5.3. PCSR 02-25-2020Request for Action
To Item Number
Planning Commission 5.3
Agenda Section Meeting Date Prepared by
Public Hearings February 25, 2020 Zack Carlton, Planning Manager
Item Description Reviewed by
Trout Ridge Run PUD – PID 75-879-0010 Chris Leeseberg, Senior Planner
Zone Change from R-1c to Planned Unit
Reviewed by
Development (PUD), Case No. ZC 20-01
Conditional Use Permit to establish a PUD for
a 6-lot residential subdivision, Case No. CU 20-
05.
Preliminary Plat of Trout Ridge Run, Case No.
P 20-01
Action Requested
Recommend, by motion, approval of the zone change from R-1c
(Single Family) to Planned Unit Development (PUD), with the
condition that a PUD agreement must be approved by the City
Council prior to recording the Zone Change.
Recommend, by motion, approval of the Conditional Use Permit
establishing a residential Planned Unit Development, with the
following conditions:
1. Side yard setbacks shall be 7.5 feet.
2. Minimum garage size shall be 633 square feet.
3. The city will not maintain the proposed stormwater
infrastructure along the west side of proposed homes and
between lots 2 and 3.
4. Update pipe material to ensure there is enough strength to
support maintenance vehicle traffic.
5. Submit a stormwater maintenance agreement that clearly
outlines maintenance responsibilities of the stormwater
infrastructure.
6. Timing and location of all utility connections beneath Tyler
Street will need to be approved by the Public Works Director
prior to construction and may require an escrow to ensure
the work is completed to city standards.
7. Staff must approve all plans associated with the utility
connections prior to construction.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Recommend, by motion, approval of the Preliminary Plat of Trout Ridge Run with the following
conditions:
1. Review the need for a larger drainage and utility easement to accommodate maintenance traffic for
stormwater pipes.
Background/Discussion
The applicant, Northstar Land Company, is proposing to subdivide one outlot into six single-family
home sites. The property is currently zoned Single-Family (R-1c) where the minimum lot size is 80 feet
wide. The proposal reduces the lot widths to 68 feet, which is generally consistent with the adjacent Twin
Lakes Estates subdivision. Proposed homes are one-level slab on grade homes with three bedrooms and a
three-stall garage.
Comprehensive Plan
The Comprehensive Plan guides the area for Urban Residential Uses. The proposed use and rezoning to a
residential PUD is supported by the Comprehensive Plan.
Site Plan
The six single-family parcels will face east, with driveway access to Tyler Street. The parcels generally align
with the homes on the east side of Tyler and are of similar size. Proposed setbacks are 30 feet in the front
yard, and 10 feet between buildings. In order to remain consistent with the surrounding neighborhood
staff suggests maintaining the setbacks at 15 feet between buildings, or 7.5 foot side yard setbacks.
Engineering and Utilities
Properties are graded to split the stormwater runoff to the front and rear of the homes. Due to the
existing topography, there is a stormwater basin and pipe infrastructure behind the proposed homes.
These lines are considered private utilities and will not be maintained by the city. Staff has included
several conditions to ensure the long-term maintenance and viability of this infrastructure.
All homes will be served by city sewer and water. The utility connections will need to be made within the
street.
Landscaping
The proposed landscape plan shows the required two trees per parcel. These trees must comply with
minimum size and location standards outlined in the ordinance.
Parks
Park dedication will be required for 6 low-density units.
Applicable Regulations
Zone Change
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.
The proposed use complies with the guidance provided in the Land Use Plan.
Conditional Use Permit/PUD
The issuance of a Conditional Use Permit 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 proposed lot sizes are consistent with the surrounding neighborhood and the residential use will
not detrimentally affect the use and enjoyment of adjacent residential properties.
2. Will be consistent with the comprehensive plan.
The property is guided for residential uses and the proposal is consistent with the Comprehensive
Plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
Development of this outlot will not impede development of surrounding vacant or underdeveloped
parcels. The design is similar to the surrounding neighborhood.
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.
Six new homes will add traffic to Tyler Street, but staff does not believe that will strain the existing
road network as most residential neighborhoods have homes on both sides of the street. 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.
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.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Grading is proposed to create minimal impacts to natural areas, and the use will not result in the
destruction of scenic or historic feature of major importance.
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.
The conditions included in the recommendation for approval will ensure the subdivision will fully
comply with all requirements of this code.
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 Conditional Use Permit will be issued in accordance with the above standards.
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 residential uses.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant owns the subject parcel.
