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5.3.b. PCSR 04-26-2022 Request for Action Cir•ci Elk - River= To Item Number Planning Commission 5.3b 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 ■ Zone Change from Rlb (Single Family Reviewed by Residential) to R2b (Residential), Case No. ZC 22-03 Action Requested Recommend,by motion, approval of an ordinance rezoning certain properties from R-1b to R-2b for the following reason: 1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as part of the City of Elk River Comprehensive Plan. U! U, CR 33 And with the following conditions: 1. The Land Use Amendment,to Mixed Residential (LU 22-01) shall be approved by the City Council. x 2. The existing driveway along the east property line must be RR improved to city standards consistent with private streets 3. Staff approval of an easement providing perpetual, non- *Hwy Io exclusive, cross access movement for vehicular and pedestrian _ CR 12 traffic over the improved driveway along the east property line. The easement provides access to the four properties north of the subject property. 4. The easement will need to provide that the grantor of the �P easement will be responsible for the construction,maintenance, ywy and upkeep of the paved access drive across the subject %9 property. 5. This approval shall not become final, and building permits will Figure I not be released, until the easement has been recorded. Background/Discussion The property is currently zoned R-1b and the recently adopted Comprehensive Plan guides the property for Traditional Single-Family Residential. The applicant also requested a Land Use Amendment to change the guidance to Mixed Residential (LU 22-01), facilitating construction of a four-unit multi-family residential structure. The one-acre subject site is located at the northwest intersection of 185`h Avenue and Troy Street (private road). The Elk River Vision P I I E R E I I Y A welcoming community avith revolutionary and spirited resourcefulness, exceptional INAWR service, and community engagement that encourages and inspires prosperity. Updated.August 2020 The applicant requests a rezoning from R-lb (single family residential) to R-2b,which will allow the construction of a four-unit multi-family residential structure as a permitted use. During the concept review process, the Planning Commission and City Council were supportive of the proposed use (zone change) for the subject parcel and an R2b zoning supports the request. The general intent of the land use and zone change request meets the city's goals in the subject area. The need to provide adequate vehicular and pedestrian access, and maintenance,to the four properties to the north led to the postponement at the March meeting. This has been resolved with the recommended conditions. The city is requiring the conditions for the private driveway to support the additional density on this parcel, and to not burden the other properties served by the driveway with the impacts on the driveway of the additional density. The other property owners will not have the burden of helping maintain this section of the drive,which will have four times the traffic it would have if not developed as a fourplex. 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 Zoning Exhibit ■ Applicant's Narrative 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.