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7.6. SR 03-21-2016City of Elk az — River Request for Action To Item Number Mayor and City Council 7.6 Agenda Section Meeting Date Prepared by Public Hearings March 21, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Modern Construction — Lot 4, Block 1, Mississippi Chris Leeseberg, Senior Planner Ridge 2nd Addition Conditional Use Permit to Establish Planned Unit Development for Multi -use Building Reviewed by Cal Portner, City Administrator Action Requested Direct, by motion, the preparation of a resolution making findings of fact and denying the Conditional Use Permit application to establish a Planned Unit Development on Lot 4, Block 1, Mississippi Ridge 2nd Addition for the following reasons: 1. The proposed plan does not provide enough parking to serve the proposed uses within the building. 2. The proposed plan does not adequately address stormwater mitigation requirements, and adversely impacts drainage locations and requirements identified in the 2014 Yale Street Feasibility Study. The City Council may also recommend approval with conditions, or table the item and request additional/updated information. Background/Discussion Case No. CU 16-02 Jesse Hartung, owner of Modern Construction, is proposing a five -story apartment building with 92 apartments and 10 leasable commercial spaces on the first floor. The project is largely located on city - owned property at the south end of Yale Court. The project also includes portions of the existing Yale Court cul-de-sac and the common lot owned by the townhome association north of the project. The proposed site features also extend north of the building on to what is Yale Court. Modern Construction espouses a focus on quality, environmentally -friendly buildings with many of their projects receiving high rankings for energy efficiency and sustainability. The project incorporates green building techniques, green roof agriculture, running tracks, and active uses to promote healthy living for the residents. Mr. Hartung also owns 11 acres along the river, below the Yale Court property, that has the opportunity for use as a park (public or private) and geothermal. Analysis Land Use and Zoning The property is currently zoned Planned Unit Development (PUD) and is part of the Mississippi Ridge development. The proposed use is not permitted in the current PUD agreement, and will require P a w E R E U 6 Y NaA f RE] establishing a new PUD to account for the change in use and deviations from city ordinances. Deviations from the ordinance include reduced setbacks, lot coverage, and parking. There are also a number of concerns relating to the mild and Scenic River District Ordinance that may be addressed during the PUD process, but some items will also need DNR approval. The Environmental Department has been working closely with the applicant to identify potential solutions. If approved, the project may need additional variances to account for work completed within the mild and Scenic River District. Development in this area is guided by the Focused Area Study (FAST) and the property is split between two sub -areas; existing residential along the river and service commercial along Highway 10. The proposed uses are supported by the FAST and Comprehensive Plans. Site Plan Access to the site will be from an extension of Yale Court, connecting to 170th Ave. The extension is identified in the city transportation plans and is one of the key roadway connections desired by the city. The existing cul-de-sac and right-of-way are proposed to be modified to accommodate surface parking north of the building, which is pushed to the west side of the parcel and as close to the bluff line as possible. The proposed bluff line setback is zero feet. Due to the proximity of the parking and outdoor seating areas to the bluff, additional safety features would be required. These may include additional stabilization features along the bluff, fencing, bollards, etc. The extension of Yale Court requires a land swap with the adjacent bank property to accommodate proposed roadway geometrics. Staff has initiated this transaction and is working to finalize the process. The buildable section of the parcel, after accounting for road right-of-way, is approximately 3/4 acre. Landscaping With such a small site, there are minimal opportunities for landscaping. However, the developer plans to include a green roof and minimize impervious surface areas as much as possible. A complete landscape plan has not yet been received, but if a recommendation of approval is made, a complete and updated landscape plan should be a condition of approval. Building The entire building will be constructed with unique building materials and techniques to ensure top tier efficiency and promote sustainability. The building includes five levels above and two levels of parking below ground. The narrative identifies a potential for geothermal heating and cooling, solar panels above street parking and on the rooftop, and numerous "smart" technologies to manage building systems. Parking The current plan includes a total of 195 parking spaces, with the opportunity for 24 more by adding a second story to the surface lot, resulting in 219 spaces. With the current uses, the building requires 275 parking spaces per city ordinance. Through the PUD process there is an opportunity to reduce the number of parking spaces required, and with Council approval, allow the counting of on -street parking for some of the required spaces. Reducing parking requirements has been approved by the city in the past. Parking requirements for residential uses at The Depot at Elk River Station and Coachman Ridge projects near the North Star Station were reduced to 2.34 stalls per unit. The most recent project, Coachman Ridge, only constructed 2 stalls per unit, but demonstrated the ability to construct the remaining stalls if needed. This project is located across the parking lot from the train station. Staff has not received any complaints from residents since opening fall of 2015. The table on the following page identifies possible deviations from the residential requirement. Staff does not recommend changing the requirements for commercial uses. Some of the parking deficiencies could be accommodated with on -street parking. Additional alternatives may include the applicant contracting with the bank property to provide overflow parking; however, this limits future development opportunities on that property. Parking Needs Commercial Residential Required Available Deficiency Ord. @ 2.5/du 45 230 275 215 -60 Res. @ 2.34/du 45 215 260 215 -45 Res. @ 2.25/du 45 207 252 215 -37 Res. @ 2.0/du 45 184 229 215 -14 Parking continues to be a significant concern. When Coachman Ridge and The Depot received approval for parking reductions, their uses did not include commercial or restaurant uses, which add a different component when considering a reduction of the requirements. They are also located in close proximity to the train station, providing convenient access to that form of transportation. Finally, locating a parking lot below the bluff area, as discussed last meeting, would require paving the current access road and including curb and gutter. Due to additional regulations imposed by the DNR in the mild and Scenic River District, this may be difficult, if even allowed. Stormwater City ordinance requires that new developments treat all runoff to a degree