HomeMy WebLinkAbout9G - Scott Cty Comp Plan
MEETING DATE:
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DISCUSSION:
AL TERNA TIVES:
RECOMMENDED
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CITY COUNCIL AGENDA REPORT
February 26, 2001
9G
Donald Rye, Planning Director
CONSIDER APPRO V AL OF COMMENTS ON SCOTT
COUNTY 2020 COMPREHENSIVE PLAN
History On December20 of last year, the City Council held a workshop
on the Scott County 2020 Comprehensive Plan. Michael Sobota, the
Community Development Director for Scott County, attended the
meeting and presented the main points of the Plan as it affected the
City. Shortly thereafter, we received a draft of the Plan and were asked
to comment.
Discussion Attached is a draft of comments on the draft Plan prepared
by staff. The comments focus on two portions ofthe Plan, namely, the
Urban Growth Expansion Area adjacent to the City and the
Transportation Plan, as these are the sections having the most
relevance to the City.
Staff is requesting the Council to review these comments and to make
any revisions or additions deemed appropriate. Comments are due at
the County on the 28th of this month.
1. Approve the comments as submitted
2. Modify and approve comments as deemed necessary
As the Council determines
16200:!!m~ Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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Mr. Michael Sobota
Community Development Director
Scott County
Shakopee,MN.55xxx
Re: Scott County Comprehensive Plan
Dear Mr. Sobota:
We have reviewed the Scott County Comprehensive Plan and have the following
comments. Our review was concentrated on the Urban Growth Expansion Area (UGEA)
section of the Land Use Plan and the Transportation Plan.
. While we recognize the Plan looks at means other than annexation to lead to the
provision of urban services, there is a continuing emphasis on extension of
municipal services to the township. Under E.2.c. it notes that UGEA's will be
located adjacent to Cities when infrastructure can be extended. The City of Prior
Lake needs to insure that properties within the City limits are provided with these
services before services are extended outside the City limits.
. Under E.4.a.the City of Prior Lake will continue to review our annexation policy
and determine whether a new agreement is in order or some other course of action
is more appropriate.
. Under E.4.b. the City will, of course, do this whether or not it is County policy.
. Under E.4.c. the use of the word "shall" is not appropriate in this context. The
City and townships will likely continue to use the decision-making processes they
now use and, in any case, it is long-standing policy in Prior Lake that existing
residents and property owners are not burdened by new development costs.
. Under E.4.d. as we understand the statute, the orderly annexation agreement may
call for the creation of an orderly annexation board that has all of the powers and
duties of a governing body for planning and zoning purposes. If joint land use
controls are called for in the agreement, the board controls planning and zoning in
the area. If the resolution does not provide for joint control, two options exist.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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1. The City and township can agree that the City may extend its zoning
and subdivision regulations to the area.
2.If the City and township do not agree, a three-person committee of
representatives from each governing body controls planning and zoning.
We do not believe a City could unilaterally do planning in a township simply
because it had agreed to extend some public utility beyond the City limits.
· Under E.4.f. this seems to assume the Cities will willingly extend services where
costs cannot be recovered by conventional means. Because of the nature of
existing development in the UGEA, it is highly unlikely any utility extensions
will be made without significant subsidy from an outside source. Such sources are
not evident and, if they were, we suspect they would be well known and in great
demand.
. Under E.5.d. this policy is needed badly in the portions of the County which still
have significant areas suitable for urban development but, as you know, much of
the UGEA around Prior Lake has already undergone development with 2 to 10
acre lots in a haphazard pattern that makes it difficult to see how urban services
can reasonably be provided to the area.
The following are comments on the December 19, 2000 Review Draft of the Scott
County Transportation Plan:
. It should be noted on pages 6 and 41 that the City of Prior Lake has taken action
to withdraw from the MVTA effective December 31,2001 and plans to develop an
independent transit system for Prior Lake.
. On pages 10 and 39 there is discussion on congested areas and proposed capacity
improvements to the County system. CSAH 82 between CSAH 21 and CSAH 83 has
a 1999 ADT of 11,500 and is a two-lane roadway in an incorporated area. Table 3.1
shows the Roadway Design Capacity of a two-lane road in an incorporated area to
have an ADT of 9,000. On page 37, Table 4.3 shows the Roadway Design Volume
Ranges for a two-lane roadway to be "less than 7,500." In either case, this segment of
CSAH 82 should be listed as congested and requiring capacity improvements. The
traffic model may have considered this segment to be a four-lane road by 2020, which
is why it may have not shown up as "congested". However, in either case we believe
that CSAH 82 between CSAH 83 and CSAH 21 should be noted to require capacity
improvements.
