5.2.b. PCSR 08-28-2018Request for Action
To Item Number
Planning Commission 5.2b
Agenda Section Meeting Date Prepared by
Public Hearings August 28, 2018 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Monroe Estates – Monroe Street & 221st Avenue Zack Carlton, Planning Manager
Reviewed by
Conditional Use Permit to Establish a PUD,
Case No. CU 18-14
Action Requested
Approve, by motion, a Conditional Use Permit with the following conditions to satisfy the standards set
forth in Section 30-654:
1. A PUD Agreement shall be developed and signed by both parties prior to the recording of the
plat and issuance of any building permits.
2. Approval of a concept plan pursuant to the procedure set forth in 30-1564.
Background/Discussion
The applicant is seeking to rezone (ZC 18-04) and plat (P 18-10) the
subject parcel to allow 16 parcels ranging in sizes from 1.5 to 2.85
acres. Rezoning to Planned Unit Development (PUD) requires a
Conditional Use Permit (CUP).
Applicable Regulation
In approving a CUP, the council may impose such specific
conditions with regard to the development or operation of the
proposed use as it considers necessary to satisfy the seven standards
set forth in section 30-654 and the requirements contained in this
article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the
neighborhood or the city.
The issuance of a CUP can be ordered only if the use at the
proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of
other property in the immediate vicinity or the public health, safety,
morals, comfort, convenience or general welfare of the neighborhood or the
city.
The residential use will not detrimentally affect the use and
enjoyment of adjacent properties. Staff does not see a need
to impose specific conditions to satisfy this standard.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
2. Will be consistent with the comprehensive plan.
The property is guided for single family residential, allowing parcels as small as two and one-half
acres. The comprehensive plan allows platting below this standard with additional requirements
that further the goals of the comprehensive plan. Staff added conditions, in the zone change
request (ZC 18-04), requiring environmental protections or energy-saving building techniques to
satisfy the goals of the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The use will not impede the normal and orderly development and improvement of surrounding
vacant property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and
services including streets, police and fire protection, drainage, refuse disposal, water and sewer
systems, parks and schools; and will not, in particular, create traffic congestion or interference with
traffic on adjacent and neighboring public thoroughfares. City staff does not believe there would
be negative impacts on the road network or future park facilities due to the proposed minimum lot
size of 1½ acres. The plat (P 18-10) will address the possibility of a street connection to the
neighboring properties to the east. Staff does not see a need to impose specific conditions to
satisfy this standard.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental
to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The proposed residential use will not involve uses, activities, processes, materials, equipment, or
conditions that will be detrimental to other properties. Staff does not see a need to impose specific
conditions to satisfy this standard.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
With the wetland regulations preserving a 45 foot buffer around all delineated wetlands, the
remaining physical characteristics of the site are suitable for the type and density of development.
The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of
major importance. Staff does not see a need to impose specific conditions to satisfy this standard.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license or permit to establish and operate the proposed use in the city.
Section 30-1564 requires approval of a concept plan and PUD agreement. These conditions will
be imposed to satisfy this standard.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
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Additionally, Sec 30-1564 describes the standards for establishment of a PUD district.
1. Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD, pursuant to
the procedure set forth in this section. A PUD will be authorized on land in a PUD zoning district only upon
issuance of a conditional use permit, pursuant to the procedure set forth in this section.
A CUP is being recommended for approval with a condition that a concept plan must be
approved.
2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use
map, and to those uses identified in the concept plan for the PUD zoning district and the conditional use permit for
the PUD.
The comprehensive plan and land use map guide this area for single family residential, which is
what is being proposed.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant will be in control of all parcels prior to recording the CUP and plat.
4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform
design elements, landscaping, lighting and signage.
The PUD is designed as one project with uniform design elements throughout the project area.
These standards will be addressed in the approved PUD agreement.
5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
The adjacent land use is single-family residential with little to no developable vacant land. The
PUD will not cause undesirable impacts on adjacent lands and land uses.
6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems.
The project area will be served by public services, and will not adversely impact transportation
networks within the area.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities.
