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6.6. SR 04-19-2004Item 6.6. Oty ~ MEMORANDUM TO: FROM: Mayor and City Council Scott Harlicker, Senior Planne~ A DATE: April 19, 2004 SUBJECT: Case No. CU 04-05 Request by Guardian Angels for Conditional Use Permit and Final Plat Approval- Pullman Place Request Consider a request by Guardian Angels for a conditional use permit for a senior housing cooperative and £mal plat approval for Pullman Place. Location East side of Twin Lakes Road in the Elk River Station PUD Zonin.q/Land Use PUD (Planned Unit Development) / CC (Community Commercial) 60-Day and 120-Day Rule In order to comply with Minnesota State Statute 15.99 (60-Day Requirement), action must be taken on the requests for the amendment to the land use plan, the request for the rezoning and the request for the conditional use permit by April 23, 2004. Attachments · Location Map · Development Plans and Plat Memo to Mayor & City Council/CO 04-05 April 19, 2004 Page 2 · Memo from the City Engineer · Concept Plan Elk River Station Overview The applicant is proposing to construct a 65 unit senior housing cooperative. The project will include 65 parking spaces in an underground parking lot. A senior housing complex was approved on this site as part of the conditional use permit approved for the Elk River Station PUD. The general configuration of the building and layout of the site is consistent with the concept plan. However, the building is smaller and the layout has been modified to accommodate on-site stormwater pending. Site Design The site is bounded by public streets on the north and south sides, a private street that provides access to townhouses on the east side of the site and a future commercial/office complex on the west side. There will be a private access drive that will provide access to this site, along the south property line. A 32 space parking lot and drop off lane are located in front of the building. Two stormwater ponds are also located on the site, one in the southeast corner and one in the northeast corner. The entrance to the under ground parking is on the north end of the building and the exit is on the south end. Building Elevations The building is proposed to be a three story modified L-shaped structure with underground parking. A patio area is located at the southeast corner of the building over looking one of the stormwater ponds. No direct outside access to the patio area will be provided; access to the patio will be through the lobby area. The co-op will be a mix of one and two bedroom owner occupied units. None of the units will have direct access from the outside. Each unit will have it's own deck. Exterior materials will be a mix of cultured stoned, vertical vinyl beadboard siding, shingle vinyl siding and horizontal vinyl lap siding. Analysis Site plan Parking and Access Access for the site is provided via a private street which is located in front of the building and connects 171~ and 172nd Avenues. The drive is 25 feet wide, which is sufficient for two way traffic. The spaces and drive aisle in the 32 space parking lot in front of the building comply with the dimensional requirements of the zoning code. The loop drive aisle in front of the entrance will have to be signed "no parking" so that emergency access can be maintained. All parking areas and drive aisles will include concrete curb and gutter. The intersections of the private drive and 171~ and 172nd Avenues line up with the existing driveways serving the townhouse development. S:\PLANNING\Case Files\2004\CU 04-05 Pullman Place\CU04-05CCA-19.doc Memo to Mayor & City Coundl/CU 04-05 April 19, 2004 Page 3 The entrance into the underground parking garage is located at the north end of the building. Vehicles leaving the garage will exit from the south end of the building. Access for both the entrance and exit is from the private street. With 65 underground spaces and 32 spaces in front of the building, there is a total of 97 parking spaces provided. The parking ratio is 1.5 spaces per unit. For comparison, the parking requirements for senior citizen housing is 1 space per unit plus 1 space for each employee; parking for residences in the downtown district is 1.25 spaces per unit, and parking for general multi-family is 2.5 space per unit. If parking is an issue, the private street could be widened by 3 feet so that it is 28 feet wide and additional spaces could be provided on the one side of the private street. Per direction of the Fire Chief, adjacent streets will be signed "no parking". No access to the commercial property to the west is proposed from the private drive. It is the desire of the applicant to keep the traffic associated with Pullman Place separate from the traffic generated by the commercial lot. This is consistent with the approved concept plan. However, the proposed daycare has access from this private street in the concept plan but not on the plan being proposed by the applicant. The day care center will have access from the commercial/office development located east of Twin Lakes Road. