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5.2 & 5.3 PCSR 04-08-2014 l .,_. Request for Action River To Item Number Planning Commission 5.2& 5.3 Agenda Section Meeting Date Prepared by Planning Items April 8, 2014 Zack Carlton,Planner I Item Description Reviewed by Preliminary Plat and Site Plan review for Coachman Jeremy Barnhart,Deputy Director, CODD Ridge of Elk River Reviewed by Public Hearing, Case No. P 14-02 & SP 14-02 Action Requested Recommend,by motion, approval of the Preliminary Plat for Coachman Ridge of Elk River with the following conditions: 1. Submittal of updated preliminary and final plats identifying document numbers for the access easement. 2. Submittal of a signed agreement between the applicant and MnDOT granting the permanent ingress/egress easement. 3. The subdivision drawings shall be submitted to the city in an electronic format (.dwg file) as required by City Ordinance and land use application. Recommend,by motion, approval of the site plan submitted by Duffy Development for a 52-unit apartment complex in the Elk River Station Planned Unit Development (PUD) with the following conditions: 1. As site plan approval is not a building permit, the applicant must apply for and receive approval of all required permits. 2. Staff approval of updated landscape plans, grading plans, and stormwater calculations reflecting the addition of a fire access drive. 3. The property shall be platted, and recorded,prior to release of the building permit. Background/Discussion Duffy Development Co. is proposing a four-story, 52-unit apartment building on Lot 1,Block 1 (formerly outlot G) of the Elk River Station PUD. The PUD amendment approved on May 21, 2012, permits an apartment complex of up to 60 units for this site. The parcel is located directly east and adjacent to the park-and-ride lot for the Northstar commuter rail. The PUD agreement requires that new developments receive site plan approval from both the Planning Commission and City Council. The applicant proposes a mix of one, two, and three bedroom apartments ranging in size from 800 to 1,300 square feet. Every apartment will have a full appliance package including dish washer, clothes washer and dryer. Building amenities include an on-site management office, on-site playground,community room, fitness center and business center. A below ground parking garage provides one parking stall per apartment. Additionally, the developments proximity to the commuter rail line provides tenants with additional [NATUPEJ transportation options for travel to and from downtown Minneapolis with connections to multiple transportation routes. Duffy Development also constructed The Depot at Elk River Station, a similar apartment complex located directly across Twin Lakes Road from the current project. The building continues to show strong occupancy and the applicant's market studies indicate additional needs for rental housing in Elk River. Analysis Plat The preliminary plat creates two buildable lots. The north lot,lot 1,will be developed as an apartment complex and lot 2 will be developed at a future date. The plat does not include access from Twin Lakes Road,and no access will be granted from the street.Access for both lots will be from a single driveway connecting to the Northstar parking lot. The parking lot is owned by MnDOT and an ingress/egress easement granting access the site is required. The applicant has been working with MnDOT, and staff has received a copy of the draft documents. Site Plan The apartment complex is located on the east side of lot 1 with access from the adjacent Northstar parking lot. No access will be granted from Twin Lakes Road,but plans identify a fire access drive connecting to Twin Lakes Road. A children's playground is located on the north side of the building with sidewalk access from the front and direct access to the parking garage. The playground is sunk below grade to reduce impacts from train noise. Pedestrian circulation includes a concrete sidewalk connecting to the existing walk along Twin Lakes Road and additional walks for on-site circulation. Parking On May 21, 2012, the Elk River Station PUD was amended to allow an apartment complex and reduced the parking requirement to 2.34 parking stalls per apartment. Using this ratio, 122 parking stalls are required. The parking requirements are met in three different locations; 52 stalls are located in the garage, 55 stalls are provided on the surface lot, and the remaining 15 stalls are provided via proof of parking. The final 15 stalls provided as proof of parking are not proposed to be constructed at this time.The applicants experience with their nearby building indicates that two stalls per apartment, as provided,are sufficient. Grading and Stormwater Drainage and stormwater management meets the current standard to control and infiltrate runoff from new impervious surfaces. Runoff from the parking lot and driveway is directed to one of two infiltration basins. The basin on the north side of the parking lot is a two chambered pond with overflow directed to a third pond on the north side of the building. This system is designed to handle the additional runoff from the proof of parking area,if required in the future. The second infiltration pond is on the south side of the building and is also located on a portion of lot 2. This pond is designed to handle runoff from the current project and future development on lot 2. Landscaping City ordinance requires 38 trees and the landscape plan includes 60 trees. Of the proposed 60 trees, 30 are deciduous, 14 are ornamental, and 16 are coniferous. The plan also includes a variety of ground covers and shrubs for different site conditions. Filtration basins will be planted with assorted wet meadow perennials,pond overflow areas are seeded with a native prairie mix, and sod is used on the rest of the exposed soil. N:ADepartments\Community Development\Planning\Case Files\SP\SP 14-02 Coachman Ridge Apts\SP 14-02 Coachman Ridge PC 4-8-14.docx Building The four-story apartment complex includes vinyl siding, brick details, and rock face CMU where the foundation is above grade. Plans include French balconies for each apartment with an option to add a small five foot balcony in the future. Primary building access is from the west side,but a patio for residents is included on the east side of the building which connects to the common area inside. Applicable Regulations Subdivision These findings are necessary for approval of the preliminary plat and the final 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. 