Existing public facilities will not be impacted by the proposed project.
8. The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a PUD
and may authorize a density which it determines to be appropriate under the circumstances. Any permitted density
shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare.
The proposal is consistent with densities described in the comprehensive plan, setbacks from
public rights-of-way, and design standards for similar developments within city code. Lot area,
frontage, side yard, and setback requirements will be outlined in the PUD agreement. The
comprehensive plan states reductions in density can be made to support certain public objectives
such as preserving natural features (which are not otherwise protected by ordinance),
implementing the city’s trail and park master plan (beyond the typical required park dedication),
incorporating energy-saving building techniques, or a combination of the above mentioned
concepts. Approval of the PUD should include environmental protections and energy-saving
building techniques.
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9. More than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless
otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in
this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses.
The project does not conflict with standards described in city code.
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
Preliminary Plat
Landscape Plan
N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2018\\08-28-2018\\5.2b sr CU 18-14 sr PC 8-28-18.docx
MONROE ESTATESby 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 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
and no touch buffers 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
2011. The roads
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.
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Plotted: 07 /30 / 2018 11:45 AM
OWNER: Richard M
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FOR ON-GOING MAINTENANCEOF ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNERACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICHCONTRACTOR SHALL GUARANTEE NEW PLANT MATERIALTHROUGH ONE
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NOTES.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESSLANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BIDPLANT MATERIALS MAY BE NEEDED IN FIELD. SHOULD ANNOTIFIED.PLANTING
SOIL PER THE MANUFACTURER'S INSTRUCTIONS.PLANTS MAY BE TREATED FOR SUMMER AND FALL INSTALLATIONREMOVE ALL FLAGGING AND LABELS FROM PLANTS.FOR THIS PURPOSE. WRAP ALL DECIDUOUS TREES
PLANTED INMULCH SHALL BE CLEAN SHREDDED HARDWOOD MULCH WITHUNIFORM PIECE SIZE. ALL ANNUAL AND PERENNIAL BEDS TORECIEVE 3" OF MULCH WITH NO WEED BARRIER. ALL SHRUB BEDMASSINGS TO RECEIVE
3" DEEP MULCH WTH A FIBER MAT WEEDBARRIER. ALL TREES NOT IN PLANTING BEDS TO RECEIVE 4" DEEPMULCH WITH NO MULCH IN DIRECT CONTACT WITH TREE TRUNK.PER MANUFACTURER'S RECOMMENDATIONS
UNDER ALLMULCHED AREAS.IF THE LANDSCAPE CONTRACTOR IS CONCERNED OR PERCEIVESMUST BRING THESE DEFICIENCIES TO THE ATTENTION OF THELANDSCAPE ARCHITECT PRIOR TO PROCUREMENT AND/ORINSTALLATION.IMPROVEME
NTS.MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THERESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALLPROVIDE THE OWNER WITH A MAINTENANCE PROGRAMINCLUDING, BUT NOT NECESSARILY LIMITED
TO, PRUNING,FERTILIZATION AND DISEASE/PEST CONTROL.MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THELANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTINGBE CONSIDERED.INSTALLATION
IS FROM THE TIME GROUND HAS THAWED TONOVEMBER 15. PLANTING OUTSIDE THESE DATES IS NOTRECOMMENDED. ANY ADJUSTMENT MUST BE APPROVED INLANDSCAPE CONTRACTOR SHALL ESTABLISH TO HIS
4 4
141436
TOTAL
PROPOSED
4 436
1414
TOTAL
REQ'D
THE CONTRACTOR IS RESPONSIBLE FORTHROUGH THE WARRANTY PERIOD. STAKING ISAFTER PLANTING IS COMPLETE.WATER TREE THOROUGHLY DURING PLANTINGAND SATURATE SOIL WITH WATER. DO NOTTREE WRAP
TO FIRST BRANCHWITH TRUNK - SEE NOTES OR SPECS.CONTRACTOR IS RESPONSIBLE FOR TESTING
MAINTAINING ALL TREES IN A PLUMB POSITIONSUGGESTED, BUT NOT REQUIRED. ANY STAKINGMUST CONFORM WITH PRACTICES AS DEFINEDIN A.N.A. GUIDELINES FOR STANDARDPRACTICESPRUNE DAMAGED AND CROSSING
BRANCHESCUT BACK WIRE BASKETOPERATIONS. PLACE BACKFILL IN 8-12" LIFTSCOMPACT MORE THAN NECESSARY TOMAINTAIN PLUMB.ROOT FLARE EVEN WITH OR JUST ABOVE GRADE.MULCH - 4" DEEP. NO MULCH
IN CONTACTBACKFILL WITH IN SITU TOPSOILEDGE VARIES - SEE PLANSCARIFY BOTTOM AND SIDES OF HOLE PRIOR TOPLANTINGSET PLANT ON UNDISTURBED NATIVE SOILPERCOLATION RATES PRIOR TO PLANTING.NOTIFY
LANDSCAPE ARCHITECT IMMEDIATELY IFPOOR DRAINAGE EXISTS.
