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Memo to Planning Commission/LU 99-1 May 25, 1999 Page 2 • On June 17, 1996, the City Council considered an ordinance amendment which would allow commercial and industrial development within the city's urban service district prior to the availability sewer and water. The amendment was in response to a request from LeFebvre and Morrell trucking operations to relocate onto 171st Avenue NW. At that time, the City Planner suggested a PUD approach, rather than an ordinance, to allow this development with the stipulation that the developers to waive their rights to future assessments and guarantee hook up to sewer and water when it is available. The ordinance amendment was denied and the PUD approach was used. In this case the issues are similar. The applicant believes that he has waited long enough for sewer and water and would like to develop the property at this time. Presently, the applicant is proposing to develop mini-storage on one parcel and place a billboard on the other. Staff has maintained that the applicant has had the option to secede his property from the sewer and water district, however, staff will not support a return to the urban service district. Development without sewer and water generally results in a lower tax base and fewer employees (two goals of the Economic Strategic Plan). Also, it is unlikely that a mini-storage facility would be removed or demolished for redevelopment once sewer and water is available. Removing this site from • the sewer and water district will result in a utility extension that will be designed accordingly and lower expenses for the city. This site is unique and might warrant removal from the sewer and water district. The site has no access to Waco Street and will need access from Highway 10 or through Big Lake Township. There is a large wetland to the south of the site making both access and sewer extension difficult from the south. Easements for sewer and water would need to be acquired south of the site to provide sewer and water (See attached, Howard R. Green memorandum). The City of Elk River Comprehensive Plan The Comprehensive Plan states: All future development within the boundaries of the planned urban service district will require hookup to municipal water and sanitary sewer systems except for the residential area between the Elk River, County Road 35, Meadowvale Road and the western boundary of the City which will require overlay plats for future development. Recommendation • Staff recommended that the Planning Commission recommend approval of the applicants request for a land use map amendment to adjust the urban \\el kriver\sys\shrdoc\planning\stevewen\pcmmo\1u99-1.doc