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5.1 PCSR 01-26-2016 ")14*., Elk Request for Action River To Item Number Planning Commission 5.1 Agenda Section Meeting Date Prepared by Public Hearings January 26, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Briggs Companies request— 17432 Zane St NW Chris Leeseberg, Senior Planner 5.1a Land Use Amendment to change the land Reviewed by use from FAST to Highway Business 5.1b Conditional Use Permit to operate a hotel Action Requested Evaluate the requests against adopted plans and regulations. Recommend,by motion,denial of the Land Use Amendment request for the following reason: 1. The proposed use is not consistent with the comprehensive plan. 2. The proposed use is not compatible with surrounding properties. Recommend,by motion, denial of the Conditional Use Permit request for the following reasons: 1. Criteria #2 is not met-The project is not consistent with the comprehensive plan. 2. Criteria #3 may not be met-A non-conforming land use could impede the normal and orderly development of the surrounding vacant properties as planned for in the adopted Comprehensive Plan. 3. Criteria #7 is not met—The proposed use does not meet the definition of a"hotel" as defined in city ordinance section 30-1. Background/Discussion The applicant is seeking approval of a Land Use Amendment to change the designated land use from Focused Area Study (FAST) —The Point to Highway Business and a Conditional Use Permit (CUP) to operate an extended stay hotel on the existing Elk River Lodge and Suites property. Zoning The property, 17432 Zane St NW, received a CUP (CU 11-07) for operation as an extended stay hotel in May 2011 due to expiration of the original hotel CUP in April 2010. The property operated as a hotel per the requirements of the 2011 CUP until an inspection by the State Fire Marshal's office on May 1, 2014, determined that the operation no longer met the requirements for a hotel. The Fire Marshal's report states "At time of inspection attempt,upon contact with Marla of Briggs Company ... it was determined that the facility is no longer being occupied as an R-1 Hotel/Motel Occupancy. Per Marla, all occupants are leasing a unit or multiple units for greater than 30 days which would be an R-2 occupancy."An R-2 occupancy is an apartment building per the state building code. Additionally, the Minnesota Department of Health,who licenses and inspects hotels, noted that during a routine inspection on May 14, 2014, and during a conversation with Marla from the Briggs Companies, that the establishment was being rented out as an apartment building and not used as a hotel. i ERED ar NATURE With the termination of the hotel use on or before May 1, 2014, the six month expiration time limit started. The use authorized by a CUP must be maintained without a break in use of longer than six months or the permit expires. On July 17, 2014, city staff notified the property owner of the need to maintain/re-establish the hotel use or risk losing the CUP. The hotel use was not re-established, and the CUP expired on November 1, 2014. The building is currently in use as an apartment building,which is not a permitted or conditional use in the Highway Business (C-3) zoning district, and is classified as an illegal use. Comprehensive Plan The city adopted an updated comprehensive plan in May 2014 where the land use designation for the parcel was changed to reflect the FAST,which guides this, and adjacent parcels to the south, for high density residential uses. The residential guidance supports the current use as an apartment building,but requires a re-zoning (from C-3 to R-4/PUD) to remedy the illegal use status. A re-zoning application will also require submittal of a site plan review application and updated building plans identifying the changes necessary to modify the building from a hotel to an apartment building. Although the property has operated as a hotel in the past,updated transportation plans, changes to access along highway 10,and new city plans/studies do not support this type of use. The FAST, through the Comprehensive