(2 CORNER LOTS)
COMMENTS
H 40-50' W 30-35'H 30-35' W 30-35'H 50-60' W 30-40'H 50-75' W 50'H 40-60' W 20-30'H 40-50' W 30-35'
SIZE
2-1/2" CAL B.B.2-1/2" CAL B.B.2-1/2" CAL B.B.2-1/2" CAL B.B.2-1/2" CAL B.B.2-1/2" CAL B.B.
DECIDUOUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0"
GENERAL NOTESCONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALLVERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THEATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIESWHICH
MAY COMPROMISE THE DESIGN AND/OR INTENT OF THEASSURE COMPLIANCE WITH ALL APPLICABLE CODES ANDCONTRACTOR SHALL PROTECT ALL EXISTING ROADS,CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE
ELEMENTS DURINGAT NO COST TO THE OWNER.CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL
INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONSRELATING TO THE NATURE AND SCOPE OF WORK.PROJECT'S LAYOUT.REGULATIONS GOVERNING THE WORK OR MATERIALS SUPPLIED.PLANTING OPERATIONS.
ANY DAMAGE TO SAME SHALL BE REPAIREDUNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THENECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION /MATERIAL INSTALLATION BEGINS (MINIMUM 10'
- 0" CLEARANCE).
YARD TREES - 1 PER LOT (14 LOTS)YARD TREES - 2 PER CORNER LOT (2 CORNER LOTS)TOTAL TREESYARD TREES WILL BE PLANTED AT TIME OF BUILDING CONSTRUCTION.
BOULEVARD TREES - 1 PER LOT (14 LOTS)BOULEVARD TREES - 2 PER CORNER LOTBOULEVARD TREES ALONG MONROE ST. NW ARE LOCATED ON THE BUILDING LOTSDUE TO A WIDENED ROAD SURFACE, SWALE AND
UTILITIES IN THE ROW.BOULEVARD TREES WILL BE PLANTED AT TIME OF ROAD AND CURB INSTALLATION,
TREE PLANTING REQUIREMENTS
BOULEVARD TREE NOTES
N
SCIENTIFIC NAMETilia cordata 'Greenspire'Gleditsia triacanthos inermis 'Impcole'Ulmus carpinifolia 'New Horizon'Celtis occidentalisPopulus tremuloidesQuercus ellipsoidalis
COMMON NAMEGREENSPIRE LINDENIMPERIAL HONEYLOCUSTNEW HORIZON ELMCOMMON HACKBERRYQUAKING ASPENRED OAK
BOULEVARD TREES - 18 TOTALYARD TREES - 18 TOTAL
836558
QTY
IHQA
CHNHCHRO
KEY
PLANT LIST
YARD TREES
BOULEVARD TREES
LANDSCAPE LEGEND
Gopher State One Call
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION
OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUNDWIRES, CABLES, CONDUITS, PIPES, MANHOLES,
VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACETHE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THEOWNER.
WARNING:
07 /30 / 2018 10:22 AMPlotted:
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