6.1 PCSR 07-25-2017Request for Action
To
Item Number
Planning Commission
6.1
Agenda Section
Meeting Date
Prepared by
Work Session
july 25, 2017
Zack Carlton, Planning Manager
Item Description
Reviewed by
Subdivision Proposal: Meadowvale Road and
Chris Leeseberg, Senior Planner
Lander Street
Reviewed by
Action Requested
Receive information and provide direction regarding the subdivision of land near the intersection of
Meadowvale Road and Lander Street.
Background /Discussion
The owners of two parcels, totaling approximately 22.78 acres, southeast of the intersection of
Meadowvale Road and Lander Street are seeking to develop their property as a residential subdivision.
The property is zoned R -1a where the minimum lot size is 2.5 acres and the minimum required frontage
is 160 feet.
The applicant and their engineer have developed a number of design options for the site which comply
with the current design standards. However, they wish to discuss the possibility of a development with
parcels down to one acre in size. To accomplish this, the applicant has suggested a rezoning from R -1 a to
R -1b, which requires a minimum lot size of one acre for a non- sewered lot. The definitions for each
district are described below.
' R -9a district. The rural residential district is intended to allow for a rural lifestyle by permitting
low density residential development in areas that are marginal or nonfeasible for agriculture.
The R -1a district is intended to be primarily a residential district, but may also accommodate
agriculture- related and accessory uses. This is the general area of the city which is not primarily
suited to farming due to soil conditions, slope, tree cover, and other physical features better
suited for non -farm housing and related accessory uses.
R -1 b district. This district is intended to provide land for attractive and diverse low density
single - family residential development, and to primarily contain detached low density single -
family residential developments and low density planned unit development. Subdivisions
utilizing on -site sewage disposal systems and private water wells cannot exceed one single -
family residence per gross acre. Construction of on -site sewage disposal systems shall not be
permitted on adjoining lots. Streets and other improvements may be temporary in nature as
approved by the city council.
Neither district requires installation of city services, sewer and water, but the R -1b district includes
provisions for their installation by reducing the minimum lot size from one acre to about V4 acre when
city services are constructed.
P 0 f E R E 0 0 Y
6, V5AWR
Comprehensive Plan
The Comp. Plan guides the subject parcels for Rural Residential uses with a target density of 0.4 units /acre
or 1.0 unit/ 2.5 acres. Increases in density should be allowed for achieving certain public objectives such
as preserving natural features not otherwise protected by ordinance, implementing the park and trail
master plan, incorporating energy saving building techniques, or a combination of these items.
Without a density bonus, the 22.78 acres would be allowed to develop at an overall density of 0.4
units /acre for a total of 9 lots.
Staff and the applicant will be present to discuss possible design opportunities for the proposed
subdivision.
Attachments
• Applicants Narrative dated July 14, 2017
• Conceptual site plans dated July 7, 2017
N: \Departments \Community Development \Planning \Case Files \WS \WS 17 -04 Lori Ambom \Ambom Plat.docx
July 14, 2017
Elk River City Council and Staff;
We are requesting a Concept Review of our 14.97 acre parcel of property at 13432 Meadowvale
Rd. NW Elk River, MN for the purpose of development into residential housing.
The parcel's current zoning is R1 a with 2.5 acre minimum lot size. As the adjacent develop-
ment, Countryside Acres, is also zoned R 1 a and has a 1 acre minimum lot size, we respectfully
request your consideration /review of the attached documents /plans and provide feedback to the
following questions:
How open would the City of Elk River be to rezoning this property to R1 b to allow lot sizes
smaller than 2.5 acres on this parcel of land?
• Drainage Easement Vacation: We propose vacating a portion of the drainage easement in
order to build the cul -de -sac and, hopefully, utilize some of the land for lots.
History: The drainage easement was granted to the City of Elk River in 2000 when we
purchase the original (23 acre) property in 2000. At that time, we requested a divisional
split (for financing purposes). The city listed a drainage easement as a condition of the
split due to their concerns of flooding on Lander Street which was occurring at that time.
The agreement between the City of Elk River and the landowners (us) stated that any
changes to the land within the drainage easement would need to first be approved by
the landowner and upon completion of the work, the drainage easement would be re-
duced as much as possible. An agreed plan was not reached between the city and the
landowners (us) so alternative work was done to address the flooding concern (ditch
repairs etc.). The repairs appear to have addressed the root cause of the flooding is-
sues as there has not been flooding in the area since the ditch repairs were completed.
Because the drainage easement was placed on the property to address a specific con-
cern which has since been resolved, and taking into account that the drainage ease-
ment was granted without compensation to the landowner, we respectfully request that
the drainage easement be vacated.
Thank you for your time and consideration on this review. We look forward to your response.
Mark and Lori Amborn
13432 Meadowvale Rd. NW
Elk River, MN 55330
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PREPARED FOR:
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CONCEPT PLAN #3
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Date: XX /XX /2Dl7 L, No. 1305)
DATE: 1/11/211
BOOK /PAGE - -
DPAWN BY: DM
CHECKED BY: LPC
DWG: 9138- 10- SK03.dw
TEXT: XX
FILE No.: 913a,10 -o0
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DATE
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