. In the section on Jurisdiction of roadways (pages 22-26) the County indicates that
State TH 13 may be turned back to the County. If this happens, the City would
support the County's request for increased funding for needed improvements to TH
13.
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. In at least two different sections of the Transportation Plan, reference is made to
Cities adopting the County access spacing guidelines in local ordinances. Given
that the County has the authority to regulate access spacing on it's own roads, we
see no particular need to adopt such standards in our zoning or subdivision
ordinances.
Thank you for the opportunity to review the County plans.
Sincerely,
Frank Boyles
City Manager
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E. URBAN GROWTH EXPANSION
The Metropolitan Council estimates that Scott County's population will grow from an estimated
81,534 in 1999 to approximately 138,000 people by 2020. The vast majority of this population
growth is forecasted to occur within the County's existing cities that offer both utilities and
services capable of accommodating urban land use densities and intensities.
The County must pIan for urban growth to address future land use needs through 2020 and
beyond. lbis plan identifies those areas adjacent to existing municipalities that can feasibly be
serviced by extending municipal services. Services may conceivably be available in these areas
by 2040. 1bis is essential for the County to preserve agricultural areas, conserve land, efficiently
deliver services, provide housing diversity, and promote economic development. The urban
growth expansion goals and policies establish strategies for a logical urban land use pattern
Urban Growth Expansion Area Goals and Policies
E-l Promote continued urban growth within Scott County cities.
a Encourage the expansion of the Metropolitan Urban Service Area (MUSA) within
the remaining undeveloped portions of Scott County cities.
Reason: The most cost efficient method of accommodating the majority of residential
growth is within the Urban Service Area.
b. Support infill urban development within existing city boundaries to maximize the
use of existing infrastructure.
Reason: The cost for existing infrastructure has already been paid by local developers,
residents, and taxpayers. Using this value before opening other areas to
development is the most efficient use of tax revenue and service fees.
c. Encourage employment growth in Scott County cities to minimize intra regional
commuting.
Reason Balanced communities with industrial and commercial developments reduce
traffic and taxes.
E-2 Provide urban growth expansion area beyond existing city boundaries.
a Establish an urban growth expansion area sized to accommodate growth through
2040. The configuration of the urban growth expansion area will be reflective of
the s.~.~e capacity of available regional services including public sewer, water,
and roadways. ---.,
Reason: Expansion of existing urban development is more efficient than duplicating
services. Preserving the ability for expansion of urban services into undeveloped
land allows for recovery of costs for the extension of urban services to be born by
the developer and not taxpayers or existing utility customers.
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b. The boundaries of the urban L:wth expansion areas will be configured with
attention to physical barriers~t prevent the delivery of urban services.
Reason: The County is proposing that there will be areas within the County that will
remain in rural residential development without urban services. The County
recognizes that where urban expansion can occur it should occur as it is the most
cost-effective use of land to accommodate residential needs. Therefore, it will be
necessary to identify the realistic expansion capabilities of existing utilities,
especially municipal sewer, in defining the urban growth expansion areas. At this
time, it is beLzeved to be unrealistic to anticipate total upsizing of trunk sewers to
accommodate future growth. It is also recognized that, because of preexisting
development and physical barriers, portions of Scott County will remain in a
permanent non-sewered condition (assuming current technology). This policy
reflects the need to define those likely boundaries to preserve the ability for future
expansion of urban services in a cost-effective manner.
c. The urban growth expansion areas will be located at the boundaries of existing
Scott County cities where public services and utility infrastructure exist or can be
expanded to address future urban land use needs.
Reason: Extension of existing infrastructure is generally the most cost-effective manner
of accommodating growth.
E-3 Preserve the urban growth expansion area for future urban development.
a The urban growth expansion areas shall be reserved for urban land uses intended
to be served by public utilities and services.
Reason: Allowing development to occur within the urban growth expansion areas
greatly complicates the ability to later extend roads and utilities.
b. Promote compatible land use patterns on shared boundaries between urban and
rural uses as a means of protecting future urban expansion areas.
Reason: Some land use development is reasonable where it will be compatible with
future urban services growth.
c. New or expanding livestock operations shall be controlled through interim use
permits with provisions to ensure compatible land uses as this area becomes more
residential.
