HomeMy WebLinkAbout10B - Deerfield Comp Plan Amd CITY COUNCIL AGENDA REPORT
MEETING DATE: MARCH 17, 2003
AGENDA #: 10B
PREPARED BY: JANE KANSIER, PLANNING COORDINATOR
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION DENYING AN
AMENDMENT TO THE COMPREHENSIVE PLAN FOR 4.25
ACRES OF THE DEERFIELD AREA AND CONSIDER
APPROVAL OF A RESOLUTION AMENDING THE
COMPREHENSIVE PLAN FOR APPROXIMATELY 20 ACRES
OF THE DEERFIELD INDUSTRIAL AREA LOCATED IN
SECTION 12, TOWNSHIP 114, RANGE 22 (Case File #03-11)
DISCUSSION: Introduction: Deerfield Development has filed an application for a
Comprehensive Plan Amendment for a portion of the 60.1 acres of
vacant property located east of Fish Point Road, on the east side of the
Deerfield Development and south of Cottonwood Lane and Adelmann
Street. The proposal includes the following amendments to the 2020
Comprehensive Plan Land Use Map designations:
· Change 4.25 acres from R-L/MD (Low to Medium Density
Residential) to R-HD (High Density Residential)
· Change 6.14 acres from C-BO (Business Office Park) to C-CC
(General Business)
· Change 13.35 acres from C-BO (Business Office Park) to I-PI
(Planned Industrial)
The remainder of the site will continue to be designated C-BO
(Business Office Park).
Background: This property is the easterly portion of the 260 acres of
land which was annexed by order of the Minnesota Municipal Board
on July 9, 1997. In September, 1997, the owner submitted an
application to amend the Comprehensive Plan to include this land
within the MUSA, and to designate the easterly 58 acres for Planned
Industrial Uses, 140 acres to the R-HD designation and 62 acres to the
R-L/MD designation. On October 6, 1997, the Council approved the
amendment to the Comprehensive Plan which included the entire area
within the MUSA. The City Council also approved an amendment to
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the Land Use Plan designating the 58 acres for Business Park uses, and
the remaining acreage for Low to Medium Density Residential uses.
In 1999, the property owners submitted an application for the west 164
acres of the original 260 acre site, which would designate 62.92 acres
on the east half of the site to the R-HD (High Density Residential)
designation, would rezone 62.92 acres to the R-4 (High Density
Residential) district, and would rezone the 101.31 acres to the R-2
(Low to Medium Density Residential) district. After considerable
testimony and discussion, the Planning Commission voted to
recommend denial of the proposed Land Use Plan Amendment. There
seemed to be some consensus that some R-2 zoning should be
permitted on the property. The Planning Commission ultimately
recommended approval ofrezoning the west 97.88 acres to R-1 (Low
Density Residential) and the east 66.35 acres to R-2 (Low to Medium
Density Residential). The City Council concurred with the Planning
Commission's recommendation in May, 1999. The Deerfield PUD
was ultimately approved for 160 of the 164 acres.
This application pertains to the remaining 4 acres of the original 164
acres, and the 58 acres designated as C-BO in 1997.
The 4.25 acre parcel is presently zoned R-2 (Low to Medium Density
Residential) and is designated as R-L/MD (Low to Medium Density
Residential) on the 2020 Comprehensive Plan Land Use Map. The
applicant is proposing to amend the designation of this area to R-HD
(High Density Residential) in order to accommodate an apartment
complex that will be accessed from the east side of the property off of
Adelmann Street.
The remainder of the property is presently designated as C-BO. The
applicant is proposing to change the Land Use Plan Map designation
for the eastern 20 acres of this site adjacent to CSAH 87. The
applicant has requested that the north 6.14 acres be designated as C-
CC (General Business); the south 13.35 acres is to be 1-PI (Planned
Industrial). The remaining acreage will continue to be designated as
C-BO.