Plan,recognized the limited access to the subject property and surrounding area and its unique access to the Mississippi River. Because of this, the subject property and surrounding areas were guided for uses that do not rely on access or visibility from the highway. Additionally,amending a single property (spot zoning) in an area may impede the normal and orderly development as planned for in the adopted Comprehensive Plan. If the Planning Commission believes the proposed use is not consistent with the comprehensive plan and long range vision for the area a recommendation of denial should be made. However,if it is the desire of the Planning Commission to change the land use of the subject property, then the Commission should recommend to the city council that the larger area within the FAST be reevaluated. Building The applicant is proposing to utilize the entire building for the extended stay hotel use. The building was originally constructed as a hotel, and operated as such until the original CUP expired in 2010. The plans submitted with the 2011 CUP application did not identify any changes and establishment of a hotel was reauthorized. However,plans submitted with the current applications show that a significant amount of work has been completed inside of the building. City ordinance section 30-1 states: Hotel means any building or portion thereof where lodging is offered to transient guests for compensation and in which there are more than five sleeping rooms with no cooking facilities in individual dwelling units. Submitted plans show that eight units have been modified to include cooking facilities. If the Planning Commission recommends approval for a hotel at this location, the cooking facilities will need to be removed to meet city ordinances. Transportation/Circulation/Parking The subject property has one access point onto the cul-de-sac at the end of Zane Street. The nearest \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\CUP\CU 16-01 Elk River Lodge\CU 16-01 sr PC ER Lodge 1-26- 2016.docx access to the highway is at the 173rd Ave and Hwy 10 intersection. This intersection only permits right in and right out movements and is scheduled to be closed when MnDOT completes future work along the Hwy 10 corridor. When this happens, traffic will be directed further south along Yale Street to the traffic signal at 171st Ave and Hwy 10. There is adequate parking for a hotel use as the parking lot has not been altered since the building was constructed. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other properly in the immediate vicinity or the public health, safey, morals, comfort, convenience or general welfare of the neighborhood or the city. There are three vacant parcels immediately south of the subject parcel, two undeveloped parcels, and a blighted property. Further south along Yale Street is a mix of residential and commercial uses. The proposed use will not detrimentally affect the use and enjoyment of properties in the immediate vicinity. 2. Will be consistent with the comprehensive plan. The project is not consistent with the comprehensive plan. The subject property has an underlying Land Use of High Density Housing/Riverfront Amenity (The Point) as defined in the adopted Comprehensive Plan and the FAST. Planned uses include townhomes and apartments.A Land Use amendment would need to be approved prior to approval of the CUP. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The four parcels,including this one, along Zane Street are guided for high density residential uses. Changing the current parcel to a commercial use may limit future opportunities for improvements of the surrounding vacant and undeveloped properties. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare protection, drainage, refuse disposal, water and sewer ystems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The property is served by city water and sewer services. 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. The proposed use does not appear to involve activities that would be detrimental to surrounding properties. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. As proposed, the project will not result in the destruction of any of these. No exterior modifications are proposed. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\CUP\CU 16-01 Elk River Lodge\CU 16-01 sr PC ER bodge 1-26- 2016.docx 7. 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 building will not fully comply with all other requirements of the Code as the building has been modified since receiving initial and subsequent approvals to operate as a hotel. Modifications,including adding stoves and kitchen cabinets, have changed the use of the building to one that no longer meets the zoning ordinance for a hotel. In reviewing the standards for issuance of a CUP,it does not appear the proposed use satisfies items two, three, and seven. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Financial Impact None Attachments • Location Map • Applicants Land Use Narrative • Applicants CUP Narrative • State Fire Marshal's Letter dated May 1, 2014 • Email from Minnesota Department of Health • Letter to Pat Briggs dated July 17, 2014 • Letter to Pat Briggs dated August 10, 2015 • Conditional Use Permit CU 11-07 • Building Plans • Letters of Recommendation submitted by applicant \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\CUP\CU 16-01 Elk River Lodge\CU 16-01 sr PC ER Lodge 1-26- 2016.docx „� �`. , 75-003-4203 ' w w y C\ ',,,,,,,: '.1 % 4 j? k *� \ Ali 1 c "�` f' a 1ii` ... �' ;.a ";,,.. �e � N ^ . e 75.00.1 'i 4 ��75-003-4403 ..- -t25 T5-003-4403 . P' e�4 w..t, .. ry x t ; � � ( � 4. ' .,,75-740.4)10 t r f • ,-ry i`� .' Ali !:66ti) {: i 4 0 1 -.lot .,, :4-'-e'''.-';$"'” 16- 'r-: '''' ' 7 goi m 7:572:- 11 i► " ua ,, ei. k -1,. 7"51{in: i.;Or' fi } ,4 ■ r n " i L m. „. / idi . ,.. ,, ,:,..„, ,.... -- A2i) ' '',,,,,' ',..1.7%--4":(12.1. ' Elk River Lodge and suites Case Plc : LU I f�- ,, Land Use Amendment CU I - I l =-. Conditional Use Permit � THE BRIGGS COMPANIES Land Use Amendment - Project Narrative 17432 Zane Street NW Elk River, MN 55330 We are requesting that the property at 17432 Zane Street NW Elk River be used as Highway Business.The building is currently operating as an extended stay hotel and has been operating this way since 2011. See the existing conditional use permit on file.The comprehensive plan was approved within the last fiscal period and therefore we need a land use amendment. It is not consistent with the city's comprehensive plan, please reference the existing conditional use permit.To the west is a highway bridge and to the east there are two properties currently zoned commercial, one is an auto dealership and the other is a medical facility. Benefits to the City are that it allows the property to be occupied, management and maintenance by a local reputable real estate company(see attachments). THE BRIGGS COMPANIES Conditional Use Permit - Project Narrative 17432 Zane Street NW Elk River, MN 55330 We are requesting that the conditional use permit be honored to operate 17432 Zane Street NW Elk River as a hotel. The building is currently operating as an extended stay hotel and will remain a hotel until the property can be rezoned to work within the guidelines for high density to be consistent with the City's Comprehensive plan. The hours of operation are Monday—Friday 9am—4pm and will be staffed during those hours. We will have 1-4 employees at the site.There is no signage required for the site.There is no outside storage on the site. We are currently in contact with the MN Department of Health to have the lodging license reinstated. The neighboring property to the east,owned by Sun Rae Apartment, LLC., has agreed to sell or partner with Elk River Lodge to expand in the future to put up luxury market rate apartments. Insp.No.:39419 File No.: RS-82184 rustic ', A Insp.Date: 5/1/2014 State Fire Marshal Division insp.Time:2.00 Travel:!1.00 - Minnesota Department of Public Safety Inspector:Gergen,John W 444 Cedar St., Suite 145 St. Paul, MN Nit Occupied ' ✓ ,5. ''Recommendations: Inspection and Compliance Orders 7rrOperty: Elk River Inn & Suites 17432 Hwy 10 - ,A Elk River, MN 55330 