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7.2B SR 05-02-2022Request for Action To Item Number Ma Tor and CinT Council 7.2b Agenda Section Meeting Date Prepared by Public Hearings May 2, 2022 Chris Leeseberg, Senior Planner Item Description Reviewed by Zone Change: Daniel I�uger, PID# 75-871- Zack Carlton, Communitv Develo ment DirectoY 0105, Single Family Residential (R1b) to Reviewed by Residential (R2b) Cal Portner, Ci r Administrator Action Requested Adopt, byT motion, an ordinance rezoning certain properties from R1-b to R2-b for the following reason: 1. The Yezoning is consistent with the Cityr of Elk River Land Use Plan adopted as paYt of the Cityr of Elk RiveY CompYehensive Plan. And with the following conditions: 1. The Land Use Amendment to Mixed Residential (LU 22-01) shall be approved b�T the Cit�T Council. 2. The e�sting drive�ua�T along the east propert�T line must be improved to cit�T standards consistent �vith private streets 3. Staff approval of an easement providing perpetual, non- exclusive, cYoss access movement for vehiculaY and pedestrian traffic over the improved drivewayT along the east propertyT line. The easement provides access to the four properties north of the subject property. 4 5. The easement tivill need to provide that the grantor of the easement will be responsible for the construction, maintenance, and upkeep of the paved access drive across the subject propertyT. This approval shall not become final, and building permits will not be Yeleased, until the easement has been recorded. Background/Discussion Case No. ZC 22-03 � � �� RR � HWy i o Figure I � � � . t CR 33 � i CR 12 �P �w� �O % 69 The propertyT is currentlyT zoned R-1b and the recentlyT adopted Comprehensive Plan guides the propertyT for Traditional Single-Family Residential. The applicant has also requested approval of a Land Use Amendment to change the guidance to iVlixed 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�' Avenue and Troy The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith T evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engagelnent that encou�ages and ins�iz•es pTo�pe�zty. rowEREo ar �I'1 �� Up�iited.• August 2020 � � 3 x f Street (private road). The structure will be considered a permitted use and will follow the site plan review process for review and approval recording the land and zone change. Planning Commission LandfoYm spoke on behalf of the applicant and noted that the application is veryr similaY to the concept plan reviewed by the commission earlier in the yTear and described the benefits that future development will have as a result of the se`ver and water extension. TheyT also noted a second easement, required byT Elk River Municipal Utilities, ��ill be recorded as part of the project Staff has not received anyT comments since the commission meeting. At the April 18, 2022, Cit�T Council meeting, the neighbor directl�T to the north opposed four units and does not want four homes looking directl�T into his back �Tard and preferred it to be single familyT. The propertyT owner at the end of Salem Street questioned access on Tro�T Street and indicated access cannot occur off Salem Street without removing man�T structures. The Planning Commission had no questions or concerns about the request and unanimouslyT recommended approval. Financial Impact None Mission/Policy/Goal ■ Responsibly gro`v ■ Meet changing needs - Agile ■ Ethical, efficient, and responsible ■ Work with citizens to achieve goals Attachments Planning Commission Memo dated April 26, 2022 Ordinance Request for Action To Item Number Plannin Commission 5.3b Agenda Section Meeting Date Prepared by Public Hearings April 26, 2022 Chris Leeseberg, SenioY PlanneY Item Description Reviewed by Daniel I�uger - Propertyr ID# 75-871-0105 Zack Carlton, Communit�r Develo ment Director ■ Zone Change from R1b (Single FamilyT Reviewed by Residential) to RZb (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 Cityr of Elk RiveY Land Use Plan adopted as part of the CityT of Elk River Comprehensive Plan. And with the following conditions: 1. The Land Use Amendment, to Mixed Residential (LU 22-01) shall be approved by the CityT Council. 