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping The landscape plan includes a variety of shrubs and ornamental trees around the base of the building and the landscaped parking islands. A mix of 17 evergreen trees, 6 birch and 4 willows are proposed around the stormwater ponds. Five maple trees and 9 birch trees are proposed along the private street. Street trees should be provided along 171st and 172nd Avenues. With the addition of street trees, the landscape plan will be acceptable. Building Elevations Exterior materials will be a mix of cultured stoned, vertical vinyl beadboard siding, shingle vinyl siding and horizontal vinyl lap siding. The west, north and southeast elevations will consist primarily of vinyl shingle siding with vertical beadboard vinyl siding in a band along the top and in the peaks. The north and west elevations are the end of the building that include the entrance and exit to the underground parking; the southeast elevation is the side that includes the outdoor patio area. The east and west elevations will be primarily the horizontal vinyl siding with the vinyl shingle siding around the decks and vertical vinyl siding in the peaks. The entry elevation includes the addition of cultured stone. The area of the exposed foundation will be rockface concrete block. The exterior includes a good mix of finishes; the peaks break up the roofline, and the decks and breaks in the flat building surfaces provide relief to the building elevations. The applicant will provide colored material samples for the Council to review. S:~PLANNING\Case Files\2004\CU 04-05 Pullman Hace\CU04-05CCA-19.doc Memo to Mayor & City Council/CU 04-05 April 19, 2004 Page 4 Final Plat The applicant is also requesting final plat approval for Pullman Place. The lot was platted as Outlot E, Elk River Station. The final plat is consistent with the preliminary plat; however, given the drainage concerns raised in the City Engineers memo, staff recommends that the Council table the request for final plat for Pullman Place. Planning Commission Meetinq At the Planning Commission meeting held on March 23% no one spoke at the public hearing. The Commission discussion focused on exterior building materials. They compared the materials to those required for the R3 zoning district. However, the R3 exterior material requirements only apply to "townhouse dwellings". Recommendation The Harming Commission recommended that the City Council approve the Conditional Use Permit for Pullman Place based on the following findings: O) Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. (2) Will be consistent with the comprehensive plan. 0) Will not impede the normal and orderly development and improvement of surrounding vacant property. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. (5) Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. (6) Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The conditional use permit should be subject to the following conditions: S:\PLANNING\Case Filesk2004kCU 04-05 Pullman HaceXCU04-05CC4-19.doc Memo to Mayor & City Council/CU 04-05 April 19, 2004 Page 5 1. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED 2. THE LANDSCAPE PLAN SHALL BE REVISED TO INCLUDE STREET TREES ALONG 171sT AND 172~a) AVENUES. 3. THE ADJACENT STREETS HALL BE SIGNED "NO PARKING" PER DIRECTION OF THE FIRE CHIEF. 4. THE LOOP IN FRONT OF THE ENTRANCE TO THE BUILDING SHALL BE SIGNED "NO PARKING". 5. EMERGENCY ACCESS SHALL BE PROVIDED FROM POLK STREET PER DIRECTION OF THE FIRE CHIEF. However, since the March 15~h Planning Commission meeting, the City Engineer has had an opportunity to review revised grading, drainage and utility information. Based on the information contained in the City Engineer's memo dated April 15, 2004, staff recommends that this request for a conditional use permit and final plat for Pullman Place be tabled to the May 17~h City Council meeting. If the Council tables this item, the 60 day rule needs to be extended another 60 days to June 22nd. S:KPI_ANNING\Case Files\2004\CU 04-05 Pullman Place\CU04-05CCA-19.doc AVENUE NW ' ]USTRIAL CIRCLE HILLSIDE CITY PARK DOT PROPERTY 175TH VATE) ND S~60i4I) ~,rlo SITE ~,ppI?i Case Number: Location Map CU 04-05 GUARDIAN ANGELS N oward Gr een Oompany April 15, 2004 File: 812622J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: PULLMAN PLACE Dear Mr. Harlicker: As you are aware we have had a number of meetings with the developer and their representatives regarding Pullman Place project. We have come to resolution on all of the issues relative to site plan development, hydrant placement, and firefighting needs. However at this point we have not received revised plans showing any of the issues we have discussed and resolved in plan form. We have received revised drainage calculations