10.2 SR 04-04-2022Request for Action
To
Item Number
Mayor and City Council
10.2
Agenda Section
Meeting Date
Prepared by
Work Session
April 4, 2022
Zack Carlton, Planning Manager
Item Description
Reviewed by
Concept Review: Richard Foster and U.S.
Chris Leeseber , Senior Planner
Reviewed by
Home, LLC - Residential Subdivision
Cal Portner, City Administrator
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/County Road 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. The
applicant is seeking Council feedback as they 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.
The Parks and Recreation Commission will review the concept on April 13, 2022.
Planning Commission
Paul Tabone from US Home LLC presented information to the Commission and answered questions including:
• Variety of lot sizes: 45', 55', 60', and 65' with minimum 15' between buildings.
• Setbacks proposed: 25' front, 7.5' side, 20-30' rear and depends on home itself. They can have add-ons
Eke a sunroom or patio/deck. Some with basements and some slab on grade.
• Lot fit tracking system will ensure the requested home will fit the lot width and depth; differentiation in
facade treatments and accents; internal monotony code ensures homes surrounding will have different
elevations and lot sizes.
• Row townhomes would have homeowner's association.
• Still completing survey work.
• Market shows the desire to have some space in the front but a generous rear yard space for outdoor living
and entertaining space; not concerned with close side yard setback.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires pi ospei ly.
M
TUREJ
Updated.• August 2020
Analyzing pricing but townhomes range in mid-$300,000 and single-family homes between $500,000-
600,000.
Suggestions from the Planning Commission:
• Allow for larger lot sizes near the wetlands and "lake".
• Wetland setbacks be clearly defined to avoid future variance requests for decks.
• Consider a ghost plat for the parcel to the north to seamlessly join each development and consider similar
homesites to allow for a smoother transition.
• Consider a discussion with the owner of the parcel to the east of the proposed development as they
would be surrounded by the densest portion of the plat.
• Consider no smaller than 65' lot sizes throughout the development as the area is guided for mixed use
residential
• Offer a mix of lot sizes to meet the market demand.
• Parking analysis suggests to ensure appropriate amounts of on street and off-street parking and provide
adequate snow storage.
• Vary architectural standards and house details.
• Traffic analysis reviewed with EAW.
• Minimize cul-de-sacs.
• Lennar to provide a map of similar developments for the commission to look in person (Mr. Tabone
suggested Hunter Hills in Otsego).
Mission/Policy/Goal
Support the growth and development of the community.
Attachments
■ Planning Commission Memo dated March 22, 2022
Request for Action
Ciry nf
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
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
pIIEIEI 11
NATUREI
Updated. August 2020
r,.r
q
a ,
l W4
°
,4
y '
• f° _f .q _.,. n'' r� - � ' __ ,n." :.. fir. ��_: - p +�� I: -_
9
r ..
�` �_ . � 4�#A '.fir Y�� , � e•C ! ,
a _
w a• � I
It dr
47
F�
r a
y�R
I
Foster - Lenn r Case No: CR 22-03
Eli
Colice,pt vi -w- .fiver
CONCEPTUALLAYOUT
SITE SUMMARY
CURRE—NING: Md RNCdE FAMILY NE51 01-
EaaD LANO use. SEND —I 4UNI—RE)
GROSS AREA, 11,4ce,]0S SD. R.1252.M AC.
WETLAND AREA. 3,079,2M Sp. 7.. 1] NAC.
'N ET AREA: 7. H2 5p. F]. 11U. AG
PROPOSED ROW: 1,114g105p. F<.120.M AC,
EAI EMEN .VATE 12S]51 Sp. FT 1290 AC.
OUTLOTAREA: 11M1,1. Sp. FT. 11..11 AC
LOTS AREA: 4.0M,02— "IB285AC.
iLANO IMPACTS: 11I. Sp. F].1493 AC.IASSUMED)
PROPOSED LOTS. 11 UNITS
.ET DENS— - UNAC 1531 UNI]SI1519] NI-ITE- 5I
SITE LEGEND
MIN, 45'WIOE LOTS(45 LOTS)
❑
MIN. 55'WIOE LOTS(61 LOTS)
❑
MIN. 6O'WIOE LOTS(131 LOTS)
MIN. 65'WIDE LOTS (172 LOTS)
21 0 Y
g ann
E g Architecture +Eng ineerin +Environmental+Plin FOSTER PROPERTY DEVELOPMENT ISGlnc.com
ELK RIVER, MINNESOTA-2022/03/14
ISG PROJECT NO. 22-26553
CADFILENAME 26553CONCEPT
River
March 18, 2022
US Home, LLC
Paul Tabone
16305 36`' 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.
13065 Orono Parkway
Elk River, MN 55330
763.635.1000
POWERED DY
INOAYWREI
ElkRiverMN.gov
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 183" 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
%-
---
�115 1
.! 7 Zti � •: • ' zam :n � ICI i � � ' 1�� 4 ,
(dif
r
P,
u
ER
e
0 Ilk
rco
����� rif'-�if+��.,.'.1 - il^ T} � � .rr � nit• � � '1
I
------------- ------ JOB-
77'-�'
. . . ....... . .....
MIR
llf i-. -
}
MIN—
� wY -. S'.-,eta a..., } ik •r'-�is-� r„ �. - � � �'..i .� �3w� , ,;,�, + _ z'� a � . _ „4'�" F '�s+�T _ ":
� s's` � � � _ t R t. N :}� •�.. �h-i '` "` ~�-� .,+� a V `�,. . - ��.- `� +ate'_ +,ry..='ti
w g r •�"� . ,�. �'+"r:,." s :7 +- � .tip •..�_ `d -- ��^ `ti ��• �' �G
R��`.� � � �, :. �,�� •s,.y.�. � l _ N.. ,gyp YY *� �� .. '�'' � q��f++4: -��� �" � ''�'�� �'. '�� R %:. �.
+r - ,,:�+ ?� ♦ +.1 ,�., : �\� �, }� „��. a ��(
Yf •k b i -ynJ y �•e
z,�..�:e�.isa.0 "',.�"r..'_. ..'.�.-, ,. �.s �LT--�...�.�'��,. ��hL, ram'+ _ _._ 4. .�,.. ''•_}:.,i5•
\. Mwfmw�
mwwrotp�ww-
-40
I
'i�i� �����■ WEN
Jomr �— ��
tl
- ------ -
r
•
wa. eaagJ.tsF` R fz'',{" i r •.J-' '� `t M." �'� 'kX.
X^'r :1'�4 Tis'� R _'f �'i ,'�Y".•�Ei if 1 5! 2, t� 1rh" 4
1 �. y;.--. i. +.-s.. ,';1, y. ..,1'Y •,.,aa`! e:n': > a''- :.;i k, .::. r+a•V'iri ;.! i.
�ell
to t<•' - ' ` .s r .< �, �! r
•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 SamMes
I