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 proposed PUD is consistent with the surrounding land uses and neighborhood design.
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.
Nearby land uses include single-family residential. 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 adversely 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.
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 will not conflict with standards described in city code.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all
respects with all requirements of this Code, including the zoning regulations and this article.
The proposed subdivision requires approval of a rezoning application. Provided the zoning is
amended to PUD, and recommended conditions are included, the proposed subdivision is
consistent with all zoning regulations.
2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans,
including, but not limited to, the city's comprehensive development plan.
The subdivision is consistent with all applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and
uses contemplated.
The physical characteristics of the site support the proposed use. The topography requires
additional stormwater infrastructure, and staff has addressed those concerns with conditions of
approval.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation,
erosion control and all other services, facilities and improvements otherwise required in this article.
The subdivision includes public utilities and stormwater infrastructure that meets city requirements.
Additional permits required to comply with erosion control standards are a required, and must be
secured prior to building permit issuance.
5. The proposed subdivision will not cause substantial environmental damage.
The subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a
court.
There are no conflicts with easements of record.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring
land.
The proposed subdivision will not impact reasonable development of neighboring land.
8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
In reviewing the standards for approval of a Zone Change, Conditional Use Permit, Planned Unit
Development, and Preliminary Plat, the proposed project meets the standards, and is recommended for
approval with the outlined conditions.
Financial Impact
None
Council Meeting
If acted on, this item will go to the March 16, 2020, City Council meeting.
Attachments
Location Map
Applicant’s Narrative
Site Plans and Preliminary Plat
Building Elevations and Floor Plans
To: The City of Elk River
From: Northstar Land Company
Date: February 12, 2020
Subject: Trout Brook Ridge - PUD REQUEST
INTRODUCTION
It is our pleasure to present Trout Brook Ridge to the City of Elk River. We are thankful for the opportunity
to present this Single-Family home development for your consideration. The project is located on the east
side of Tyler St, just south of Twin Lakes Parkway. Northstar Land Company currently owns the property
and is looking forward to building homes designed for those looking to downsize, whether they are of the
retiring generation that have sold their large family home or anyone looking for a more simple yet still
luxurious place to live. Our community will allow them to have a small yard to maintain and a 3-stall garage
for plenty of storage.
PROJECT CHARACTERISTICS AND AMMENITIES
Trout Brook Ridge is tailored to seniors or singles looking for scaled down housing needs. The
development consists of 6 homes sites that are designed for those that want to enjoy the amenities in Elk
River but whose current larger home and yard have become too much for them to maintain. These
beautiful new homes offer one level living at its finest. Each home will all have a large 3 stall garage to
store their vehicles and their toys. For many, maintaining the yard starts as a labor of love but quickly
becomes a burden with larger lots and acreage. The Trout Book Ridge lots have been designed to allow
homeowners to complete maintenance and care for their property into their golden years. These beautiful
new homes are designed with an open concept to allow for family events yet are easy to live in and allow
for years of comfortable living.
PROJECT STAGING
Northstar Land Company plans to start construction in the spring of 2020. Beginning with the following:
• Mass grading
• Utilities
PUD/PRD FLEXIBILITIES
• Reducing the required 80 ft lot width to 68 ft
• Reducing the minimum lot size from 11,000 square feet to 8,800 square feet.
LOT STANDARDS
PROPOSED PRD STANDARDS:
• Minimum Lot Area: 8862 S.F.
• Minimum Front Setback: 30 feet
• Minimum Between Buildings 10 feet (Actual: 20ft)
• Minimum Rear Setback: 20 feet
• Minimum Side Setback: 15 feet
• Lot depth 130 feet
• Maximum Building Height 25 feet
• Minimum Garage Size 400 S.F. (Actual: 633)
• Maximum Impervious Coverage 25%
CONCLUSION:
Northstar Land Company would again like to thank you for your consideration of our proposed Single
Family Home project, Trout Brook Ridge. Based upon our attendance and interaction at Elk River staff
meetings, we believe the proposed Trout Brook Ridge development plans are consistent with the caliber
and general design of the surrounding Trout Brook Farm neighborhood.
In summary,
A.) Our development is designed in a manner to form a unified environment within our boundary.
B.) Trout Brook Ridge is of composition and arrangement that its construction, marketing, and
operation are feasible as a complete unit without dependence upon any subsequent unit.
Please feel free to contact us with any additional questions or comments regarding our proposed project.
We look forward to helping create and develop this new neighborhood for The City of Elk River.
Northstar Land Company (612)685-7337