Sketch Plan was submitted on behalf of Lano Equipment, located immediately adjacent to the Property and along Highway 10. Lano Equipment expressed two (2) areas of concern (paraphrased):
- Compatibility of uses and lack of transition area between land use types
- Potential outcomes of the Highway 10 Access Planning Study set to be completed in June, 2014
The Planning Commission generally shared these same concerns. As such, the Planning Commission directed the Applicant to postpone further review of the proposed Plat until after the completion of the Highway 10 Access Study. The Planning Commission did not feel that it had adequate micro-level details to exercise their legislative capacity to amend the Comprehensive Plan until Highway 10 Access Study alternatives were adopted and it had a better understanding of appropriate land uses of the surrounding area. In other words, the Planning Commission desires to look at the land use of this node holistically, rather than just the Subject Property. Additionally, the Planning Commission recommended that the City initiate a small area planning effort similar to the existing small area plan processes.
The intent of discussing with the EPB at this time is to discuss any potential EPB role in facilitating or recommending land uses in a future process, if necessary. Discussion at the Planning Commission included previous redevelopment discussions in this general area. The output of the Planning Commission recommended process could result in adjustments to the Future Land Use Map, yet to be defined. Addition of this effort to the Community Development Department's work plan will require re-prioritization and shifting of resources to a certain degree, as this effort is not currently identified in the Comprehensive Plan, Strategic Plan, nor 2014 Budget. The Applicant could choose to expand its Application to include the above to allow this process to proceed to meet its desired timeframe. Staff will forward the minutes of the April 3, 2014 Planning Commission Meeting as soon as practically available.
The Applicant could choose to proceed forward to Preliminary Plat, but the Planning Commission's formal recommendation is likely to follow the above.
Funding Source:
All costs associated with processing the Application are the responsibility of the Applicant.
Action:
Based on discussion. Potential actions that could be considered would be: motion to recommend postponement of any action on a Comprehensive Plan Amendment until Highway 10 Access Planning Study alternatives are known (this could impact and/or shift things toward the river); motion to recommend the initiation of a small area planning and citizen engagement effort to study the broader area beyond the Subject Property; and/or provide general feeback on preferred land uses in shoreland and/or riparian areas as well as use of fill to elevate building pads above the Regulatory Flood Protection Elevation (RFPE), which is one (1) foot greater than the Base Flood Elevation.
Attachments
- Site Location Map
- Proposed Sketch Plan
- Technical Review Memo
- Response from Lano Equipment
- Floodplain Basics Information
- Uses in Floodplain Areas
- E-1 Employment District Standards
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Chris Anderson | Chris Anderson | 04/04/2014 11:55 AM |
- Form Started By:
- Tim Gladhill
- Started On:
- 04/04/2014 10:26 AM
- Final Approval Date:
- 04/04/2014