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Memo to Planning Commission/LU 01-06 July 24,2001 Page 2 • intersection.There is an existing single family residence on the property. There is a small wetland on the property,located near the southeast corner of the lot.The property is fairly level with a small rise in the northeast corner,where the existing residence is located,and a shallow depression near the center of the site. The property is mostly open with scattered trees. The surrounding properties are zoned R1a,which is considered Rural Residential with a 2.5 acre minimum lot size. The adjacent land uses are large lot single family residential. This parcel is one of 8 properties that are clustered on the south side of 175`h Avenue east of Tyler Street.These lots are bounded by property owned by Cargill on the east, 175th Avenue on the north,Tyler Street on the west,and property that is included in the proposal for Elk River Station on the south. The properties on the north side of 175th Avenue are included in the Urban Service District. On October 20, 1997 the City Council amended the Comprehensive Plan to include the property on the north side of 175th Avenue in the Urban Service District.Included as part of this amendment was a condition that urban services would not be extended to this area prior to 2007. The Council is also considering extending utilities down 175th Avenue as part of the future reconstruction of the street. Analysis By itself, this request does not make much sense. The Commission should consider this • request in the context that includes the surrounding properties.These properties,which are large lot single family residences, total about 80 acres and include all the parcels south of 175th Avenue,west of Cargill's property,east of Tyler Street and north of the proposed Elk River Station project. The following changes that are occurring in the area should be evaluated as to how they impact this property and the surrounding properties: • The Northstar Corridor commuter rail station/ MnDOT park and ride facility • The proposed Elk River Station development • The possible extension of utilities along 175th Avenue Northstar Corridor commuter rail station/MnDOT park &ride facility This development will have a significant impact on surrounding properties.The City has been asked by the NCDA to look at land uses within a l/ mile radius of the station/park& ride and consider possible transit oriented uses(uses that are higher density,walkable etc.). Since this property and the adjacent properties are within a lh mile of the station site,transit oriented uses are an option that the Commission should consider. Furthermore, if the Commission feels that transit oriented uses are appropriate for this area,the next step is to decide if sewer and water are essential for that type of development.It is staff's opinion that sewer and water are needed if this area is to develop in a way that is transit oriented. • S:\PLANNING\SCOTT\LU01-06.DOC