PRSR 04-09-2003 ATTACHMENTS - Laserfiche WebLink

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Draft Land Use Plan-March 27, 2003 • Create strong, safe and sustainable residential neighborhoods. • Discourage the premature conversion of agricultural land. • Support development with reliable private sewer and water systems. • Guide development to preserve the rural character and identity of Elk River. • Guide development to protect natural resources and features. • Design residential subdivisions that support community transportation objectives and plans. The proposed Land Use Plan is designed to achieve these objectives. Proposed Rural Residential Land Use Description The Rural Residential pattern represents the lowest density form of development. Under this designation, rural or vacant land could be developed to single-family detached housing (one unit per parcel) in areas not served by municipal sanitary sewer. Depending upon site characteristics, a lot size of 2-1/2 acres or greater is needed to sustain private septic systems. Housing in this pattern is typically located on platted lots in subdivisions. Under the current comprehensive plan, residential development can occur at a density of one unit per ten acres in the "Agriculture" designation. A higher density can be achieved if development occurs as a cluster subdivision under the City's Open Space Preservation Plat regulations. As of 2003, two cluster subdivisions have been developed in the "Agriculture" area. The existing development pattern in this area is generally an extension of the agricultural roots of the community. Housing serves as an ancillary (supporting) use of the land. The primary land use is agricultural or intentionally undeveloped. Hobby farms are an example of a use that is not active agriculture, but intentionally rural in nature. Property owners in the area have requested that the Comprehensive Plan change this area from "Agriculture"to Low Density Residential. This change adds to the rights of property owners but does not necessarily contribute to the ability to preserve open space or rural character (public objectives). Under current land use controls, property owners in the Agriculture land use are entitled to develop at a density of one unit per ten acres. For example,the owner of 80 acres would be able to sell up to eight lots. Changing the land use designation for this 80 acres to Low Density Residential increases the maximum development capacity to 32 lots (one unit per 2-1/2 acres). This change increases the value of the land. The property owner has the ability to create and sell more lots. At the same time, public objectives are diminished. More land is converted from its existing rural character to housing. Only wetlands are afforded protection under current regulations. Wooded area, slopes and other natural features can be altered through the development process. The proposed Land Use Plan seeks to balance both private and public interests by providing gains to both sides. In the new Rural Residential land use designation, property owners can earn greater density by meeting public objectives for preservation of natural features. This same principle is applied in the existing Open Space Preservation Plat subdivision ordinance. The Rural Residential land use applies the existing concepts of the City's Open Space Preservation Plats. The stated purpose of the OSP is to "maintain the rural and semi-rural character of Elk River and provide public benefit by preserving woodlands, vegetated corridors, 2