6.2. PCSR 12-28-2004 - Laserfiche WebLink

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175±Avenue Project December 28,2004 Page 2 Overview The applicant is proposing a plan to develop a 6.0 acre parcel into 32 townhouses. In order to accomplish this they need a Land Use Plan amendment to include the parcel in the Urban Service Area, rezoning from Rla to R3 and preliminary plat for 32 townhouse lots. The property is rectangular with about 430 feet of frontage on 175th Avenue. There is an existing single family house and several accessory structures currently on the property.These will be removed if the parcel is developed.There is a large wetland in the southeast corner of the parcel and a small wetland near the center.There are some trees around the house and the large wetland but most of the property is pasture. The surrounding land uses on the north,west and east are large lot residential; south of the large wetland is Elk River Station. The properties on the north side of 175th Avenue are in the Urban Service Area, as is Elk River Station. In 2001,this property, and the others on the south side of 175th west of Twin Lakes Road and east of the Cargill property,was the subject of a Land Use Plan amendment to be included in the Urban Service Area. The proposed amendment was denied by the City Council.As part of the Comprehensive Plan adopted this year,the land use designation for this parcel, and the adjacent parcels,was changed from low density residential to high density residential. However,they were not included in the urban service district. Analysis Land Use Plan Amendment The properties on the north side of 175`h,to the south in Elk River Station and on the west side of Twin Lakes Road are currently in the Urban Service Area. When the land use designation in this area was changed to high density residential,it was implied that at some point the area would have to be included in the Urban Service Area.The high density residential land use allows for residential development at a density up to 20 units per acre. This type of density can not be achieved without sewer and water. Issues • Timing— is it appropriate to include this parcel in the Urban Service Area at this time? • Is it appropriate to expand the proposed amendment to include additional lots on the south side of 175` or is it ok to do it lot by lot? Rezoning The applicant is requesting a rezoning to R3. The R3 zoning district allows a density up to 8 units per acre and sets specific lot layout requirements and design standards for the townhouse units. The density of this proposal is about 5.3 units per net acre; well under the 5:A PLANNING ACase Files\2004\175th ave TH projea.doc