The Planning Commission reviewed this request at a public hearing on
March 10, 2003. The Commission voted to recommend denial of the
request to amend the Comprehensive Plan to designate 4.25 acres to R-
HD (High Density Residential) on the basis that this designation is not
consistent with the surrounding development of the area. The
Commission voted to recommend approval of Comprehensive Plan
amendment to the C-CC and 1-PI designations on the basis that the
proposed designations are consistent with the Comprehensive Plan
goals and objectives.
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Current Circumstances: The total site consists of approximately 60
acres. The applicant is proposing to amend the designation on
approximately 24 acres. This property is pr/madly vacant pasture.
There are existing trees located on the west side of the site.
Most of the site drains towards a wetland on the west side of the site.
A small portion of the site drains towards the wetland along the east
boundary. The site is subject to the provisions of the State Wetland
Conservation Act. A specific delineation will be required as part of
any development application.
Access to this property is presently from CSAH 87 along the east
property line. There is also an easement on the private streets in the
Deerfield development on the south side of the site that provides
access to the 4.25 acre parcel. The private street leading to this site has
not been platted at this time. Adelmann Street now stops at
Cottonwood Lane, and does not extend to this site. Development of
this property will require the extension of Adelmann Street through
City property to CSAH 87. The attached drawing identifies a concept
plan for this development; the property owner has not submitted a
preliminary plat application.
Sewer and water services can also be extended from the Deerfield
development to the south. Again, these utilities have not been platted.
To the north of this property is the Norex property and the City
Maintenance Center, zoned C-5 (Business Office Park). To the west
and south of this property is the Deerfield development, zoned R-2.
The property to the east is an industrial building, zoned I-1 (Rural
Industrial) on the Scott County Zoning Map.
The Issues: The applicant is proposing to develop the Deerfield
industrial area in stages. An apartment complex is proposed for the
approximately 4.25 acres of land located on the east side of the
Deerfield development and south of Cottonwood Lane and Adelmann
Street. The applicant has not identified any specific uses for the
remaining area.
The Comprehensive Plan goals and objectives which are applicable to
the request for the R-HD designation are as follows:
GOAL: SUITABLE HOUSING AND ENVIRONMENT: Encourage
the development of suitable housing in a desirable environment.
OBJECTIVE No. 1: Provide opportunities for a variety of affordable
high quality housing.
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OBJECTIVE No. 2: Maintain a choice of and encourage development
of quality residential environments.
OBJECTIVE No. 3: Provide suitable passive open space for the
preservation of the natural environment and the enjoyment of residents.
The proposed R-HD designation is consistent with the above stated
goals and objectives in that it offers a variety of housing and it
provides open space and the preservation of the natural elements of the
site. However, this area was the subject of a great deal of discussion
during the original request for an amendment to the Comprehensive
Plan in 1997, and again in 1999. At that time, both the Planning
Commission and the City Council determined the area should be
designated as R-L/MD. There has been no significant change of
circumstances in this area. There is no other land designated for R-HD
within this area. Also, in light of the recent adjacent development at
low to medium residential densities, the R-HD designation is
inconsistent with the adjacent development.
The Comprehensive Plan goals and objectives that apply to the request
for C-CC and 1-PI are as follows:
GOAL: ECONOMIC VITALITY: Pursue a prudent use of
available resources and the optimum functioning of economic systems.
OBJECTIVE No. 1: Determine and strive for a balance of commerce.
industry, and population.
OBJECTIVE No. 2: Encourage a diversified economic base and a
broad range of employment opportunities.
OBJECTIVE No. 3: Promote sound land use.
OBJECTIVE No. 4: Maintain high standards in the promotion
and development of commerce and industry.
The proposed designations of C-CC and I-PI are consistent with these
goals. The area is currently designated for a combination of business
and industrial uses. The proposed designations allow a wider variety
of uses than the C-BO designation. In addition, there are more design
controls within the C-BO designation than in the C-CC and I-PI.
However, the Zoning Ordinance still has design criteria for these
districts.
It must be noted that there are no services adjacent to this site.
Development of this property will require the extension of Adelmann
Street to the south and extension of sewer and water. An
Environmental Assessment Worksheet (EAW) may also be required
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for the development of the site. The need for an EAW would be
triggered by the potential amount of floor area of industrial uses
permitted on the property. This would be determined with a
preliminary plat application.