2. The e�sting driveway along the east property line must be improved to city standards consistent with private streets 3. Staff approval of an easement pYoviding perpetual, non- exclusive, cross access movement for vehicular and pedestrian traffic over the improved driveway along the east property line. The easement provides access to the four pYoperties noYth of the subject pYopeYt�r. 4. The easement will need to provide that the gYantor of the easement �vill be responsible for the construction, maintenance, and upkeep of the paved access drive acYoss the subject propertyT. 5. This approval shall not become final, and building permits will not be released, until the easement has been recorded. Background/Discussion u � �� f -�_ RR �Hwy ID Figure I �P ti`�� O % 6y The propertyr is currentlyr zoned R-1b and the recently adopted CompYehensive Plan guides the pYopeYty 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`i' Avenue and TYoy Street (private Yoad). The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith � evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engageynent that encou�ages and ins�iz•es pro�pe�zty. . � CR 33 :� � � } �' � CR 12 rowEREo ar �I'1 �� Up�iited.• August 2020 The applicant requests a rezoning from R-1b (single familyT residential) to R-2b, `vhich will allo`v the construction of a four-unit multi-family residential structure as a permitted use. During the concept review process, the Planning Commission and Cit�r Council were supportive of the proposed use (zone change) for the subject parcel and an RZb zoning supports the request. The general intent of the land use and zone change Yequest meets the city's goals in the subject aYea. The need to provide adequate vehicular and pedestrian access, and maintenance, to the four properties to the noYth led to the postponement at the MaYch meeting. This has been Yesolved with the Yecommended conditions. The cityT is requiring the conditions for the private drivewayT to support the additional density on this parcel, and to not burden the other properties served byT the drivewayT with the impacts on the drivewayT of the additional densityT. The other property owners will not have the burden of helping maintain this section of the drive, `vhich will have four times the traffic it �vould have if not developed as a fourplex. Financial Impact None Mission/Policy/Goal ■ Responsibl�T 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 ,... . �� .. ,. .o- � ,� w �. f� --- ,; _ , , . � � a � �r � �Y C � i � Y � � � ,� , i i� � � �*��4��4�1J{]�ikJ ��.1�� Llli��ki��` �r, � i G ¢a � r� � '+ � � � i � � �} r� I � �,� r r �.y � sf3 �-+ � 'V � T �C3 t`.d :+1 � '� � � � 4 � � � � � r � � � � � ��, � ' � �� ,- r` r` r— �''; ��a��.•�4��,�s�lr��s ,��a,� _ 4 � _ , ,J�► � � d . ,'F {� + �� - � �r � � � �� '� � �� . � � � � , � .� . . �� ' � ' CV �. � i � `�` ��, �r � � ! , � �, � rY w�`'. �. � a ` � . � � .. , �.,,, - • ` ',�� i�� . , �`r° .,, . � ' � �ra s � �► d � � Y� � e -:�. �. _ � �` � �- � a . � ,- •' ��_ � '� T,� �� , � � � � � � - � F � ' � _ r , '''�- � �. i 5 � .�'.k f" . �['} ' y A, � , ° R � � w � �� : � � � � � a.- L � � i � � d ' � r �, � ii '� �� -��.� � — � � � � � � � � � � � J � � � � �I.f � {� � r� .-� �V ��+y��, !� �� . � � �--� '� f�l.} b,� �� ,-� w:. � � H � � � � '"� � � � � � � � � � � � \ w , � � �, �� II z ls N�a�o -- � � • ��"�� r��f lii�i��l � ��l� 1 1S� Op M N O U � w ��,0 ' � z i � � �aed 3�v�da3nia (�l�ni�dp �s �� 000 � �_� � L� -`_I� 1S N�a�O `=' 11S N3��0 � m � ��w � �N 000 ��i - - - �� Srr�W - - — =� t� �. � 7 - �-.�z - --- c:� v� � _. v � � � a � , �, � 'z' � �— I L _ ,��dM � � � � �� I.,. 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I��, � � ; �r � � �� '� .��I �� 1 .�� 3: i ' � 1 � �I _n ,�.�. � ; : .� � .. � � �' m. y a� � � '� � � . �. A R]�F• � ' '"�� E `;� ' �i� 7(. a . �a .