7.1A. SR 09-17-2018 ��i
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lk — - Request for Action
River
To Item Number
Mayor and City Council 7.1a
Agenda Section Meeting Date Prepared by
Public Hearinj ISeptember 17, 2018 Chris Leeseber , Senior Planner
Item Description Reviewed by
Zone Change from R-1a to Planned Unit Zack Carlton,Planning Manager
Development-Monroe Estates,Monroe Street& Reviewed by
221 st Avenue NW Cal Portner, City Administrator
Action Requested
Adopt,by motion,an ordinance to rezone certain property from Single Family Residential (R1 a) to
Planned Unit Development with the following conditions:
1. The Conditional Use Permit establishing a PUD must be approved by the City Council
2. A PUD agreement must be approved by the City Council prior to recording the Zone Change.
Background/Discussion
Case No. ZC 18-04
The subject property is 40 acres in size and located at the northeast
corner of CR 121 (Brook Road) and Monroe Street (see Figure 1 red
dot). The property is zoned R1 —Single Family Residential and the .•
applicant is seeking to rezone the subject property to Planned Unit " CW33,
Development (PUD) to subdivide the parcel into 16 lots ranging from
1.5 to 2.85 acres. The Comprehensive Plan guides the property for 0.4
units per acre (1 unit per 2.5 acres), allowing for 16 lots on 40 acres.
Planning Commission RR ,
Numerous residents spoke during the public hearing and the primary `'H ,
concern relating to the zone change was that not all of the lots met the
.CR 12
minimum lot size of 2.5 acres required for the R-1a zoning district.
The Commission explained that sometimes these decisions are made to
help prevent future variances from occurring, such as deck setbacks
from wetlands. It was noted there is not an increase in density as the P9
Comprehensive Plan guides the property for an average of 0.4 units ,y
per acre. Additional concerns are outlined in the September 17, 2018, �`'�,
staff report (P 18-10) for the proposed plat. `,yl
Staff has not received additional comments since the Planning Figure i
Commission meeting. The Planning Commission unanimously recommended approval of the request
with the two conditions.
The applicant does not have any concerns with the conditions.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional p o w E e E o s r
service, and community engagement that encourages and inspires prosperity /` UR
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60-day review period ends on September 28, 2018.
Attachments
■ Planning Commission Memo dated August 28, 2018
N:\Public Bodies\Agenda Packets\09-17-2018\Final\7.1a si.docx
Elk Request for Action
River
To Item Number
Planning Commission 5.2a
Agenda Section Meeting Date Prepared by
Public Hearing August 28, 2018 Chris Leeseber , Senior Planner
Item Description Reviewed by
Monroe Estates—Monroe Street&221"Ave. NW Zack Carlton,Planning Manager
■ Zone Change from Al to PUD, Reviewed by
Case No. ZC 18-04
Action Requested
Recommend,by motion, an ordinance to rezone certain property from Single Family Residential (RI a) to
Planned Unit Development with the following conditions:
1. The Conditional Use Permit establishing a PUD must be approved by the City Council.
2. A PUD agreement must be approved by the City Council prior to recording the Zone Change.
3. Incorporate environmental protections and energy-saving building techniques.
Background/Discussion
The subject property is 40 acres in size and located at the northeast
corner of CR 121 (Brook Road) and Monroe Street (see red dot on
Figure 1). The property is zoned Rla—Single Family Residential and �-
the applicant is seeking to rezone the subject property to Planned j
Unit Development (PUD) to subdivide the subject parcel into 16
parcels ranging in size from 1.5 to 2.85 acres. -/
CR 33
The proposed zone change/use reflects direction from the City
Council during their July 2, 2018,work session. Pending approval of
the zone change,the applicant also has a preliminary plat submitted
for approval (P 18-10). RR �.
Comprehensive Plan Hwy
,O "
The Comprehensive Plan guides the property for rural residential - _ CR lz
uses which are as residential areas outside of the Urban Service
District (USD) that are not currently served by municipal sewer and v
water. The predominant land uses in this land use designation are
single family detached homes which may be built in cluster 9P
subdivisions. ti
�o
A gross density of 0.4 units per acre (1 unit per 2.5 acres) is the target
density in the Rural Residential area. Increases in density should be
allowed for achieving certain public objectives such as preserving Figure i
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
The Elk River Vision
A rvelcoming community with revolutionary and spirited resourcefulness, exceptional p o w E R E o e r
service, and community engagement that encourages and inspires pros
erzty11"N'ATURE]
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 ofproperty 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 2'/ to 1'/2 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
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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 221 st 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 1 st & 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 Quarterof 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 (Al), but guided for low density
residential on the Comprehensive Land Use Guide Plan. Dur 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 R1 B 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 R1 B 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 221 st 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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City of
Elk -�-�
River
Ordinance 18 -
An Ordinance Amending a Portion of the City of Elk River Zoning Map from Single
Family Residential (R I-a) to Planned Unit Development (PUD)
Case No. ZC 18-04
The City Council of the City of Elk River does hereby ordain as follows:
SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to
rezone the property described on attached Exhibit A from Single-Family Residential (R-1a) to
Planned Unit Development (PUD).
SECTION 2.That the rezoning approved by this Ordinance is based on the following findings:
1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as
part of the City of Elk River Comprehensive Plan.
SECTION 3. That this ordinance shall take effect upon adoption and be published as provided by
law.
Passed and adopted by the City Council of the City of Elk River this 17I day of September, 2018.
John J. Dietz,Mayor
ATTEST:
Tina Allard, City NATUREI
Exhibit A
The Southwest Quarter of the Southwest Quarter of Section 1, Township 33, Range 26,
Sherburne County, Minnesota
NATUREJ