5.3.b. PCSR 04-26-2022 - Laserfiche WebLink

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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.