8.2. PCSR 03-22-2022 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 8.2
Agenda Section Meeting Date Prepared by
Work Session March 22, 2022 Zack Carlton,Planning Manager
Item Description Reviewed by
Rick Foster and US Home,LLC—PIDs 75- Chris Leeseber , Senior Planner
136-2400, 75-136-1300, 75-136-4200 Reviewed by
■ Concept Review: Residential Subdivision,
Case No. CR 22-03
Action Requested
Provide the applicant with informal,non-binding, feedback regarding the proposed development project.
Background/Discussion
The applicants have submitted a concept plan for a new subdivision south of the Miske Meadows neighborhood.
Plans show 537 residential units distributed between a variety of housing types. Single-family homesites range
between 45-feet and 65-feet wide, and the area closest to Cleveland/CR 40 has row townhomes and back-to-back
townhomes in a variety of configurations. While city ordinance currently allows single-family parcels down to
80-feet wide, the city has approved a handful of projects with homesites as small as 65-feet wide.
The Comprehensive Plan guides the property for mixed-residential uses and encourages a range of housing types.
The project would be developed as a Planned Unit Development to accommodate the mix of housing types and the
applicant is seeking feedback from the Planning Commission as they seek to refine their proposal. Staff will present
the site plan along with initial city comments and we will have large format prints for review during the meeting.
Mission/Policy/Goal
Support the growth and development of the community.
Attachments
■ Location Map
■ Concept Plan
■ Site Plan Comments
■ Area Overlay
■ Architectural examples
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAfUR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
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CAD FILE NAME
Architecture + Engineering + Environmental + Planning
26553 CONCEPT
FILE LOCATION: S:\PROJECTS\26000 PROJ\26500-26599\26553 FOSTER PROPERTY-ELK RIVER MN\26553 CIVIL-SURVEY\CIVIL_NON PRODUCTION DRAWINGS\26553 CONCEPT.DWG
ISG PROJECT NO. 22-26553
FOSTER PROPERTY DEVELOPMENT
ELK RIVER, MINNESOTA - 2022/03/14
CONCEPTUAL LAYOUT N0
SCALE IN FEET
200 400
SITE SUMMARY
CURRENT ZONING:R1d - SINGLE FAMILY RESIDENTIAL
2040 LAND USE:RESIDENTIAL (2-6 UNITS/ACRE)
PROPOSED ZONING:PUD
GROSS AREA:11,006,769 SQ. FT. / 252.68 AC.
WETLAND AREA:3,079,259 SQ. FT. / 70.69 AC.
*NET AREA:7,926,812 SQ. FT. / 181.97 AC.
PROPOSED ROW:1,174,216 SQ. FT. / 26.96 AC.
PRIVATE ROAD
EASEMENT:128,751 SQ. FT. / 2.96 AC.
OUTLOT AREA:5,667,773 SQ. FT. / 130.11 AC.
**LOTS AREA:4,036,029 SQ. FT. / 92.65 AC.
WETLAND IMPACTS:177,949 SQ. FT. / 4.09 AC. (ASSUMED)
*NET AREA = GROSS AREA - WETLAND AREA
**LOTS AREA = GROSS AREA - PROPOSED ROW - PRIVATE ROAD EASEMENT -
OUTLOT AREA
PROPOSED LOTS:537 UNITS
NET DENSITY:2.95 UN/AC (537 UNITS/181.97 NET SITE ACRES)
SITE LEGEND
MIN. 45' WIDE LOTS (45 LOTS)
MIN. 55' WIDE LOTS (61 LOTS)
MIN. 60' WIDE LOTS (131 LOTS)
MIN. 65' WIDE LOTS (172 LOTS)
AREA NOT INCLUDED IN SITE DATA
EXISTING SANITARY FORCEMAIN
13065 Orono Parkway
Elk River, MN 55330
763.635.1000
ElkRiverMN.gov
March 18, 2022
US Home, LLC
Paul Tabone
16305 36th Ave N, Suite 600
Plymouth, MN 55446
Dear Mr. Tabone:
Thank you for your applications for concept review. City staff along with outside agencies have
completed a review of the initial submittal and have the following comments. Please incorporate these
comments, along with those received during work session discussions, into future submittals.
General Comments
1. The property will need to be developed as a Planned Unit Development to support the housing mix and
types proposed in the concept plan. This includes a zone change, conditional use permit, and preliminary
plat application.
