6.2. PCSR 12-28-2004 Item # 6.2.
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner ti
DATE: December 28, 2004
SUBJECT: 175th Avenue Project
Request
The applicant is proposing a concept plan that includes the following:
• Land Use Plan amendment to include approximately 6.0 acres in the Urban Service
Area
• Rezoning from Rla to R3
• Preliminary plat for 32 townhouse lots
Location
The property is located on the south side of 175t Avenue, south of Kliever Lake and the
Shores of Briarwood plat
Zoning/Land Use
R1a (Single Family Residential) /HR (High Density Residential)
Attachments
• Location map
• Map of Urban Service Area
• Concept plan
175±Avenue Project
December 28,2004 Page 2
Overview
The applicant is proposing a plan to develop a 6.0 acre parcel into 32 townhouses. In order
to accomplish this they need a Land Use Plan amendment to include the parcel in the Urban
Service Area, rezoning from Rla to R3 and preliminary plat for 32 townhouse lots.
The property is rectangular with about 430 feet of frontage on 175th Avenue. There is an
existing single family house and several accessory structures currently on the property.These
will be removed if the parcel is developed.There is a large wetland in the southeast corner of
the parcel and a small wetland near the center.There are some trees around the house and
the large wetland but most of the property is pasture.
The surrounding land uses on the north,west and east are large lot residential; south of the
large wetland is Elk River Station. The properties on the north side of 175th Avenue are in
the Urban Service Area, as is Elk River Station.
In 2001,this property, and the others on the south side of 175th west of Twin Lakes Road
and east of the Cargill property,was the subject of a Land Use Plan amendment to be
included in the Urban Service Area. The proposed amendment was denied by the City
Council.As part of the Comprehensive Plan adopted this year,the land use designation for
this parcel, and the adjacent parcels,was changed from low density residential to high
density residential. However,they were not included in the urban service district.
Analysis
Land Use Plan Amendment
The properties on the north side of 175`h,to the south in Elk River Station and on the west
side of Twin Lakes Road are currently in the Urban Service Area. When the land use
designation in this area was changed to high density residential,it was implied that at some
point the area would have to be included in the Urban Service Area.The high density
residential land use allows for residential development at a density up to 20 units per acre.
This type of density can not be achieved without sewer and water.
Issues
• Timing— is it appropriate to include this parcel in the Urban Service Area at this
time?
• Is it appropriate to expand the proposed amendment to include additional lots on
the south side of 175` or is it ok to do it lot by lot?
Rezoning
The applicant is requesting a rezoning to R3. The R3 zoning district allows a density up to 8
units per acre and sets specific lot layout requirements and design standards for the
townhouse units. The density of this proposal is about 5.3 units per net acre; well under the
5:A PLANNING ACase Files\2004\175th ave TH projea.doc
175th Avenue Project
December 28,2004 Page 3
8 units per acre allowed. This proposed zoning would allow for a transition from potential
higher density residential on the west to the lower density residential to the east and north.
Issues
• Is 5.3 unit per acre density appropriate?
• Should the zoning be R4 to allow for higher density given the land use designation is
High Density Residential?
Preliminary Plat
The proposed plat includes 32 townhouse lots and street connections to the properties on
the west and east. There is one access to 175th Avenue that lines up opposite the existing
intersection of 175th Ave. and Polk Street. The applicant will be submitting an application to
fill the small wetland in the center of the property to construct a street. They are avoiding
impacting the large wetland in the southeast corner. Street widths of 24 feet are proposed.
Issues
• Street widths- should the streets be wider? 24 foot wide streets have been approved
for private streets but not public.
• Public vs. private streets -the streets connecting the adjacent properties should be
public.
• Is the Commission ok with the general layout of the project?
• A 30 foot front setback is required for all townhouses. Seven units in the northeast
corner do not comply with the 30 foot setback.
Recommendation
The applicant is requesting direction and feedback regarding this concept plan. It is their
intention to submit a formal application in January.
S:\PLANNING\Case Files\2004\175th ave TH project.doc
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