Reason: This will allow for interim use of land for agricultural purposes and establish a
mechanism for phasing out incompatible uses as the area becomes increasingly
residential.
d. Residential land uses within the urban expansion areas shall be allowed in
development patterns that will facilitate the future logical extension of public
utilities and urban growth. The following residential development options will be
considered within urban expansion areas prior to provision of urban services:
(1) Standard Subdivision: The County will allow a standard rural subdivision
meeting the following criteria:
. 1 in 40 density.
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. Minimum lot size 0 f 10 acres.
. The lot area must contain at least two acres of contiguous buildable
land.
. Each lot must demonstrate proper soils to accommodate both on-
site sewer and well systems in accordance with County regulations.
(2) Urban Expansion Area clustered subdivision: The County will allow
cluster subdivisions within the urban expansion area The residential
clustering concept is intended to allow for a clustering of residential lots
within a parcel ofland while reserving the balance ofland area for future
development when public utilities and services become available. Two
clustering options will be allowed in the Urban Expansion Area:
(a) 1f70% percent or more of the non-hydric land in the subdivision
can be preserved for future development the density value can be
based upon gross acreage of one unit per 10 acres.
(b) 1f80% or more oftbe non-wetland area in the subdivision can be
preserved for future development the density can be based upon
gross acreage of one unit per 10 acres.
The above clustered subdivision shall meet the following criteria:
. Deed covenants would be required with the subdivision disclosing
that the ad jo ining open space is intended for future urban
development when public utilities become available.
. The open space resulting from the clustered subdivision is intended
to be a single parcel available for one building eligibility, limited
agricultural or other open space uses as interim uses and reserved
for future urban development.
. The lot area and width should promote a tight cluster design
resulting in a neighborhood that can be compatibly integrated with
future urban development.
. The lots must either contain a minimum of 1 acre of non-hydric
soil to accommodate on-site well and septic systems or the lots
may be smaller if community well and sewer are provided in
accordance with State laws.
. The County will require ghost platting or resubdivision con~
~ with the staged residential cluster to illustrate compatible land use
~ relationships between the initial rwa1lots and the future urban
development.
. Clustered subdivisions must be cognizant of and identify existing
public utility locations intended for future service and be designed
to accommodate future public and private utility extensions. The
County shall require the developer to submit information
demonstrating that the subdivision is compatible with future utility
availability.
(3) Open Space Design option with incentives for developers to build
communities that preserve buildable land for the future while enhancing
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the sense of a neighborhood living experience can be based upon gross
acreage with bonus density incentives.
. Protection of natural resources;
· Creates neighborhoods that preserve permanent open space for
environmenta~ recreational and leisure purposes, and fosters a sense of
community;
. Efficient use of land;
· Potential for reduced infrastructure costs without compromising road
connectivity;
· Preserves land for future density when infrastructure is available;
· Opportunities for affordable and lifecyc1e housing.
Reason: This provides alternatives for development while preserving options for
the future.
e. Promote the logical extension of existing public utility infrastructure to capitalize
on in-place investment and avoid duplication of public utilities and services.
Reason: Extension of public utility infrastructure is the most cost-effective way of
providing for residential housing needs.
E-4 Support forms of government capable of planning and providing public utilities and
services for urban development within the urban expansion area.
a. Encourage townships that have land within the urban expansion area to consider,
with appropriate administrative support, incorporation, consolidation with
adjacent cities, jo int powers agreements, meaningful orderly annexation
agreements, or contractual agreements for extension/provision of urban services
and renegotiation of existing outdated agreements that do not currently function.
Reason: Agreement by the local governments on plans for ultimate development of tlii
land within the urban expansion area allows land owners to realize the full
potential value of their land and plan for development.
b. In evaluating the appropriate governmental options, the affected cities and
townships must consider the physical and financial viability of providing publ~c
utilities andServices to the urban expansion areas.
Reason:. This is needed to reasonably determine the urban expansion area.
c. In evaluating the appropriate governmental options within the urban expansion
area, the affected cities and township~onsider both the political and
fmancial implications that the local g~ent may have on its existing residents
and property owners.
Reason: Understanding all of the financial implications as well as political will ensure
that the best decisions are made for the benefit of affected citizens.
d. The local government unit that has obtained authorization from the Metropolitan
Council for provision of public utilities within an urban expansion area or orderly
annexation areas will be responsible for the urban land use planning, including but
not limited to, land use, transportatio~ utility, and storm water management.
