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5.2.a. PCSR 08-28-2018 The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity techniques, or a combination of the above mentioned concepts. The proposed project would have a gross density of 0.625 units per acre (1 unit per 1.6 acres). The proposed increase in density should accompany environmental protections and energy-saving building techniques. In order to meet the objectives of the comprehensive plan, staff recommends:  Planting native wetland plants within the 45 foot wetland buffer area and adding signage about wetland buffer areas and their benefit.  Utilize standards from the MPCA Green Building Program via the U.S. Green Building Council, GreenStar Home Certification or LEED Certification program. Energy saving building techniques could include solar/geothermal systems in all new homes and/or high efficiency homes (appliances, insulation, windows, etc.).  Encourage water conservation and stormwater management by limiting impervious surface via porous pavers or other natural hardcover alternatives. Applicable Regulation In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. Staff does not believe there will be negative impacts to the road network or future park needs as a result of the requested change in minimum lot size from 2½ to 1½ acres. In the review of the standards for a Zone Change as outlined, it appears that the request is consistent with all of these standards. Financial Impact None Statutory Review Period Per State Statute §15.99 the required 60-day review period ends on September 28, 2018. Council Meeting If acted on, this item will go to the September 17, 2018, City Council meeting. Attachments  Location Map  Applicant’s Narrative  Proposed Zoning N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\08-28-2018\\5.2a ZC 18-04 sr PC 8-28-18.docx MONROE ESTATES by Christian Builders Description of Project Christian Builders is proposing to create a new, sixteen lot custom single family neighborhood at the northwest corner of Monroe Street and 221st Avenue NW. The proposed plat consists of six 2.5 acre lots on the western half of the property. Ten 1.5 acre lots, fronting on a new cul-de-sac, are located on the eastern half of the property. All homes would be custom build sites with a variety of styles selected by each future homeowner. Developer Approach and History in Elk River Christian Builders is acting as the overall developer, and is also planning to build each home ensuring a high level of quality and consistency within the neighborhood. Christian Builders is very familiar with building homes in Elk River and has created other PUD neighborhoods within the city limits such as Ridges of Rice Lake, Windsor Woods 1st & 2nd additions, and the Rolling Hills neighborhood that is located approx. 2,000 feet northwest of this parcel. Property Legal Description The property has been surveyed by Loucks Associates and is identified as follows: The Southwest Quarter of the Southwest Quarter of Section 1, Township 33, Range 26, Sherburne County, Minnesota. The PID # is: 75-101-3300 Compatibility with Surrounding Properties The proposed project area is currently surrounded by a mix of agricultural uses and large lot residential. The proposed plan is well buffered from adjacent properties and we expect impact on adjoining parcels to be minimal Current Zoning and Future Land Use The parcel is currently zoned Agricultural Conservation (A1), but guided for low density residential on the Comprehensive Land Use Guide Plan. Our proposed development plan is consistent with the proposed land uses. Desire for Planned Unit Development (PUD) Zoning Because we are providing two different minimum lot sizes, and have a slightly longer than standard cul-de-sac, we are requesting a PUD zoning change for the parcel. We are in conformance with the R1B zoning requirements related to lot width, setbacks, and lot coverage. We are well in excess of the minimum lot size of one acre in the R1B residential district. Private Well and Septic This property is outside the areas expected to receive municipal services in the foreseeable future. We are planning individual private wells and septic fields for each lot. Our site plan clearly identifies primary and secondary septic locations of at least 6,000 SF each. A septic specialist, Bob Polgreen, has walked the site and taken soil borings at multiple locations across the property. A copy of his report is attached. Generally, the site is suitable everywhere for Type III systems, but further exploration of suitable areas for Type I systems will be performed on a lot-by-lot basis at a later date. Proposed Grading Grading for the lots will be competed to provide natural walkout lots wherever possible. The proposed 2.5 acre lots on the west side will definitely by fully custom graded to take advantage of natural building sites. The slightly smaller 1.5 acre lots fronting on the cul-de-sac are more likely to have mass grading done as part of the road construction, but still offer some custom grading options depending on preferred home style. Stormwater Management: The property will have minor increased stormwater runoff due to the new roadway, individual driveways, and roofs. Storm ponding will be provided in two locations on the eastern portion of the property primarily addressing the new cul-de-sac impact. Wetland Impact Five existing wetlands were delineated by Kjolhaug Environment Services on May 18th, 2018. Our existing conditions mapping shows the boundaries of the field verified locations. The site plan has been carefully laid out to avoid any impact on existing wetlands. Building setbacks (20’) and no touch buffers (25’) are clearly shown and no impact to those areas is planned. Natural Features The existing property has been farmed for many years. The natural features of the site are limited to the existing wetlands (farmed) and a few small areas of existing tree cover. We have preserved as many of the treed areas as possible, and the only impact is at the far north end of the cul-de-sac offering essentially a single wooded lot. Some tree removal is anticipated in this area, but will be limited to the house pad itself and minor custom grading in that area.. Roadway Design and Impact The proposed development will require improvements to the existing Monroe Street corridor, as well as construction of a new cul-de-sac on the east half. Both streets will be constructed to the standards shown on the City of Elk River’s Engineering standard plate #2011. The roads will be 32’ edge to edge with a rural section. Anticipated Price Range Homes in this neighborhood will likely be priced from $450,000 to $550,000. Park Dedication and System Impact The Comprehensive Park and Trail Plans show little future development in this area of the City. A trail corridor, running along 221st Avenue NW is planned, but no other park impacts are expected on this parcel. It is assumed that park dedication requirements will be paid in cash rather than land.