from John Oliver and Associates and have completed a review on them. At this point the drainage calculations are not approvable because of a number of issues still unresolved. These issues are as follows: · The grading plan shows a storm sewer entering the northeast detention pond with an invert of 886.0. The storm sewer intake located immediately upstream from the pond shows two inverts, 887.6 and 883.4. The lower invert is 2.6 feet lower then the pond inlet. This difference in structure elevations needs to be resolved. The normal water level (NWL) of the 883 for the pond should provide an average water depth for the pond of three feet. This requires that the cumulative storage volume of the dead storage provided by the surface area of the NWL contour should show an average depth of three to eight feet. · The high water level (HWL) for the ponds do not match. The pond is modeled as one pond which is correct since there is an equalization pipe between the two ponds. This means that the pond HWL's should be relatively close. · The flared end section discharging into the pond in the southwest corner of the property is shown to have an invert of 883.0. This does not match the contours of the pond where the flared end section is shown. · The southeast pond outlet is proposed to tie into the existing intake at an invert elevation of 882.8. The Elk River Station plans show this intake to have an invert of 883.21. This is 0.41 feet higher of the proposed connection elevation. It is also 0.21 feet higher then the pond outlet elevation. This discrepancy needs to be resolved. Ltr -041504-Halicker 2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Scott Harlicker April 15, 2004 Page 2 · The storm sewer system along the access road is all shown to be twelve inch diameter pipe. However the Hydrocad model shows this system as having multiple pipe sizes. This discrepancy needs to be clarified. · The southeast pond section calls for an outlet structure number two in the details, however, there is no outlet structure number two in the details and outlet structure number one has errors in its elevations. This issue needs to be clarified. · The design flow from the existing pipe receiving the pond outflow is 15.48 cubic feet per second (cfs). The full capacity of this pipe is 16.91cfs. The pond contributes 1.2cfs to this system. This willr need to be evaluated again after model errors discussed above are corrected to show the actual flows involved. At this point we would recommend that from an engineering standpoint this project is not ready for approval. Revised storm drainage calculations need to be submitted, reviewed and approved, along with revised site plans which show all the various issues that have been discussed in meetings regarding this project. If you have any questions regarding this project, please call. Sincerely, Howard R. Green Company Terry J.~;a'urer, P.E. TJM:ac cc: Dale Campbell; John Oliver and Associates Ltr -041504-Halicker Howard R, Green Com anv RESOLUTION NO. 04 - CITY OF ELK RIVER A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR: Pullman Place Case No. P 04-09 WHEREAS, application has been made for final plat approval, pursuant to Section 1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property legally described on attached Exhibit A and hereinafter referred to as "the Property"; and WHEREAS, the application for preliminary plat approval has been referred to the Planning Commission which has given its advice and recommendation to the City Council; and WHEREAS, a preliminary plat of the Property was approved by the City Council on March 17, 2003; and WHEREAS, the proposed final plat is consistent with the preliminary plat as approved by the City Council; and WHEREAS, the proposed final plat complies with each of the conditions set forth by the City Council in its approval of the preliminary plat of the Property; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELK RIVER, as follows: It is hereby determined by the City Council for the City of Elk River as follows: The proposed subdivision is consistent with the Zoning Ordinance and conforms with all of its requirements. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans including, but not limited to, the City's Comprehensive Development Plan. The physical characteristics of the site, including , but not limited to, topography, soils, vegetation, susceptibility to erosion and o siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required herein. The proposed subdivision will not cause substantial environmental damage. Fo The propose~l subdivision will not conflict with easements of record or with easements established by judgment of a court. The proposed subdivision will not have an undue or adverse impact on the reasonable development of neighboring land. Final plat approval is hereby granted for the Property, subject to the conditions set forth in attached Exhibit