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Reason: It is most cost-effective to allow the local government that will provide the
public utilities or services to control development within the expansion area.
e. The County will pro actively coordinate and facilitate a process to assist townships
and cities in establishing orderly annexation agreements and identify outside
resources to address infrastructure extension costs in those areas where there are
existing needs.
Reason: There are statutory provisions to enable land use planning within orderly
annexation areas to best address future city growth plans. The County is in a
unique position as the third party to engage the parties in productive problem
solving.
f. Promote cooperation between the County, cities, and townships for planning and
implementing strategies for extending utilities within the urban expansion area
where the value of existing development may be exceeded by the cost of
extending public services.
Reason: There are existing subdivisions adjacent to cities that have well and septic
problems that should be connected to municipal services for public health
reasons. However, the cost to bring services to these older subdivisions may
exceed the assessable costs resulting in an overall cost to existing utility
customers for providing this service to these homes. The County should work with
the cities and townships to find ways to recover costs for extension of municipal
services by ensuring the availability of additional developable land that could be
served by municipal services in conjunction with extending the service to existing
homes to help recover the high cost for extending the trunk lines.
g. Promote cooperative efforts to solve public health hazards when a hazard can be
corrected or controlled by public resources (sewer/water service, code
enforcement, inspection, sharing infrastructure costs, etc.).
Reason: Failing sewers and contaminated wells that cannot be economically repaired or
replaced without municipal services lead to public health threats and blighted
communities. It is in the public interest to work toward correction and prevention
of these conditions.
E-5 Provide public utilities and senrices in a fiscally responsible manner.
a Promote the planning and coordinated staging of public utilities within the urban
expansion area
Reason: Planned expansion of urban utilities should accommodate the bulk of demand
for new housing and commercial properties to allow for optimum utilization of
land and efficiency in public service provision.
b. Support annexation, incorporation, or consolidation efforts that serve to
implement the urban development goals for the urban expansion area.
Reason: The concept of concentrating people near their place of work and providing
convenient access to needed services to reduce time and cost of travel for society
and improve public safety and health is the core purpose of urban development.
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Improved roads and transportation has made it possible for improved
accessibility for rural residents to those services that are available within cities.
However, dispersal of residents who are employed in cities into the rural area
increases public cost for road construction and maintenance as well as for
emergency and police services.
c. The developer and/or benefiting property owners must assume all. or the
significant majority of improvement/service costs, and agree to pay assessments
associated with extending services to serve their property.
Reason: Development of land is a business for profit controlled by market influences.
Cities require developers to pay for the costs of public infrastructure needed to
accommodate their developments. Developers are attracted to rural areas in part
to avoid these costs. There is a market for these rural properties, which attracts
some city residents into the country. As more and more people disperse into areas
outside of cities where public services investments have been made and into rural
areas which lack those services, new rural residents begin demanding these
public services. Provision of public services to a dispersed community is more
costly than it is in established cities. The result is an increased need for public
revenue (taxes) from all residents to accommodate unplanned growth.
d. Discourage premature development or land use patterns that may obstruct the
logical future extension of utilities within the urban expansion area.
Reason: Premature development is essentially development that is allowed to occur in
the absence of a plan for the ultimate optimum development of an area.
Unplanned premature development can thwart future planned optimum
development of an area. Since cities do not yet have "built out plans"for areas
adjacent to their current boundaries, it is prudent to preserve the opportunity for
optimum utilization of a reasonable amount of land around cities for future urban
~. This will greatly improve the long-term economics of the County
and region.
F. HOUSING PLAN
Scott County and the eleven townships support lifecyc1e and affordable housing goals. Scott
County supports the Scott County BRA financially and this plan supports city programs that
provide affordable and lifecycle housing. Approximately 25% of the property tax levy to
support the Scott County lIRA is paid by township assessments. The levy payable in 2001, from
township taxes for the BRA will total nearly $140,000. 1bis plan also will provide incentives to
developers for providing opportunities for affordable and lifecyc1e housing in areas of the
County compatible with existing development, planned densities and supportive infrastructure.
The Scott County Housing and Redevelopment Authority (BRA) has completed a Rental Market
Analysis and Demand Estimate for Scott County. The Rental Market Analysis and Demand
Estimates for Scott County indicated that the supply of new rental housing has not kept pace with
the demand, resulting in extremely low vacancy rates and pent-up demand. Research
methodology found demand for an additional 1 , 11 0 rental units between 1998 and 2003. This
includes general occupancy demand at 780 units and senior rental demand at 360 units. Further
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