2. The proposed subdivision is consistent with all applicable general and speciali_zed ci y, coun y, and regional plans, including, but not limited to, the d y's comprehensive development plan. 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. 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. 5. The proposed 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. 7. The proposed subdivision will not have an undue and adverse impact on the 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. Site Plan Approval Approval of the site plan as outlined in the PUD agreement: (a) Site plan approval shall be required prior to issuance of a building permit for any lot within the Project, both for initial construction and for any subsequent expansion, exterior remodeling of a structure, redevelopment of a site, or substantial revision of an approved site plan. (b) Each site plan approval request shall be accompanied by such plans and supporting materials as City Staff require, and shall be reviewed by the Planning Commission and City Council in a public hearing held thereon before approval (c) Site plan approval shall be granted only if the City Council finds the proposed site plan is consistent with the terms and conditions of the Conditional Use Permit for the Project, this PUD Agreement, applicable City Ordinance requirements and all other legal requirements. City Reserves the right to refuse approval of an individual site plan if, in the City Council's judgment, this condition is not met. (d) The City Council may, when approving individual site plans, impose such conditions as it shall deem necessary to insure that the Project complies with the requirements of this PUD Agreement, as amended from time to time, the Conditional Use Permit, as amended from time to time, and the City Code of Ordinances. N:ADepartments\Community Development\Planning\Case Files\SP\SP 14-02 Coachman Ridge Apts\SP 14-02 Coachman Ridge PC 4-8-14.docx Financial Impact None Attachments • Location Map • Applicants Narrative received February 25, 2014 • Preliminary Plat received February 26, 2014 • Site and Building Plans dated February 24,2014 • Updated Site Plan received April 1, 2014 N:A Departments\Community Development\Planning\Case Files\SP\SP 14-02 Coachman Ridge Apts\SP 14-02 Coachman Ridge PC 4-8-14.docx -�--_ ¶ -- PARKS & TRAIL L ND 's » al ' . EXISTING PAVED TRAIL _ FUTURE TRAIL / PUBLIC EASEMENT 0 I J �, ,. . , , r,, LLI i4100‘ Z '"-\ F yy� • •, .1=416 4= � 4 ' 1 ilk '...4,' y \ VE R■ . SITF . ELK TION 0 min o� sTA o _ ilidlitillik ~ NORTHSTAR , oO CORRIDOR r: ::' I TRAIN O 0172nd AvE It wi., WI `'TATION `VI �EFE D �P,<<,c") ; � 4 0 0 ►a NcoND AD ��� s E . . .PILO D DD ., ..„ , „ , o ,. _ V E� :„ , ADD . , i. ..., , . , ___ :, ,. . .. ..z j,,:1147, 1,7aiIjhC r .r . . '.4 Case Number: P 14-02 Location Map COACHMAN RIDGE OF ELK RIVER T N Duffy Development, on behalf of Coachman Ridge of Elk River Limited Partnership is requesting approval to create a 52-unit new construction apartment building with associated parking on a portion of Outlot G, Elk River Station. Coachman Ridge Apartments will provide a mix of one, two and three bedroom apartments homes located adjacent to the Northstar Commuter Rail station. The site is compact and therefore, the building will be four stories in height at a little more than 23 units per acre. The unit sizes will range from one bedrooms at approximately 800 square feet, two bedroom units at approximately 1,000 square feet and three bedrooms that will encompass approximately 1,300 square feet. The units will have full appliance packages including typical kitchen appliances and in-unit clothes washers and dryers. As always, Duffy Development will utilize its expertise in building and management to choose materials and finishes that are of high quality, durability and energy efficiency. Common area ammenities include an on-site management office, on-site playground, community room, fitness center and business center. Each unit will have one underground parking stall and surface parking to meet the City's parking requirements. The proposal for the apartment building is consistent with the land use requirements and will provide additional units of moderately priced rental units in close proximity to the City business parks, commuter rail and other community ammenities. Duffy Development proposes this apartment building because of the successful completion, lease-up and continued strong occupancy of The Depot at Elk River Station. Based on market studies, there is a need for additional rental housing in Elk River. Coachman Ridge Apartments will fit in well with surrounding developments such as The Depot and Pullman Place which are both high density residential developments. In fact, all of the housing in this area is built as medium density or higher. This additional housing will hopefully entice commercial development on the remaining lots available on both sides of Twin Lakes Road. Duffy Development is working with LHB Architects on this development to very closely