Contact: Contact Name/Phone: Pat Briggs 763-441-8554 Contact E-mail: pat @thebriggscompanies.com Property Phone: 612-441-8554 Owner: Elk-Oliver Eedge-and Suites 11110 Industrial Circle, Suite E Elk River, MN 55330 Contact: Contact Name/Phone: Kelly Anderson EXT 33 763-633-1080 Contact E-mail: Owner Phone: 763-633-1080 Agency Req.: Q Scheduled: Q Complaint:Q Permit/Plan Review:Q Owner Requested:Q Inspector Initiated: 0 Consultation: Q items Ref 0 Code Section Days ent Violation Remarks Inspection Remarks: The mandated three year interval inspection was attempted on 5/1/14.At time of inspection attempt,upon contact with Marla of Briggs Company, 19021 Freeport Street-Suite 500, Elk River,MN 55330-763-633-1080 it was determined that the facility is no longer being occupied as an R-1 Hotel/Motel occupancy. Per Maria,all occupants are leasing a unit or multiple units for greater than 30 days which would be an R-2 occupancy.Facility will be monitored by Elk River Fire Department for occupancy changes. Inspection attempt was in company of Elk River Fire Department Fire Marshal and Fire Inspector. Owner/Representative: Pat Briggs-Briggs Company Inspector: John Gergen - (320) 654-0517 A variance procedure is available. Please contact the inspector named for further assistance with this or any other matter. •Items that are a result of a recommendation do not require days to correct. Fire Department: Licensing Agency: Elk River 415 Jackson Ave Elk River, MN 55330 Page 1 of 1 Carlton, Zachary From: Maresh, Tyffani (MDH) <tyffani.maresh @state.mn.us> Sent: Thursday,January 07, 2016 1:57 PM To: Carlton,Zachary Subject: RE: Elk River Lodge and Suites Hi Zach, dts aplL, According to our system it appears the Briggs Company took over under Elk River Lodge and Suites, LLC on 11/19/2013. It was noted on 5/14/&that they no longer need a lodging license through MDH. This was discovered during an routine inspection when I was informed from Marla with the Briggs Company that the establishment is being rented out as an apartment (renting for more than 7 days at a time). If any remodeling has occurred during the time the establishment has not been license through MDH and has been renting as apartments, we would require plan review(this will be determined during an onsite inspection prior to opening as a hotel/motel). If there has not been any remodeling done to the rooms then the establishment would need an operator present at all times during operation and would need to provided furniture, linens, etc in order for us to grant a license for a hotel/motel. Please let me know if you have any further questions or concerns. Thank you, Tyffani Maresh, RS Public Health Sanitarian Minnesota Department of Health 3333 West Division Street,Suite 212 St.Cloud,MN 56301-4557 email:Tyffani.Maresh(a@state.mn.us From:Carlton,Zachary (mailto:zcarlton@ElkRiverMN.gov] Sent:Thursday,January 07, 2016 12:01 PM To: Maresh,Tyffani (MDH)<tyffani.maresh@state.mn.us> Subject: Elk River Lodge and Suites Tyffani, The letter from the State Fire Marshal's office stating they were told operations as a hotel had ceased is attached. Any information you can provide regarding their statements about changes in operation, timing,and what is required to be licensed as a hotel would be appreciated. Please let me know if you have any questions. Thank you for your help Zack Carlton I Planning Manager 763.635.1035 w 1 763.635.1090 f 13065 Orono Parkway I Elk River I MN 1 55330 1 Elk River 13065()rono Parkway I:Ik River,\IN 55330 July 17,2014 Elk River Lodge&Res Suites LLC VIA EMAIL: Attn:Patrick Briggs pat @thebriggscompanies.com 19021 Freeport Street NW Suite 500 Elk River MN 55330 Elk River Lodge and Residential Suites Dear Mr.Briggs. The City recently received notice that the former Elk River Inn and Suites is no longer being operated as a hotel,and is being operated as an apartment building. An apartment building is not a permitted use in the C-3 zoning district. However,based on the Focused Area Study and the Comprehensive Plan,a rezoning to permit apartments is appropriate. I encourage you to formally submit