5.2.a. PCSR 08-28-2018 - Laserfiche WebLink

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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.