5.3.a. PCSR 04-26-2022 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 5.3a
Agenda Section Meeting Date Prepared by
Public Hearings April 26, 2022 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Daniel Kruger- Property ID# 75-871-0105 + Zack Carlton, Community Development Director
■ Land Use Amendment from Single Family Reviewed by
to Mixed Residential Neighborhood,
Case No. LU 22-01
Action Requested
Recommend,by motion, amending the Comprehensive Plan to change
the land use from Traditional Single-Family Residential to Mixed
Residential.
Background/Discussion
The property is currently zoned R-1b and the recently adopted CR 33
Comprehensive Plan guides the property for Traditional Single-Family
Residential. The applicant is requesting a Land Use Amendment to
Mixed Residential, as well as a Zone Change (ZC 22-03) to construct a x
four-unit multi-family residential structure. RR
The one-acre subject site is located at the northwest intersection of *Hwy Io
185"'Avenue and Troy Street (private road). _ CR 12
The Traditional Single-Family Residential category predominately
consists of single-family detached homes occupying moderately sized
lots. This land use is the most prevalent residential type within the �P
Urban Service Area and consists of a range of neighborhood typologies ywy
including the historic grid block pattern neighborhoods surrounding %9
the downtown and newer curvilinear block pattern subdivision
developments in the north, east,and west.
Figure I
The Mixed Residential category consists of neighborhoods with multiple housing types,including single-family
detached,townhomes,duplexes, and small-scale multi-family buildings. Mixed residential areas should include
existing residential neighborhoods where a gentle increase in density is appropriate such as surrounding the
downtown as well as new neighborhood subdivisions.
During the concept review process, the Planning Commission and City Council were supportive of the proposed
use (land use change) for the subject parcel and a Mixed Residential land use supports the request. The general
intent of the land use and zone change meets the city's goals in the subject area.
The Elk River Vision P O N E R E o s Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAWRE
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
Financial Impact
None
Mission/Policy/Goal
■ Responsibly grow
■ Meet changing needs -Agile
■ Ethical, efficient,and responsible
■ Work with citizens to achieve goals
Attachments
■ Location Map
■ Existing and Proposed Land Use Exhibit
■ Applicant's Narrative
■ Plans
Land Use Amendment, Zoning
Map Amendment and Site Plan
Narrative
Quad-Unit Residential Project
February 28, 2022
SUBMITTED TO
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
PREPARED BY
Landform Professional Services, LLC
105 5th Ave S, Suite 513
Minneapolis, MN 55401
Daniel Kruger
Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC
TABLE OF CONTENTS
Introduction ............................................................................................................................................ 1
Land Use Amendment ............................................................................................................................. 1
Zoning Map Amendment ......................................................................................................................... 1
Site Plan .................................................................................................................................................. 1
Architectural Examples ............................................................................................................................ 2
Summary ................................................................................................................................................. 3
Contact Information ................................................................................................................................ 3
Quad Residential Troy Street, Elk River, MN February 28, 2022 ZZZ21637 1
Introduction
On behalf of Daniel Kruger, Landform is pleased to submit this application for land use amendment, zoning
amendment and site plan approval to allow for the construction of a quad-unit residential project at 14031 185th
Avenue NW. The site consists of one parcel one-acre in size. The site includes one parcel that is currently
undeveloped. We are excited about the improvements proposed for this site. The property’s PID and legal description
are:
75-871-0105
Lot 1, Block 1, DICKINSONS ADDITION, Sherburne County, Minnesota.
Land Use Amendment
The proposed development is consistent with the existing Traditional Single-family Residential land use category
from the Comprehensive Plan, which states “this land use, while predominantly single-family detached, should
accommodate single-family attached, townhomes, and duplexes at transitional areas on the edges of these
neighborhoods and along primary transportation corridors.” However, City staff has indicated the proposed use has
generally been targeted for the Mixed Residential Neighborhood land use category. The City recently adopted a
Comprehensive Plan Update which established the new Mixed Residential Neighborhood land use category for
multiple housing types including townhomes and small scale multi-family buildings. The proposed land use allows
these buildings in existing residential neighborhoods where a gentle increase in density is appropriate. The proposed
townhome building provides that transition from Highway 10 to the single family homes to the north.
Zoning Map Amendment
A zone change from Single Family Residential (R1b) district to Two Family Residential (R2b) is proposed to allow a
four-unit townhome. The proposed project is not permitted in the R1b district which restricts development to single
family residential units. The R2b district allows multifamily residential uses with a maximum of four units.
The request is consistent with the existing Traditional Single-Family Residential land use category, but as noted
above, the proposed use is most compatible with the Mixed Residential Neighborhood land use category. The zone
change to R2b is consistent with the proposed land use category because they both allow small-scale multiple-family
residential developments. The proposed zoning district will allow a slight increase in residential density and is
compatible with surrounding properties. The townhomes will provide a gentle increase in density on the edge of the
neighborhood where it is also adjacent to the Highway 10 transportation corridor.