an application to rezone the property to R-4,which allows apartment buildings as a permitted use. Please note that abandoning a use established by a Conditional Use (the hotel)will cause the Conditional Use Permit to expire after 6 months. Our records reflect that the property stopped being a hotel on May 1, 2014. Once expired, and with the property not rezoned, the use of the property will be considered illegal,non-conforming. I hope this information is helpful;please do not hesitate to contact me if you have any questions. I would be happy to visit with you in person if you feel that would be helpful I can be reached at 763/635-1034. Sincerely, 7A737/61 °--- Jeremy Barnhart,AICP Deputy Director,Community Operations and Development Cc:John Cunningham,Fire Chief Phone: 763.635.1000 Fax:763.635.1090 p 0 W E B E B B 1' www.ElkitiverMN.gov NAhTUPE City of Elk -....-, River 13065 Oron)Parkway Elk River,MN 55330 August 10,2015 Elk River Lodge&Residential Suites LLC via email: pat @thebriggscompanies.com ATTN: Patrick Briggs 19021 Freeport Street NW Suite 500 Elk River,MN 55330 RE: 17432 Zane Street NW- Cease and Desist Order Dear Mr.Briggs: It has come to the city's attention that the former Elk River Lodge and Suites,located at 17432 Zane Street NW,is no longer being operated as a hotel,as previously authorized via Conditional Use Permit (CUP) CU 11-07. The current use as an apartment building is not an allowed use in the C-3 zoning district. Abandoning the approved use (a hotel) has caused the CUP to expire,effective six months from when the city received notice from the State fire Marshal's Office that hotel operations had ceased, May 1,2014. The current use of the property as an apartment building is an illegal use which must cease and desist by August 19,2015, or the city may pursue criminal and civil remedies. If you have any questions please contact me at 763.635.1035 or email at zcarlton @elkrivermn.gov. Sincerely, Zack Carlton Planning Manager cc: Peter Beck, City Attorney Scott Baumgartner, City Prosecutor Cal Portner, City Administrator T.John Cunningham, Fire Chief end. Phone: 763.635.1000 IP 0 I E O E I 0 1 NATURE www.EaRiverMN.gov Office of the County Recorder Sherburne County,MN Doc. No.732186 Certified,filed,and/or recorded on 5/27/2011 9:30 AM Michelle Ashe,County Recorder cq!`11. Deputy Fees: $46.00 Document has not been entered 732186 in the Abstract Tract index Sherburne County Recorder STATE OF MINNESOTA CITY OF ELK RIVER CITY COUNCIL COUNTY OF SHERBURNE CONDITIONAL USE CITY OF ELK RIVER PROCEEDINGS In the matter of: Elk River Lodge Request: Conditional Use Permit for the operation of a hotel in the highway Commercial Zoning District,Case No. CU 11-07 ORDER GRANTING CONDITIONAL USE Elk River Lodge and Suites LLC, Owner The above entitled matter came to be heard before the City Council on the 18th day of May, 2011, on a petition for a Conditional Use pursuant to the City of Elk River Zoning Ordinance, for the following described property: See Attached Exhibit A IT IS ORDERED that a Conditional Use be granted as upon the following conditions or reasons: 1. AS A CONDITIONAL USE PERMIT IS NOT A BUILDING PERMIT, THE APPLICANT SHALL APPLY FOR ALL REQUIRED PERMITS. 2. THE DEVELOPMENT SHALL MEET ALL APPLICABLE FIRE CODES AS REQUIRED BY THE FIRE CHIEF. 3. NO EXPANSION IN THE NUMBER OF ROOMS IS PERMITED. 5. PARKING LOT SHALL BE STRIPED TO ACCOMMODATE AT LEAST 47 PARKING SPACES(1 PER ROOM PLUS 5 EMPLOYEES). 6. BUILDING SHALL BE CONNECTED TO CITY WATER AND ANY ONSITE WELLS CAPPED AND ABANDONED. 7. ALL SIGNAGE SHALL COMPLY WITH THE C-3 SIGNAGE REQUIREMENTS. 