��' . � ' ..m-+�iY� '� $�,� � ' _ � ��. :' t�'�. L t w 7.6:�- ._ _, - I - � � r r _ ' _ 1�� `� � , . : - ::'= e��Al;�1 � � � : � � ti6 �pi',i �� '"�t�'lY �LI,� —� fy � p +.. : � ,. u '- ---- � ' ` , � i �i . � �� _� ` -� ,� � ° • � r �i N 1 ��, ti g t � . . ,� �,; � -- �, _..� ✓ _. u, � � � � �,d .: _ - l' ar� �y�� . _._ _._ Jy �P.y '�� b -'��-� � 1 � 3� - . ._ .. ,.� ."' . .. - f = � ^-� ��. - - l r,a �-�� -- . � _ .�i �' _ . ; - - � - =4 , �.y I �': . . .� �. �1 ., � I� � � -�: � � _ _ - �.�ir�r :_� �=� � ��. �° � �� . �f i - � � ��r � -- � ; ��:f;�. �- ,r�,� � �� I - ' �3 � � �. . � �.� � � � ��!� �, a dd � , - � /,,'� ��_�' � � , „ I � j,� r�, e R � „� #sv _ Ip , - :�y, � I' � � h- � � - _�-. � � -� � �J � ,� �. � � - �� I. � ;I � �, ^: i G j � � _�"�� 1 k � �� '� � � F i _�"� ti� ils 'I �I � . ^Ih+ �� ^{ � � � � � [� a . Ri y e. :�. � � � -- ,� �� 3 � ' � � � .:' , u �.a �!�' � � � � ' , � � ..�`�`-, L_ °�0 II . N � .. �.!�:;� 1�:� � I�� ,�,: �: � ��i.: ; ` �,.,..� - a�g�� t �� .:� 1� ' - �� '/f �� ,-.. k �'t _ _ � ��, E-, �� 4�� •�i ,, �' ^3�' �x � - �. / SUBMITTED TO City of Elk River 13065 Orono Parkway Elk River, MN 55330 ��i _ �\N� MEtijO wg �,� a u m � YEARS � s�� s� 53' /.� 1� ;'�_.��" �J �� a�a� r•,'� �] )-� [ :.. �� 1� - J � �� •-�.. . _.�'J.' PREPARED BY Landform Professional Services, LLC 105 5th Ave S, Suite 513 Minneapolis, MN 55401 Landform"', ��-.�.��.:��,�. �-F i and Site to Finish� are registered service marks of Landform Professional5ervices, LLC TABLE OF CONTENTS Introduction ..................... Land Use Amendment...... Zoning Map Amendment.. Site Plan ........................... Architectural Examples..... Summary .......................... Contact I nformation ......... ��,�,��fii�n 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 185t" 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. m- �� _ �� 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. ��V�II�� U��G�� A zone change from Single Family Residential (R1 b) district to Two Family Residential (R2b) is proposed to allow a four-unit townhome. The proposed project is not permitted in the R1 b 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. �` �'�. The proposed site is located at 14031 185'" Avenue NW at the northwest corner of 18t" 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 1 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. �r ��1 ��;��I�� 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. Quad Residential Troy Street, Elk River, MN February 28, 2022 ZZZ21637 2 Figure 1: Townhome Side Facade Design -=� � .��. �,�,�, ��, -� .�.,_. � "� � � -i--- � --�.,, _., ... :: �` . Figure 2.� Townhome Front Facade Design � �;�'ii i� � � 1�/ 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 185t" Avenue NW. �� oi��i�� 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. Quad Residential Troy Street, Elk River, MN February 28, 2022 ZZZ21637 3 Figure 3: Townhome Side Facade Design ��r�� to be removed Unde�lines to be added iver Ordinance 22- I 0 An Ordinance Amending the Zoning Map of the City of Elk River, Minnesota, to Rezone Certain Property from Single Family Residential R I-b to Two Family Residential R2-b The City Council of the CityT of Elk River does hereb�T ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk RiveY is heYeby amended to rezone the property described on attached E�ibit A to Two Famil�T Residential (RZ-b): SECTION 2. That the rezoning approved byT this Ordinance is based on the following findings: 1. The rezoning is consistent with the Ciry of Elk River Land Use Plan adopted as part of the Ciry of Elk River Comprehensive Plan. SECTION 4. That this ordinance shall take effect upon adoption and be published as provided byT la`v. Passed and adopted by the CityT Council of the CityT of Elk River this 2nd dayT of MayT, 2022. John J. Dietz, Mayor ATTEST: Tina Allard, Cit�r Clerk Last LJpdated]anuar� 2019 row�REo er �� r�� to be removed Unde�lines to be added Exhibit A Lot 1, Block 1, DICKINSONS ADDITION, SheYbuYne Countyr, MN Last LJpdated]anuar� 2019 row�REo er ��