2. Consider reducing the number of cul-de-sacs constructed as part of this project.
3. The “knuckle” or “eyebrow” cul-de-sac in the southwest corner must be modified as a standard cul-de-
sac or a removed entirely.
4. The extension of Ivanhoe should loop back to CR 40 instead of turning into a cul-de-sac. That street has
always been considered the main loop through Miske Meadows and even has the dual sidewalk. It makes
sense for this to connect directly to CR 40 to finish the main loop.
5. A trail will be required along the west side of Cleveland/CR 40.
6. The park and recreation commission will discuss trails and park dedication in more detail during a work
session on April 13, 2022.
7. The wetland delineation was approved for this site in 2021 however no wetland impacts have been
applied for at this time. The proposal shows significant fill. I strongly encourage the applicant to schedule
a pre-application meeting to discuss proposed wetland impacts for the entire site with the Wetland
Conservation Act (WCA) Technical Evaluation Panel (TEP). This would include staff from BWSR, the
DNR, Sherburne SWCD and could also include US Army Corps of Engineers (USACE). The proposal
shows significant wetland impacts and their application will need to illustrate a strong need for those
impacts, sequencing and mitigation plans. I would be willing to organize this meeting as well.
8. The large, deep basin is believed to be an excavated pond for previous gravel mining operations. The
USACE may have regulatory authority over this basin and WCA may also regulate any proposed impacts.
Historical review data will be useful to better understand necessary regulations for this basin, specifically
if this area was previously wetland. Impacts to that basin should also be discussed during the pre-
application meeting.
9. The project will require an Environmental Assessment Work (EAW). One item to note is that Elk River
has known habitat for the Blanding’s turtle, which is identified as a rare and significant natural feature by
the DNR Natural Heritage Inventory System (NHIS). This will need to be addressed in the EAW. The
site is also home to many mature trees as noted during the wetland delineation review. The applicant
should submit a tree preservation plan, specifically near wetlands and the Trott Brook.
10. The applicant may also consider water saving infrastructure. Recently a similar mixed residential
development utilized water runoff recycling programs to provide homeowners water for irrigation
purposes. We expect water usage in these homes for lawn irrigation to be significant and water-saving
measures could provided an added value to these homes. The system collects runoff in ponds and uses
different pipes to route this water specifically for watering lawns and gardens. If this is something Lennar
is open to, city staff would be eager to discuss.
11. Another potential opportunity for added value would be for the developer to consider adding electric
vehicle charging in some homes. With the significant increase in electric vehicle adoption, we know
residents will be looking to add at-home charging in the near future. The vast majority of EV charging
occurs overnight, at home. Elk River Municipal Utilities offers many rebate programs and has been open
to the idea of a pilot project to add EV charging or EV-ready infrastructure in new homes. If Lennar is
interested, this could be a great partnership.
12. Storm water considerations for the large basin:
a. We don’t know of any precedence using large, human-excavated mining basins for stormwater
treatment. The biggest difficulty will be in determining how much water quality the basins
provide and what sort of maintenance would be required for these mining basins.
b. If they are very deep they may be too difficult to be maintained. We may allow the project to use
the large basins for rate control, but the applicant should show that water quality and volume
control are provided upgradient of the large open-water basins.
c. Size the site BMPs such that they can be properly maintained and show that the site BMPS
provide the required water quality and volume control needed for the property, but we may allow
plans to incorporate the large basins in their HydroCAD calculations to show that proposed rates
leaving the parcel are lower than existing rates.
d. Adding stormwater to an established basin that has essentially become a lake and is now home to
a variety of wildlife species is also a point of consideration in reviewing the possible use of the
basin for stormwater needs.
13. ERMU Water Department will require a 12” trunk water main from the existing 12” water main in the
northwest corner of this proposed development to the south for a future connection to 183rd Ave and to
the east to connect to Cleveland St.
14. Staff will continue to review the proposal and include additional comments during planned work
sessions.
Please reach out with any questions regarding these comments.
Sincerely,
Zack Carlton
Planning Manager
763.635.1035
Home Styles
•Single Family detached homes
•2-car and 3-car floorplans
•3+ beds, 2+ baths
•Approx 1600 –2600 square feet
•Full basement, split level, and SOG configurations
•Basements can be finished or left unfinished
•Potential options for outdoor living spaces -decks,
morning rooms, porches, patios, etc
Architectural Samples