Conclusion: The proposed R-HD designation is inconsistent with the
surrounding development of the property. There has been no change
that would justify an amendment to the R-HD designation. The
Planning Commission and staff therefore recommend denial of the
proposed R-HD designation. The Planning Commission and staff
recommend approval of the proposed amendment to the C-CC and I-PI
designations. These designations are consistent with the goals and
objectives of the Comprehensive Plan and are not significantly
different fi.om the current C-BO designation.
FISCAL IMPACT: Budget Impact: There is no direct budget impact involved in this
request.
ALTERNATIVES: The City Council has four altematives:
1. Adopt a resolution amending the Comprehensive Plan as
requested.
2. Adopt a resolution denying the proposed amendment to the R-HD
and adopt a resolution approving the proposed amendment to the
C-CC and I-PI.
3. Continue the review for specific information or reasons per City
Council discussion.
4. Find the Comprehensive Plan amendment inconsistent with the
purpose and intent of the Comprehensive Plan and deny the
request. In this case staff should be directed to prepare a resolution
with findings of fact.
RECOMMENDED
MOTION: The staff recommends Alternative #2. The following motions are
required:
1. A motion and second to adopt a resolution denying the
Comprehensive Plan Amendment to designate the 4.25 acres as
High Density ReSidential (R-HD) is required.
2. A motion and second to adopt a resolution approving the
Comprehensive Plan Amendment to designate the 6.14 acres as
General BusineJs (C-CC) and to designate 13.35 acres to Planned
( tfi~equired.
REVIEWED BY:
Frank B~Ci~ Manager
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RESOLUTION 03-XX
RESOLUTION DENYING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN
LAND USE MAP FOR THE PROPERTY LOCATED IN SECTIONS 12, TOWNSHIP 114, RANGE 22
MOTION BY: SECOND BY:
RECITALS
WHEREAS, The City of Prior Lake received an application for an amendment to the City of Prior Lake
2020 Comprehensive Plan Land Use Map from the R-L/MD (Low to Medium Density
Residential) designation to the R-HD (High Density Residential) designation for the
property legally described as follows:
That part of the Northeast Quarter and the Northwest Quarter of Section 12, Township
114, Range 22, Scott County, Minnesota, which lies southerly and westerly of Registered
Land Survey No. 98, Files of Registrar of Titles, Scott County, Minnesota, and which lies
northerly and westerly of Registered Land Survey No. 128, files of Registrar of Titles,
Scott County, Minnesota, and which lies easterly of DEERFIELD, according to the
recorded plat thereof, Scott County, Minnesota, described as follows:
Beginning at the northeast corner of Outlot C, said DEERFIELD; thence South 00
degrees 54 minutes 33 seconds East, along the east line of said Outiot C, a distance of
324.27 feet; thence South 32 degrees 43 minutes 18 seconds East, along the east line of
Outlots C and D, said DEERFIELD, a distance of 182.57 feet; thence North 89 degrees
05 minutes 27 seconds East, along the north line of said Outlot D, a distance of 23.48
feet; thence North 70 degrees 46 minutes 58 seconds East, along the North line of said
Outlot D, a distance of 346.13 feet to the northeast corner of said Outlot D; thence North
39 degrees 01 minutes 11 seconds East, a distance of 133.46 feet; thence northerly
288.99 feet, along a nontangential curve to the right, having a radius of 290.16 feet, a
central angle of 57 degrees 03 minutes 53 seconds, a chord length of 277.20 feet and a
chord bearing of North 22 degrees 26 minutes 52 seconds West, to the north line of said
Northeast Quarter; thence North 89 degrees 27 minutes 21 seconds West, along said
north line, a distance of 374.84 feet to the northwest corner of said Northeast Quarter;
thence North 89 degrees 49 minutes 16 seconds West, along the north line of said
Northwest Quarter, a distance of 57.51 feet to the point of beginning.
