7.1 PCSR 05-22-2018
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
7.1
Agenda Section
Work Session
Meeting Date
May 22, 2018
Prepared by
Chris Leeseberg, Senior Planner
Item Description
Bill Christian – Monroe Street Parcel
Concept Review for 25 single family homes on
1 acre sites
Rezone to R1-b
Reviewed by
Zack Carlton, Planning Manager
Reviewed by
Action Requested
Discuss the proposed concept plat and provide informal/non-binding feedback to the applicant.
Background/Discussion
The subject parcel is located at the northeast corner of CR 121 (Brook Road) and Monroe Street and is
40 acres in size. The current zoning for the property is R1-a, which requires a minimum lot size of 2 ½
acre, permitting approximately 16 single-family lots.
The applicant is proposing to rezone the parcel to R1-b which would allow 1 acre parcels without access
to sewer and water. Their request would permit approximately 25 one-plus acre single-family lots.
This parcel has a large wetland complex in the center and two smaller basins on both the west and east
sides.
Brook Road is a paved county road and Monroe Street is a city gravel road. The concept plat shows two
cul-de-sac streets. One street is off of Monroe Street and the other street is off of Brook Road. The
applicant has spoken with county on the access from Brook Road.
Comprehensive Plan
Rural Residential
Rural Residential uses are guided to be developed as residential use in areas outside of the Urban Service
District (USD) that are not currently served by municipal sewer and water. The predominant land use in
this area is single family detached homes. Forms of detached single family units can be built in “cluster
subdivision”. Cluster subdivisions are development patterns that place housing closer together in order to
preserve greater areas of undeveloped land and to minimize the number of individual on-site septic
systems.
A gross density of 0.4 units per acre (1 unit per 2.5 acres) is the target density in the Rural Residential
area. Increases in density should be allowed for achieving certain public objectives such as preserving
natural features (which are not otherwise protected by ordinance), implementing the city’s trail and park
master plan (beyond the typical required park dedication), incorporating energy-saving building
techniques, or a combination of the above mentioned concepts.
N:\Departments\Community Development\Planning\Case Files\Concept Review\2018\CR 18-02 Bill Christian - Monroe Street Parcel\4-Planning
Commission\7.1 sr.docx
The proposed project would have a gross density of 0.625 units per acre (1 unit per 1.6 acres). Staff and
the Planning Commission did review a similar concept on a parcel approximately 0.3 miles outside of the
USD. The consensus of the Commission was favorable as the product type, 1-acre parcels, is not offered
in Elk River, and is relatively close to the USD, allowing expansion of services beyond the current 20-year
scope.
This site is approximately 3.1 miles beyond the current limits of the USD, severely limiting long-term
expansion options for connection to public services should that ever be needed.
City Council
The City Council will be reviewing this at their May 21, 2018, work session. Staff will provide an update
to the Planning Commission during the work session.
Attachments
Location Maps
Applicant’s Narrative
Concept Plat
Site Plan Comments dated May 16, 2018