replicate the design of The Depot at Elk River Station which is directly acorss the street from this site. Materials will be chosen for their aesthetics, energy efficiency and function and will coordinate with the exterior materials of The Depot. The building will be designed and built meeting all the requirement of the Green Communites program. All units will meet the requirements of the visitability rule and two of the units will be fully handicapped accessible. Coachman Ridge continues the development of an overall transit oriented master planned community. Much of the proposed housing development has been built and includes owner occupied townhomes, senior housing and The Depot. Besides the existing and proposed housing, the master plan also calls for many other uses including a child care center, convenience store and gas station as well as retail and office space. All of this development is closely tied to the Northstar Communter Rail station. The City has also developed two business parks nearby the rail station which will further enhance employment opportunities in the future. The Northstar Business Park is about a 1/2 mile of the north and Nature's Edge Business Center is less than a 1/2 mile to the south. 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N Barnhart,Jeremy From: Portner,Cal Sent: Wednesday,June 06,2012 10:37 AM To: Barnhart,Jeremy Subject: Fwd:Apartments by Train Station Sent from my Samsung Epic""4G Touch ------Original message------- Subject: Fwd:Apartments by Train Station From:"Pmotir, To:"Portner, Cal"<t;yortnerta>.ElkRivei•wm.9ov> CC: Cal- Please make sure this email gets distributed next time the apartment building by the train station is discussed for approvals(planning commission/council, etc.) Thanks, Paul From To: pmotin Sent:6/5/2u fz o:o14:51 v.M. Central Daylight Time Subj:Apartments by Train Station Good Evening Mr. Motin: I own a townhouse in the Woods of Elk River Station development across Twin Lakes Road from the NorthStar Park and Ride. Recently,The Depot was built at the entrance to our development.Since this apartment building has gone in,we have had a significant increase in unattended children throughout our neighborhood, playing at(and in)the pond, and utilizing the playground equipment. Both the pond and the playground are on Woods of Elk River Station property and are maintained and insured with the dues that I pay each month. The residents and members of our association take every precaution necessary with our own children to ensure their safety and protection.This does not appear to be the case with the new neighbors as their children are left unattended with no supervision or apparent parental guidance or respect as to what their boundaries are. The addition of another multi-family dwelling across the road will only worsen the situation and create additional safety risk as there will a busy roadway to cross and railroad tracks in the back yard.These unattended children not only do not pay for the property and equipment, but they are a liability to our insurance. i This land was originally zoned for commercial use and strongly support that |would much rather have retail/commercial businesses in this area. |think with the Park and Ride being right there that it iso great lOoatiOn for businesses. Aao homeowner being directly affected by this decision, Iappreciate that you have opposed the issue thuofor, and !strongly urge you ho continue ho vote against these apartments going in. Please advise me on anything else I can do to ensure that these apartments are not built. Beth Kam|a 171Q1 Monroe Drive NVV Elk River, KAN553DO -- - ! = � Barnhart, Jeremy From: Portner,Cal Sent: Thursday,June 07,2OI26:21PM To: Barnhart,Jeremy Subject: RE:Playground Equipment Very well-written response. (will forward ittoCN\ Modn. Please keep the original complaint and this response on file as CM Motin requested for future discussion of the project. Thanks. —ca/ From: Barnhart,Jeremy Sent:Thursday,June O7 20123:36PM To: Fortner, Cal Subject: FVV: Playground Equipment John Duffy's response to the comment forwarded by Paul,for your information. (|removed the complainant's name and address) ' — — Jeremy Barnhart,AICP I Planning Manager ~ 783.635.1034m/1763635.1090 f 13OG5 Orono Parkway Elk River/ k8N 55330 From:John Duffy Sent:Thursday,June 07,zui22:ourM To: Barnhart,Jeremy Subject: Playground Equipment Just a comment on children playing in the area. Our site has thoroughly screened and documented every adult and child in our development. VVe have on-site management and security cameras to keep track of how our development operates. We've noted many children playing in our playground andanuundtheuvetiondsthatdun'tUveatoursite' Our general philosophy has been that children will play where their friends are. Clearly our residents have many friends. We built a wonderful playground with the latest in consumer protection regulations and materials with extremely good coefficients ofrestitution. Far superior in safety and appeal to other playgrounds in the area. Our children are well supervised by our management staff and by their parents,yet we almost never see non-resident parents supervising their children. The large number of children from other locations to our playground presents challenges,but we are uptothe task. Yes there are more maintenance and insurance costs. That!sa price we pay for providing o quality of life and being good neighbors. 1 We do regularly stop by the townhome playground to observe the children there. We have not seen any of our residents on off-site playgrounds since last summer. The association has our contact information and will surely get in touch with us if there is an issue to deal with. We will do the same. I know of no communication regarding children issues since last August. z