and
WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with
Minnesota Statutes and Prior Lake City Code; and
WHEREAS, The Planning Commission conducted a public hearing on March 10, 2003, for those
interested in this request to present their views; and
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16200 Ea§le Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Pk. (952) 447-4230 / Fax (952) 447-4245
^r~ ~Q~^~ O~'~'ORTVr~TY EM~'LOYER
WHEREAS, On March 17, 2003, the Prior Lake City Council considered the proposed amendment to
the 2020 Comprehensive Plan Land Use Map to change the designation of the above
described property to the R-HD (High Density Residential) designation and;
WHEREAS, The City Council received the staff reports and other information; and
WHEREAS, the City Council has carefully considered the testimony, staff reports and other pertinent
information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA, that:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The City Council hereby adopts the following findings of fact:
(a) The burden is on the applicant to demonstrate that the Comprehensive Plan designation is in
error and that a change is justified.
(b) The applicants have failed to demonstrate that the current Comprehensive Plan designation of R-
L/MD (Low to Medium Density Residential) is inappropriate and that it should be changed.
(c) The proposed designation is inconsistent with the existing Iow to medium density residential
development of the surrounding area.
(d) There has not been a material change in the area or conditions affecting the site since the
Comprehensive Plan was adopted in 1999.
3. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the above
described property as R-HD (High Density Residential) is hereby denied.
Passed and adopted this 17t~ day of March, 2003.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
City of Prior Lake
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RESOLUTION 03-XX
RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2020 COMPREHENSIVE PLAN
LAND USE MAP FOR THE PROPERTY LOCATED IN SECTIONS 12, TOWNSHIP 114, RANGE 22
MOTION BY: SECOND BY:
RECITALS
WHEREAS, Deerfield Development submitted an application for an amendment to the City of Prior
Lake 2020 Comprehensive Plan Land Use Map to change the designation of the
following described property from the C-BO (Business Office Park) designation to the C-
CC (General Business) designation and the I-PI (Planned Industrial) designation:
Legal Description (C-CC):
That part of the Northeast Quarter and the Northwest Quarter of Section 12, Township
114, Range 22, Scott County, Minnesota, which lies southerly and westerly of Registered
Land Survey No. 98, Files of Registrar of Titles, Scott County, Minnesota, and which lies
northerly and westerly of Registered Land Survey No. 128, Files of Registrar of Titles,
Scott County, Minnesota, and which lies easterly of DEERFIELD, aCcording to the
recorded plat thereof, Scott County, Minnesota described as follows:
Commencing at the northeast comer of said Registered Land Survey No. 128; thence
North 00 degrees 25 minutes 24 seconds East, along the east line of said Northeast
Quarter, a distance of 315.10 feet to the point of beginning of the land to be described:
thence North 89 degrees 27 minutes 21 seconds West, a distance of 658.28 feet; thence
southwesterly 115.68 feet along a tangential curve concave to the left, having a radius of
355.00 feet and a central angle of 18 degrees 40 minutes 13 seconds; thence westerly
321.90 feet along a reverse curve to the right, having a radius of 280.00 feet and a
central angle of 65 degrees 52 minutes 07 seconds; thence northwesterly 11.32 feet
along a reverse curve to the left, having a radius of 530.00 feet and a central angle of 01
degree 13 minutes 26 seconds; thence North 44 degrees 28 minutes 10 seconds East,
not tangent to said curve, a distance of 343.55 feet to the southwest corner of said
Registered Land Survey No. 98; thence South 89 degrees 27 minutes 21 seconds East
along the south line of said Registered Land Survey No. 98, a distance of 835.79 feet to
the east line of said Northeast Quarter; thence South 00 degrees 25 minutes 24 seconds
West, along said east line, a distance of 312.00 feet to the point of beginning.
