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• Figure 4-A illustrates the City's current housing characteristics. In total, there are 4,754 residential units as of 1994. This number includes all single family, two family, mobile housing units and multi-family. One of the housing characteristics that stands out is 22% of the city's total housing stock is multi- family (3 units or more). Figure 4-B is a list of existing multi-family projects throughout the city. A majority of the multi-family dwellings are located along School Street between Proctor and Jackson Avenues. In comparison to other communities, this number is relatively high. However, the vacancy rate in 1994 was only 2% (Figure 4-C) which indicates a strong demand for this housing opportunity as well as a healthy market. Another important element of the City's housing inventory is the availability of housing opportunities which are subsidized by the agencies outside the City. According to a 1993 report from the St. Cloud Housing and Redevelopment Authority, 216 units (5.1% of the total housing units) qualify for a subsidized program. D. FUTURE PLAN The following plan for future residential development does not significantly alter the developing pattern of the City. Rather, it is intended to guide growth in a way which provides City officials effective policies with which to assess and work for the level of services and quality living environments the residents of Elk River expect and deserve. Figure 4-D illustrates three zones in which the different growth guidelines have been mapped. Zone 1 is located within the urban service district and provides for urban development with lot • sizes between approximately one-fourth (1/4) and one-third (1/3) acre. All future residential development within the boundaries of the urban service district will require immediate hookup to the water and sewer systems. In order to subdivide minimum lot sizes large enough will be required to allow the extension of water and sewer. The one exception is that area between Elk River, County Road 35, Meadowvale Road and the western boundary of the City which will require overlay plats for future development. Residential development within the urban service area will consist of an appropriate mixture of housing opportunities. Through the application of zoning and development guidelines, varying density of housing is planned to create a compatible residential environment. The Steering Committee has recommended an increase in density when clustering of units is utilized. The density may be increased to a maximum of 8 lots on 40 acres with a minimum lot size of one acre, with the following conditions: 1) That fifty percent (50%) of the land is forever utilized as open space through the use of a land trust, conservation district, or other mechanism. 2) Unusable land shall be discounted when determining the density of the undevelopable portion of the land. Another housing opportunity that may need to be provided for is within the downtown. The downtown commercial zone should be an area where creative housing opportunities are offered. This residential influence will diversify the land uses in the downtown and add to its vitality. • 31