8. AN EASEMENT SHALL BE PROVIDED THROUGH THE PROPERTY WHEN REQUESTED BY THE CITY TO ACCOMMODATE THE FUTURE TRAIL ALONG THE RIVER ANTICIPATED BY THE 171 ST FOCUSED AREA STUDY. SAID TRAIL SHALL BE ALONG THE SOUTHERN PROPERTY LINE AND THE EASTERN EDGE OF THE FLOODPLAIN OR OTHERWISE BE IN A MUTUALLY AGREED UPON LOCATION,AGREED UPON BY THE PARTIES,TAKING INTO ACCOUNT THE REASONABLE NEEDS OF THE OWNER. DATED this 18th day of April,2011. n:\departments\community development\planning\case files\cup\cu 11-07 elk river lodge\cup recording document.docx STATE OF MINNESOTA ) OFFICE OF CITY PLANNING ) AND ZONING COUNTY OF SHERBURNE) ss. ELK RIVER CITY OF ELK RIVER I,Jeremy Barnhart, Planning Manager for the City of Elk River with and in for said City, do hereby certify that I have compared the foregoing copy and Order granting a Conditional Use with the original record thereof preserved in my office,and have found the same to be a true transcript of the whole thereof. If the proposed work described in a conditional use permit has not been substantially completed within two (2) years after its date of issuance, the permit shall expire and become void except that the Council may, following recommendations of the Planning Commission, extend the permit for an additional period determined by the council on the receipt of a request for a permit extension prior to its expiration. A Conditional Use permit authorizes only the use specified in the permit and shall expire if, for any reason, the authorized use ceases for more than six(6)months. J my Bar rt Planning Manager IN TESTIMONY WHEREOF, I have hereunto subscribed my hand at Elk River, Minnesota, in the County of Sherburne, in the City of Elk River, on the £7/`ii6 day of /2-)a-Al , 2011. DRAFTED BY: City of Elk River Signed before me a NOTARY PUBLIC Elk River, Minnesota 55330 this Q.( day of Maly ,2011. iltru„.4./.4.--t__-- DEBORAH KAY HUEBNER NOTARY PUBUC-MINNESOTA �`NV Mi C ii NNinE*Si.*3h1015 n:\departments\community development\planning\case files\cup\cu 11-07 elk river lodge\cup recording document.docx Exhibit A TRACT A: THAT PART OF GOVT LOT 1 LYING NORTH OF THE SOUTH 830.55 FT THER1_:,OF,SOUTHWESTERLY OF STATE OF MN RIGHT OF WAY&WEST OF A LINE BEARING NORTH 19 DEGREES 58 MINUTES 28 SECONDS WEST FROM A POINT ON THE NORTH LINE OF SAID SOUTH 830.55 FEET OF GOVT LOT DISTANCE 151.19 FEET WEST OF WESTERLY RIGHT OF WAY LINE OF US HWY 10 AS MEASURED ON AN ASSUMED BEARING OF WEST ALONG SAID NORTH LINE. TRACT B:THAT PART OF GOVT LOT 1 LYING NORTH OF SOUTH 830.55 FEET THEREOF,SOUTHWESTERLY OF STATE OF MN RIGHT OF WAY& EAST OF A LINE BEARING NORTH 19 DEGREE 58 MINUTES 27 SECONDS WEST FROM A POINT ON NORTH LINE OF SAID SOUTH 830 .55 ET OF GOVTI,OT 1 DISTANCE 151.19 FEET WEST OF WESTERLY RIGHT OF WAY LINE OF US HWY 10 AS MEASURED ON AN ASSUMED BEARING OF WEST ALONG NORTH LINE. SUBJECT TO ANY AND ALL EASEMENTS. ALL IN SECTION 3,TOWNSHIP 32,RANGE 26, SHERBURNE COUNTY, MINNESOTA. n:\departments\community development\planning\case files\cup\cu 11-07 elk river lodge\cup recording documentdocx . • �.� TR. . illi..:41111111111Z1111111111110 -.11 !" ' ' 1 ' —^ Mi C —a C am '°,:..ra a' 11111111111•11.0.MML011' l•1111111U101-111111111111111...S= l 11 if I — u •11111i1 1 o-- -- ri-_I �.. 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IMIlltoll ,* III Ooi oh '"...^" , ''';;`-i:P,III.T.'•IiI:.•;^ 16M t "''''''-ii,'m.::,*r.i..':',..., • 40 P? -,- ..,S- ""' City of Zimmerman 2 980 Fromm:Avenue --W Teteri-,0»c 763.356.4666 Zlenmerman, MN 55398 Fax 763.356.4787 May 9,2005 To Whom It May Concern: RE: "The Pines of Zimmerman"—Briggs Properties Briggs Properties constructed,owns and manages two 32-unit apartment buildings in this city, know as' he Pines of Zimmerman", These apartments arc well constructed and voluntarily exceed the City's design criteria for multifamily structures. Architectural tcutures are above and beyond the city-desired appearances. The City is very pleased with the management of the properties,including facility maintenance and lessee relations. To the best of our knowledge,neither we nor law enforcement have expe.ienced negative incidents at either location. We anxiously await the construct of 13ri ggs' third building in the near future. Plcasc contact me at 763-064666 ext.24 with any questions or concerns. Sincerely, CITY OF ZIMMERMAN Randy Piasccki Planner/Coordinator CITY OF BECKER ( 12060 SHERBURNE AVENUE PO Box 250 iTic kilit BECKER MN 55308 , PHONE: 761-2614302 FAx: 763-261.4411 May 9,2005 To Whom It May Concern: Please consider this letter our recommendation for Briggs Properties,Inc. We worked