And
Legal Description (I-PI)
That part of the Northeast Quarter and the Northwest Quarter of Section 12, Township
114, Range 22, Scott County, Minnesota, which lies southerly and westerly of Registered
~ Land Survey No. 98, Files of Registrar of Titles, Scott County, Minnesota, an which lies
1:\03 files\03 comp amend\decrfield industrial park~approve res.doc Page 1
16200 Ea§le Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
northerly and westerly of Registered Land Survey No. 128, Files of Registrar of Titles,
Scott County, Minnesota, and which lies easterly of DEERFIELD, according to the
recorded plat thereof, Scott County, Minnesota, described as follows:
Beginning at the northeast corner of said Registered Land Survey No. 128; thence North
00 degrees 25 minutes ?.4 seconds East, along the east line of said Northeast Quarter, a
distance of 315,10 feet; thence North 89 degrees 27 minutes 21 seconds West, a
distance of 658.28 feet; thence southwesterly 115.68 feet along a tangential curve to the
left, having a radius of 355.00 feet and a central angle of 18 degrees 40 minutes 13
seconds; thence westerly 321.90 feet along a reverse curve to the right, having a radius
of 280.00 feet and a central angle of 65 degrees 52 minutes 07 seconds; thence
northwesterly 11.32 feet along a reverse curve to the left, having a radius of 530.00feet
and a central angle of 01 degree 13 minutes 26 seconds; thence South 44 degrees 28
minutes 10 seconds West, not tangent to said curve, a distance of 260.87 feet; thence
South 59 degrees 08 minutes 30 seconds West, a distance of 281.90 feet; thence South
22 degrees 57 minutes 28 seconds West, a distance of 304.17 feet to the northerly line of
said Registered Land Survey No. 128; thence South 89 degrees 20 minutes 55 seconds
East, along the northerly line of said Registered Land Survey No. 128, a distance of
1022.92 feet; thence North 00 degrees 25 minutes 24 seconds East, along the westerly
line of said Registered Land Survey No. 128, a distance of 239.32 feet; thence South 89
degrees 20 minutes 55 seconds East, along the northerly line of said Registered Land
Survey No. 128, a distance of 590.57 feet to the point of beginning.
and
WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with
Minnesota Statutes and Prior Lake City Code; and
WHEREAS, The Planning Commission conducted a public hearing on March 10, 2003, for those
interested in this request to present their views; and
WHEREAS, On March 10, 2003, the Planning Commission recommended approval of the proposed
amendment to the Comprehensive Plan on the basis theC-CC and I-PI designations are
consistent with the goals and objectives of the Comprehensive Plan; and
WHEREAS, On March 17, 2003, the Prior Lake City Council considered the proposed amendment to
the 2020 Comprehensive Plan Land Use Map to designate the above described
properties to the C-CC and I-PI designations and;
WHEREAS, The City Council received the recommendation of the Planning Commission to approve
the proposed Comprehensive Plan amendment along with the staff reports; and
WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent
information contained in the record of decision of this case.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA, that:
1. The above recitals are herein fully incorporated herein as set forth above.
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2. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the following
described property as C-CC (General Business) is hereby approved:
That part of the Northeast Quarter and the Northwest Quarter of Section 12, Township 114, Range
22, Scott County, Minnesota, which lies southerly and westerly of Registered Land Survey No. 98,
Files of Registrar of Titles, Scott County, Minnesota, and which lies northerly and westerly of
Registered Land Survey No. 128, Files of Registrar of Titles, Scott County, Minnesota, and which lies
easterly of DEERFIELD, according to the recorded plat thereof, Scott County, Minnesota described
as follows:
Commencing at the northeast corner of said Registered Land Survey No. 128; thence North 00
degrees 25 minutes 24 seconds East, along the east line of said Northeast Quarter, a distance of
315.10 feet to the point of beginning of the land to be described: thence North 89 degrees 27 minutes
21 seconds West, a distance of 658.28 feet; thence southwesterly 115.68 feet along a tangential
curve concave to the left, having a radius of 355.00 feet and a central angle of 18 degrees 40 minutes
13 seconds; thence westerly 321.90 feet along a reverse curve to the right, having a radius of 280.00
feet and a central angle of 65 degrees 52 minutes 07 seconds; thence northwesterly 11.32 feet along
a reverse curve to the left, having a radius of 530.00 feet and a central angle of 01 degree 13 minutes
26 seconds; thence North 44 degrees 28 minutes 10 seconds East, not tangent to said curve, a
distance of 343.55 feet to the southwest corner of said Registered Land Survey No. 98; thence South
89 degrees 27 minutes 21 seconds East along the south line of said Registered Land Survey No. 98,
a distance of 835.79 feet to the east line of said Northeast Quarter; thence South 00 degrees 25
minutes 24 seconds West, along said east line, a distance of 312.00 feet to the point of beginning.
