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7.1B. SR 09-17-2018 ��i Eof lk — - Request for Action River To Item Number Mayor and City Council 7.1b Agenda Section Meeting Date Prepared by Public Hearinj ISeptember 17, 2018 Chris Leeseber , Senior Planner Item Description Reviewed by Conditional Use Permit to Establish a Planned Unit Zack Carlton,Planning Manager Development-Monroe Estates,Monroe Street& Reviewed by 221 st Avenue Cal Portner, City Administrator 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 seeks to rezone (ZC 18-04) and plat (P 18-10) the subject parcel to create 16 parcels ranging from 1.5 to 2.85 acres. Rezoning to Planned Unit Development requires a CUP. Planning Commission During the public hearing,the primary concerns from the residents - related to the deviation from 2 '/2 acre minimum lot sizes. Other " CR 33 concerns are outlined in the September 17, 2018, staff report (P 18-10) for the proposed plat. Staff has not received any comments since the meeting. The Planning RR Commission agreed with the two recommended conditions and unanimously recommended approval of the request. Hwy Io + CR 12 The applicant has no concerns with the conditions. Financial Impact None Statutory Review Period Per State Statute 15.99 the required 60-day review period ends on September 28, 2018. Figure I Attachments ■ Planning Commission Memo dated August 28, 2018 The Elk River Vision A avelcoming 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 Elk Request for Action River To Item Number Planning Commission 5.2b Agenda Section Meeting Date Prepared by Public Hearings August 28, 2018 Chris Leeseber , Senior Planner Item Description Reviewed by Monroe Estates—Monroe Street&221st Avenue Zack Carlton,Planning Manager ■ Conditional Use Permit to Establish a PUD, Reviewed by 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 " CR 33 conditions with regard to the development or operation of the P 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 RR potentially adverse effects upon adjacent properties,the neighborhood or the city. Hwy 10 CR 12 The issuance of a CUP can be ordered only if the use at the proposed location: L mill not endanger, injure or detrimentally affect the use and enjoyment of P9 other proper y in the immediate vicinity or the public health, safety, ti morals, comfort, convenience orgeneral 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 Figure to impose specific conditions to satisfy this standard. The Elk River Vision A welcoming 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] 2. WIN 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. WIN not impede the normal and orderly development and improvement of surrounding vacant propery. 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 1'/2 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 propet y 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. WIill not result in the destruction, loss or damage of a natural, scenic or histotic 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 coVywitb all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpetmit 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. N:\Departments\Community Development\Planning\Agendas\PC Packets\2018\08-28-2018\5.2b sr CU 18-14 sr PC 8-28-18.docx 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 conceptplan for the PUD,pursuant to the procedure set forth in this section.A PUD will be authorised 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 ystems. 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 orproposed parks, schools, streets or otherpublic facilities. Existing public facilities will not be impacted by the proposed project. 8. The council may establish varied and reasonable lot area,frontage, sideyard, 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 coVrebensive 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. N:\Departments\Community Development\Planning\Agendas\PC Packets\2018\08-28-2018\5.2b sr CU 18-14 sr PC 8-28-18.docx 9. More than one principal building may be constructed on a lot avithin a PUD if authon.Zed by the council. Unless othenvise permitted by the council, a PUD shall comply avith 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 r Y F- . I . .0.m Q # 4 1 A •� �,�� f.. �a,�'� '``�'' %� - , ! `+ .fib r O r �a r V) Jff n6 r Ln LQ - R+ C Q PL� P. 4—" ■ F- 3 {p 1 F—k r i $�` t k 4 • _ s 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 (Al), 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 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 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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