extensively with them on a multi-family project in the City of Becker which included dealing with some existing unusual infrastructure circumstances and found them to be professional, ethical and efficient During the course of this project,they met and exceeded all of the codes and requirements set forth in a timely and thorough manner. Furthermore their property management capabilities after completion have been very commendable. We would not hesitate to consider their future developments in our city. If you have any questions regarding their project please feel free to call me at 763-261-4302. Sincerely, Kelli Neu,AICP Community Development Director DEC-09-05 FRI 09:59 AN FAX h0, P. 01 ..� 0.141.01. TIE3NJ OF ELK RIVER Member FDIC MAIN STREET OFFICE•630 Main Street•Elk R1ver,MN 55330•(963)441.1000 December 1,2005 • Patrick and Carrie Briggs 19021 Freeport Ave,Suite 50013 Elk River,MN 55330 Re: Letter ofReeominendation To Whom It May Concern: I have known Patrick and Carrie Briggs for approximately 5 years. Throughout various business dealings with Patrick and Carrie Brigg s and their related entities, 1 have found their actions thoughtful,professional and well planned. Their entrepreneurial and visionary spirit has enhanced the local economies by creating new jobs,providing available housing,and a significantly improving the tax base to such cities as Becker,Big Lake,Zimmerman,and Elk River, 1 would recommend that you consider Patrick and Carrie Briggs with any of your business endeavors. Sincerel LeRoy indenfelser Assistant Vice President MAIN STREET• SCHOOL STREET•.OTSEGO ELK RIVER WAL-MART•°MAPLE GROVE WAL-MART w kkrw,ThellapkofElkRiver,com Bank @TheBankofEIk1iver.co n March 2007 To Whom It May Concern; Last summer I had the pleasure of meeting Pat Briggs. I need to tell you how. My two daughters and I were living in a house that we were renting. We were informed that the owner of the house was going to sell and he was going to accomplish this task by doing an auction. I was put up in limbo because I was unsure that if this were sold at this auction, would I still have a place to live, If I did not have a place to live,what was the time frame that I needed to be out by? If I did have a place to live(new owners continued it as a rental property), what was going to happen to my rent? I had had an agreement with the owner about my rent to keep it affordable for us, so I had a concern there as well. I was approached by a local business owner about their concern for my family and they recommended that I get in contact with Pat Briggs.They graciously contacted him for me and explained what was going on. I met Pat a few days later. 1 had never met him before and really did not know what to expect.At first I felt a little reserved because he was asking so many questions, almost like an interview, but more personal, I came to realize that he had a genuine concern about who I was and who my girls were. He cared and wanted to know how he could fit in to make this a positive experience. I believe that if it had come down to my family not being able to live there any longer, he would have tried to assist me in finding just as good of a place. If not better. Leading up to the sale, Pat and I had talked at great length about how this could be a i win-win experience for both of us. I was fully aware that the idea of someone buying my home and allowing me to live in it at a great deal less in costs than what it costs to own it was like winning the lottery (odds aren't real good). I was fully aware that if he were not able to change my occupancy somehow, he would not be able to go forward with my ideal. Pat is an extremely smart businessman and visionary. We had talked about a number of different scenarios. What happened? My home was purchased the day of the auction and Pat did purchase it. He sold the home a short time later,with the understanding to the buyer, my occupancy. He made it very clear to the buyers of my situation and intentions for occupancy and he also drew up the lease agreement. Pat is a very genuine, personable and detailed person in everything