B. The officers of the City are hereby authorized, once the conditions set forth in Exhibit B are met and complied with, to sign the final plat for the Property and to issue a certified copy of this Resolution giving final approval of the plat. The owner of the Property is authorized to record the final plat as required by law and shall file proof of said recording with the City. No building permits will be issued for the Property until the final plat is recorded. This final plat approval shall expire one year from the date of this resolution if the final plat is not recorded within that time. The foregoing resolution was introduced by Council and duly seconded by Council Member The following voted in favor of the Resolution. Member The following voted against the Resolution: The following were absent: WHEREUPON the resolution is adopted. Passed and adopted this 19th day of April, 2004. Stephanie Klinzing, Mayor CERTIFICATE STATE OF MINNESOTA COUNTY OF SHERBURNE CITY OF ELK RIVER I, the undersigned, being the duly qualified and acting Clerk of the City of Elk River, Minnesota, hereby certify that the above resolution is a true and correct copy of the resolution as adopted by the City Council of the City of Elk River on ., 2004. WITNESS my hand officially as such Clerk and the corporate seal of the City this __ day of ,2004. Joan Schmidt, City Clerk STATE OF MINNESOTA SS. COUNTY OF SHERBURNE The foregoing instrument was acknowledged before me this __ ., 2004, by Stephanie Klinzing, Mayor, City of Minnesota. Elk day of River, STATE OF MINNESOTA SS. COUNTY OF SHERBURNE Notary Public The foregoing instrument was acknowledged before me this ~ day of ,2004, by Joan Schmidt, City Clerk, City of Elk River, Minnesota. Notary Public EXHIBIT A Legal Description: Outlot E, Elk River Station, Sherburne County, Minnestoa Conditions: EXHIBIT B 1. All comments of the City Engineer shall be addressed. 2. Surface water management fee shall be paid prior to releasing the plat for recording. 3. Park dedication fees for the lot shall be paid prior to rdeasing the subdivision for recording. N~d 3£IS OOeld uemllnd uot~.~oL)T~eO J // sump ~ CO~.ET CONTROL STRUCTURE ~2.-- SEE DETNL .BREAJClNTOEXISTING ICB 0 INV 882.8 --- REMOVE EXISTING APRON ~ RCP PIPE. DISPOSE OFFSITE. FIRST FLOOR I ELEV. = 896.5 -,+ HWL 887.5 GARAGE ~OOR ELEV. / \\ TRASHGUARD 5CY TYPE RIP RAP IE 883.0 /7, \\\% .~ / 3tJTLOT 893. LEGEND NOTES ~070 E,,st,n~ Contour. I) FOR BUILDING DETAILS SEE ARCHITECTS PLANS. 2) SEE ARCHI~CTS SITE PLAN - 9ooo E,,st,ng 3oot E e~ot,ons F~ DIMEN~ONS. -.. SHEET NO ~ / REMOVE EXISTING APR<Z~N ANO DISPOSE OFF PLUG EXISTING RCP WITH GROUT LEGEND P,,,ooseo ~tor~ Sewer ProDoseo Sonltor¥ Sewer Pro~Dseo woter :_,ne - 8" PVC SDR 35SANITARY SEW~'R SERVICE. VERIFY LOCATION & ELEVATION W/ MECHANICAl. CONTRACTOR. KOR--N-- SEAL TYPE~ CONNECTION TO EXISTING M,~HDL~ AT T~ ~ NOTES FOR STORM SEWER INFORMATION SFF GRADING PLAN. SANITARY SEWER · WATERMAIN SERVICES SHALL TERMINATE 5' FROM BUILDING WALL, CONTRACTOR SHALL COORDINATE WlTN MECHANICAL ENGINEER FOR EXACT SERVICE LOCATION. GATE / GATE / / ~W~'T TAP CONNECTION 8'×6" TEE ..._6 * GATEVALVE SHEET FIO / J NOTES: ~L~ TO ~ IB'-~' LI~EST~E RIP FILE COPY Wondering Designs Theropeuti¢ G~rden Design & Consulting (659 ~o3-~2 Project Infor~nation Pullman Place LANDSCAPE PLAN LI.1 PLAN I t ELEVATION I { ,~XJTWE,~T ELEVATI,C~ ELEVATION ~,5OqTH ELEVATION ~ ~ VI$I,t'-~' (~ EAST ELEYATI~N ~I~E~,LA55 ~ I Certtl'tc&t. ton ProJeot lnform&tion Pullman Place Sheet. I~formation EXTERIOR EI~iVATIONS A4.! OUTLOT A I I I I I / / / 6 / / 2 / / / / 112 /;,, / / .~/ / / 4 OUTLOT D L I,,~ I ?1/ $ I I / I / / / / / / I I I OUTL O T G / I I I I ELK 2 RI VER S TA TI O N INSET A \ ~ (from sheet Z of 5 sheets) \ ~ 4 N O0°t?'08" £ 10.90-'- 199.8t ~ I 5 ,.~ ~ 218.18 N 00°17'08'' E 254.23 00°17'08" E 140.33 I OUTL O T E I I I I I I I I I OUTLOT F 50 0 50 100 150 Scale ~h feet Scale: I ~nch= 50 feet Denotes 1/2" x 74" capped iron monument set & marked by e.L.S. Registration No. 12043, to be set within one year of the recording date of this plot The orientation of this bearing system is based on the north line of the N 1/2 of the NE ~/4, Sec. 11, Twp, ~2, Rge, 26, which is assumed to bear N 89°17'5g'' ~ VICINITY MAP '1 Oralhage and Utility Easements ~re shown thus.- 8emg 10 feet in width and adjbining street /fries, as shown on the plot. WES TWOOD Professlonol Services, /nc. Sheet 4 of 5 sheets ~-~estwood Professionoi Services. Inc. Coil 48 Hours before digging: GOPHER STATE ONE CALL n!~T O~T D 60 U~TS OUTLOT A Twi~ City Arco 651-454-0002 Mn. Toll F'ree 1--000-252--1166 MNDO T ,XCEP TION OUTLOT B ' STREET OUTLOT C I w -' : I- I Centex Homes o.~ 11/01/02 ~ n,, 164.S4 Mh~'~etonka, }~Jnne~ota 5~343 NOT FOR CONSTRUCTION Elk River Station Elk River, Minnesota I I O' lO0' 200' .t00' Late~ Reviaion D~t~ 11/01/02 t-~ 20021058SPP02.OWG Jr~= 08/26/02 ~s~ 3 OF 7 J Preliminary Site J IPlan / P.U'.D.