The Planning Commission reviewed our concept on October 26, 2021 and City Council reviewed our concept plan on
November 15, 2021. Both indicated support for the rezoning to allow a townhome development on the project site.
Site Plan
The proposed site is located at 14031 185th Avenue NW at the northwest corner of 18th Avenue NW and Troy Street
NW. The project site consists of one vacant lot. The project consists of four attached townhome units and a
stormwater pond. Each townhome unit is 1,451 square feet in size with a 365 square foot attached garage. The
townhome building will be slab-on-grade.
Quad Residential Troy Street, Elk River, MN February 28, 2022 ZZZ21637 2
The vacant site presents an excellent opportunity to fill in the periphery of the existing neighborhood with a low-
density townhome development. The site is adjacent to Highway 10 and the project provides a buffer to the existing
neighborhood from the highway. Landscaping provided with the development will help blend the site into the existing
neighborhood and provide a buffer to adjacent uses.
The site plan shows compliance with the Land Development Regulations. The building and drive aisles comply with
the required setbacks. Sixteen parking stalls have been provided, which exceeds the 10 parking stalls are required
by the Zoning Ordinance. Each townhome unit will have an enclosed two-car garage and two parking spaces on the
driveway. The number of parking stalls provided will accommodate the townhome residents and visitors. Twenty-five
trees are required for this development; as allowed by Section 30-936, the plans provide a combination of 13 trees
and 16,032 square feet of native grasses and wildflowers to offset the remaining 12 required trees. A stormwater
pond is located on the west side of the site to capture stormwater runoff from the site.
The townhomes will have vinyl siding and trim with brick wainscoting along both entrance facades. Roofing will be
shingled. Figures 1-3 are included in the “Architectural Examples” section of this narrative to demonstrate the
materials and colors from a similar townhome project by the same developer. No signage or outdoor storage is
proposed with this development.
The high-quality residential townhome units will improve the quality and value of the vacant site and provide new
housing opportunities in the City.
Architectural Examples
The buildings in the photos below are identical to the building plans for the townhomes. This townhome
is located at 12740 Rolling Ridge Road in Becker, Minnesota.
Figure 1: Townhome Side Facade Design
Quad Residential Troy Street, Elk River, MN February 28, 2022 ZZZ21637 3
Figure 2: Townhome Front Facade Design
Figure 3: Townhome Side Facade Design
Summary
We respectfully request approval of the Land Use Amendment, Zoning Map Amendment and Site Plan to allow the
construction of a four-unit townhome development at 14031 185th Avenue NW.
Contact Information
This document was prepared by:
Nicholas Ouellette
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Todd Olin at tolin@landform.net or
612.638.0265.
OPTIONAL WINDOWGRILLES4" FACE BRICKW/ BRICK CAPCONC. STOOP& STEPS2'-0"2'-0"16'-0" x 7'-0" OVHD. DR.2'-0"2'-0"2'-0"2'-0" 124 FRONT TO REAR 124 124 124 1242'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"VINYL SIDING & TRIM2'-0"2'-0"2'-0"16'-0" x 7'-0" OVHD. DR.4" FACE BRICK W/BRICK CAP2'-0"2'-0"VINYL SIDING & TRIM2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"1241241241241241241241241241241241242'-0"FRONT ELEVATIONLEFT ELEVATION1/8"= 1'-0"REAR ELEVATION1/4"= 1'-0"RIGHT ELEVATION1/8"= 1'-0"1/8"= 1'-0"DISCLAIMERIN PREPARATION OF THIS PLAN EVERYATTEMPT HAS BEEN MADE TO AVOIDMISTAKES. DESIGNER CANNOT GUARANTEEAGAINST HUMAN ERROR. CONTRACTOR TOVERIFY ALL DIMENSIONS AND CONDITIONSAND BE RESPONSIBLE FOR THE SAME.THESE DESIGNS, CONCEPTS ANDSPECIFICATIONS ARE INSTRUMENTS OFSERVICE AND AS SUCH REMAIN THEEXCLUSIVE PROPERTY OF COUNTRY LUMBERAND ARE NOT TO BE COPIED WITHOUT THEWRITTEN CONSENT OF COUNTRY LUMBER.12575 OAK VIEW AVE. BECKER, MN. 55308
PHONE: (763) 262-4750
FAX: (763) 262-4445
1-800-247-0295
DESIGN CENTER
OFDESIGN FOR:DRAWN BY:
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06/11/19
10/07/1914195 BANK ST, BECKER, MN. 55308
OFFICE: 763-263-0586 FAX: 763-263-2462
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