he does. I was very blessed to have had the opportunity to meet this person because there are not a lot of people like him out there! Sincerely 1111 Dawn L Doering 1 ELK RIVER EYE CLINIC, .PA . Elk River,tl.9V1.15333U • N-'y111. % Optometrists:C,M.Noitard O.D.,F.A.A.O. Phone:(763)441-1055 R..1. Noss 0.D. Mix:(763)441-7024 May 22, 2007 To Whom It May Concern: Pat Briggs can make it happen! I am an optometrist, who was in need of a new optometric clinic, I knew where I wanted the clinic to be located and a general idea how it would lay out. I just needed someone to help me make it happen, and Pat made it happen. As you probably would know, this type of project is nothing an optometrist would specialize in or ieeI comfortable doing. Thankfully, Pat was someone I could trust to get the job done right. lie listened to our needs so that the project would be exactly as l envisioned and he was there throughout the entire process. He helped us secure the land for the building. He designed the building to utilize the land most efficiently, I-Ie even helped us through the financing and interior design, We really appreciated Pat's ability to complete the whole project. Now 1 have an optometric clinic that is very modern and efficient. I am very proud of this clinic because it was exactly as I envisioned. All my thanks go to Pat, who made it all happen. Sincerely, ille7/77 Rodney J. Hess, 0.D. �)%t:�.1ti,'11�11c11tUf1J', Chun Contact 1 L"j sti,Y, P1'i nst Ops'1ativc Care, l risk Coiii3.'iiltiliwg, amid RkPaclivo Malt& T & K APARTMENTS 36914 ELK AVENUE NORTH BRANCH, MN 55056 651-277-0334 August 24, 2009 RE: The Briggs Companies In January 2009 I had the honor of meeting the staff at The Briggs Companies. I was looking to purchase an investment property to add to my current real estate portfolio. Pat Briggs and Tim Kratzke spent several hours with my spouse and I showing us the properties they had for sale. Every property that was owned and operated by The Briggs Companies was immaculate. The properties that we looked at were in outstanding shape both inside and out. They were extremely clean and had a very professional appearance. You could tell as soon as walking into a building that The Briggs Companies takes a tremendous amount of pride in their properties and what they have to offer. In May of 2009 we purchased a Briggs Property located in Becker, Minnesota. Since our purchase I have continued to employ The Briggs Companies as the property management company for our investment. During this time I have had the additional pleasure of meeting the other staff at The Briggs Companies and have found every one of them to be of the extreme high quality that the company is.They have continued to manage our investment as if it were their own. Everyone is extremely professional and takes great pride in their work. We currently are working on expanding our real estate portfolio and are not considering any other properties other than a Briggs Property. I would recommend to anybody that is looking for an investment property to purchase, a commercial property to purchase or lease, or a property management company, to contact The Briggs Companies. I can assure you that they will be very happy that they did. I have been in the real estate business for 17 years and have never experienced an outstanding company like The Briggs Companies. Respectfully, Anthony Jackson Owner/President SDI Ma udo Development Inc. June 15,2010 To Whom It May Concern: I have had the opportunity to work with Briggs Companies for the past three years as a tenant in one of their properties. I have found Pat Briggs and his staff to be professional and ethical in their business dealings. They were always quick to respond to any issue we presented and follow through to an agreeable conclusion. Over th years I got to know Pat on a more personal level and find him to be a genuine and b st person. I can be contacted for further information as needed. Sincerely, 1/2e,4;-, I? s. William B.Divine President a ±; Office Fax Email 952 470 9286 952 470 9288 bldivine@mehsi.com 4935 Sussex Place Shorewood IvEN 55331