8.1. PCSR 04-25-2023Request for Action
To Item Number
Planning Commission 8.1
Agenda Section Meeting Date Prepared by
Work Session Zack Carlton, Community Development Director
April 25, 2023
Item Description Reviewed by
Concept Review: CR33/CR1 Residential Chris Leeseberg, Senior Planner
Subdivision
Reviewed by
Action Requested
Provide the applicant with informal, non-binding, feedback regarding the proposed development project.
Background/Discussion
The property owners within the subject site have been working with a
consultant to update the concept plan for the residential subdivision
that had been brought forward by Capstone Homes late last year. The
updated plans do not include a connection to city services, but the lots
are below the standard for the R-1a zoning district.
The subject site is 215 acres in size and includes approximately 115
acres of developable land once the wetlands and associated setbacks
have been accounted for. In addition to the natural amenities within the
subject parcels, the project abuts Burr Oak Park, which is anticipated to
be a feature of the subdivision.
Site Plan
The concept plan includes lots as small as 1-acre, which is well below
the 2.5 acre minimum for the R-1a zoning district. The city does have
several existing “rural” lots as small as 1-acre, but permitting lots that
small will require coordination for primary and secondary septic
locations for all building permits, including detached structures. This
analysis could be done during the initial review of the preliminary plat
and development plan, but any changes will need to be approved by city
staff.
Plans identify two street connections to Ranch Road, both of which align with streets within the Windsor Oaks
project across the road. Sherburne County has reviewed the concept and approves of the connections but will
likely require dedicated turn lanes. The streets are proposed to be constructed using our standard rural section
(ditches rather than curbing) and include a sidewalk/trail along the primary through street.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
Updated: August 2020
Comprehensive Plan
The previous Comprehensive Plan guided the site for rural residential uses with an average density of 1 unit per
2.5 acres. This guidance was updated in the current Comprehensive Plan and the project area is split between
traditional single-family neighborhoods and rural residential. This update includes recommendations intended to
support higher densities.
As there are several existing wetlands within the project area, a thorough review of the possible impacts to those
and other natural features will be important.
Mission/Policy/Goal
Support the growth and development of the community.
Attachments
Location Map
Concept Plan
Staff Comment Letter
Phone: 763.635.1000
www.ElkRiverMN.gov
April 10, 2023
William Zacharda VIA EMAIL: unclepoof54@gmail.com
13495 Ranch Road NW richard.fredricksen@gmail.com
Elk River, MN 55330 cwensmann@bogart-pederson.com
RE: Concept Review Application
Dear Mr. Zacharda:
Thank you for your application for a Concept Review of a residential subdivision generally located
northwest of the intersection of Ranch Road and Elk Lake Road.
On March 28, 2023, the city received your application. The application for a Concept Review has
been deemed complete, and this application has been assigned Case Number CR 23-04. The project
is scheduled to be reviewed by the City Council on April 17, 2023, at 6:00 p.m. at the Elk River City
Hall, 13065 Orono Parkway. The Planning Commission’s review will take place on April 25, 2023,
at 6:30 p.m., also at city hall.
Staff conducted a site plan review on April3, 2023, and has the following comments:
Land Use
The proposed lots are below the required 2.5 acre minimum. The project will need to be
developed as a PUD and will require a rezoning and Conditional Use Permit application in
addition to the plat applications.
Primary and secondary septic sites required for each lot. In addition to their placement on
the preliminary plat and development plans, septic sites will need to be identified on all
future building permit applications.
City ordinances require a 45-foot wetland setback for all structures (including septic
systems). Staff suggests incorporating this setback as an easement on a future plat.
A wetland delineation will be required prior to submitting the application for review.
The Joplin Street connection to Ranch Road will require participation from the owner of
PID 75-108-3102 as it appears to include a portion of their parcel.
Engineering (Sherburne County)
• Full access spacing on this segment of County State Aid Highway (CSAH) 33 is ½ mile per
the Sherburne County Long Range Transportation Plan (2019). The existing Joplin Street
NW and proposed development at this intersection are approximately ¼ mile and do not
meet Access Spacing Guidelines. We approve this location with the following comment:
With the amount of traffic loading that will be added to the Joplin Street NW intersection
with the proposed development, Sherburne County Public Works reserves the right to make
an intersection modification to a Right-in Right-out configuration in the future. We approve
the westerly intersection location as shown on the provided schematic. Dave Roedel,
Sherburne County Deputy Engineer
• The threshold for turn lane requirements is 10 or more lots for a right turn lane and 20 or
more lots for a left turn lane. With the number of lots at each proposed intersection, a right
turn lane and left turn lane will be required to be constructed on CSAH 33 at both
intersection locations at the developer’s expense. A Permit will be required to be taken out
from the Public Works Department to ensure construction is per County standards. Dave
Roedel, Sherburne County Deputy Engineer
Please let me know if you have any questions.
Sincerely,
Zack Carlton, Community Development Director
Ph: 763.635.1035
zcarlton@ElkRiverMN.gov