3. The proposed amendment to the 2020 Comprehensive Plan Land Use Map to designate the following
described property as I-PI (Planned Industrial) is hereby approved:
That part of the Northeast Quarter and the Northwest Quarter of Section 12, Township 114, Range
22, Scott County, Minnesota, which lies southerly and westerly of Registered Land Survey No. 98,
Files of Registrar of Titles, Scott County, Minnesota, an which lies northerly and westerly of
Registered Land Survey No. 128, Files of Registrar of Titles, Scott County, Minnesota, and which lies
easterly of DEERFIELD, according to the recorded plat thereof, Scott County, Minnesota, described
as follows:
Beginning at the northeast corner of said Registered Land Survey No. 128; thence North 00 degrees
25 minutes 24 seconds East, along the east line of said Northeast Quarter, a distance of 315.10 feet;
thence North 89 degrees 27 minutes 21 seconds West, a distance of 658.28 feet; thence
southwesterly 115.68 feet along a tangential curve to the left, having a radius of 355.00 feet and a
central angle of 18 degrees 40 minutes 13 seconds; thence westerly 321.90 feet along a reverse
curve to the right, having a radius of 280.00 feet and a central angle of 65 degrees 52 minutes 07
seconds; thence northwesterly 11.32 feet along a reverse curve to the left, having a radius of 530.00
feet and a central angle of 01 degree 13 minutes 26 seconds; thence South 44 degrees 28 minutes
10 seconds West, not tangent to said curve, a distance of 260.87 feet; thence South 59 degrees 08
minutes 30 seconds West, a distance of 281.90 feet; thence South 22 degrees 57 minutes 28
seconds West, a distance of 304.17 feet to the northerly line of said Registered Land Survey No. 128;
thence South 89 degrees 20 minutes 55 seconds East, along the northerly line of said Registered
Land Survey No. 128, a distance of 1022.92 feet; thence North 00 degrees 25 minutes 24 seconds
East, along the westerly line of said Registered Land Survey No. 128, a distance of 239.32 feet;
thence South 89 degrees 20 minutes 55 seconds East, along the northerly line of said Registered
Land Survey No. 128, a distance of 590.57 feet to the point of beginning.
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4. Approval of this amendment is subject to the approval of the Metropolitan Council.
Passed and adopted this 17th day of March, 2003.
YES NO
Haugen Haugen
Blomberg Blomberg
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} Frank Boyles, City Manager
City of Prior Lake
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Deerfield Property
Location Map
600 0 600 1200 Feet
Deefi. ield Property
Comprehensive Plan Amendment
E
0
March 12, 2003
Scott Kilau
5431 Fawn Court SE
Prior Lake, MN 55372
Lee Redman
17355 Wilderness Circle SE
Prior Lake, MN 55372
RE: City Council Consideration of Deerfield Comprehensive Plan Amendment
Gentlemen:
According to our records, you attended the Planning Commission public hearing for the
above Comprehensive Plan amendment on March 10, 2003. At that meeting, I stated
that this item would be considered by the City Council on April 7, 2003.
The City Council's consideration of this item has been changed to Monday, March 17,
2003, sometime after 7:00 PM. You are welcome to attend this meeting. However,
please be aware the City Council does not hold a public hearing, and they may choose
not to take any testimony.
I hope this information is helpful. If you have questions, please contact me directly at
952-447-4230.
Sincerely, /,.) 1
~,,.~[anning Coordinator
'~ank Boyles, City Mana~e~~r
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;[6200 Eagle Creek Ave. S.E., Prior Lake, ~4innesota 55372-:~7:~4 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN E(~UAL OPPORTUNITY EHPLOYER