that existing runoff rates and volumes are not exceeded. The applicant is utilizing a number of best practices like green roofs and permeable pavements to treat and reduce runoff on site, but additional control structures are required. The applicant is proposing to expand the city's stormwater pond north of the site to treat runoff generated by the development. The pond currently treats runoff from the city streets between Yale Court and the north end of the townhome development. Additionally, the feasibility study for the extension of Yale Court and construction of the frontage road along Highway 10, identifies a need to expand the pond for treatment of runoff generated by the new city street. On January 20, 2016, the applicant submitted a narrative describing two alternative treatment locations for runoff from the new city street. The alternatives have been reviewed with the City Engineer and the city does not support the proposed alternatives. His comments are included as an attachment. The city currently owns the locations where additional ponding is proposed and, with the expenses already associated with the project, cannot support increasing the costs for additional property needed for alternative ponding sites. The applicant addressed these concerns in the attached narrative dated January 20, 2016. Standards for Approval City ordinance section 30-1564 outlines the requirements for approval of a PUD: 7. Land will be honed into the PUD honing district only upon approval of a conceptplan for the PUD, pursuant to the procedure set forth in this section. A PUD will be author'.Zed on land in a PUD Zoning district only upon issuance of a conditional use permit, pursuant to the procedure set forth in this section. Re -zoning is not required. The property is already zoned PUD as it was included in a previous project. The concept plans submitted by the applicant should be used to review the new project. 2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD Zoning district and the conditional use permit for the PUD. The proposed uses are consistent with the comprehensive plan and FAST study. 3. The area of land to be included in a PUD shall be in uniform control of the applicant. The applicant does not currently own the land proposed to be developed. The applicant has three parcels under contract, and the city owns the rest of the needed land. A land exchange between the city and the applicant will need to be finalized prior to final approval. A recommendation of approval must include satisfaction of this requirement. 4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping lighting and signage. The applicant has been working with staff to meet requirements for approval. Staff is confident that the design elements, landscaping, lighting, and signage will meet demonstrate a unified appearance. 5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. Land uses to the north, east, and south are generally compatible with the proposed project. The area west of the project is regulated by the mild and Scenic River district requirements and must be reviewed by the DNR. City staff received comments from the DNR on February 23, 2016. Their recommendation is to deny the application stating that there are several issues that do not fit well within the administrative rules. 6. APUD shall be served by adequate transortation, water, sanitary sewer and drainage ystems. The building is required to connect to city sewer and water. The site will be accessed from Yale Court and, a yet to be constructed, Yale Street. The proposed drainage and stormwater systems have not been finalized or recommended for approval by staff. The concerns related to drainage and the larger Yale Street project are significant and have the potential for a large financial impact to the city. If a recommendation of approval is made, staff recommends a condition be included to complete a study of the drainage changes to the approved Yale Street Feasibility Study. 7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. The project will trigger the need to construct a key street connection, but will not negatively impact streets, utilities, or schools. The Parks and Recreation Commission discussed the impact/benefit to the city's park system during their February 10, 2016, meeting. The commission felt the land swap was not of equal trade and the city would not benefit from owning the land. The commission was also not in favor of establishing a city park along the river in this location, but desired a trail and easement. 8. The council may establish varied and reasonable lot area, frontage, sideyard, and setback requirements for a PUD and may author'.Ze a density which it determines to be appropriate under the circumstances. Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. The proposed front and side yard setbacks and lot frontage changes are generally supported by staff. Concerns with reducing the 30' bluff setback to near 0' is not supported by the DNR. Staff is also concerned with the engineering needed to construct this type of facility on a bluff. 9. More than one principal building may be constructed on a lot within a PUD if author'.Zed by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. The applicant is only proposing one principal building, and the parcel would be at least 80 percent of the of the minimum 1 acre parcel required for a similar use. Submittal of a unified landscape plan is also a requirement, and should be included as a condition if recommended for approval. Approval of a PUD also requires satisfying all of the conditions for approval of a Conditional Use Permit. Conditions for approval are as follows: 7. mill 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 orgeneral welfare of the neighborhood or the city. The project will not detrimentally affect the use and enjoyment of other property in the immediate vicinity. 2. mill be consistent with the comprehensive plan. The project is consistent with the comprehensive plan. 3. mill not impede the normal and orderly development and improvement of surrounding vacant propery. The project will not impede development and improvement of surround vacant property. All of the surrounding properties are already developed, or are located within the flood plain and are not buildable. 4. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, mater and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The property will be served by city sewer and water. 5. mill 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. Does not appear to involve activities that would be detrimental to surrounding properties as proposed. 6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There is the potential for the destruction, loss or damage of a natural scenic feature. The project is proposed to be constructed within the required bluff setback and mild and Scenic River District Ordinances. Impacts to these areas were evaluated by the DNR and their recommendation is to deny the application based on reduced bluff setbacks, the need for more open space, building height, and insufficient parking. 7. mill fully co*ywitb 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 ci y. The project, as proposed, does not meet all requirements of the city code. However, the applicant applied for a PUD which allows flexibility from the strict application of the ordinance. The city is not required to grant all requests for deviation from the ordinance, but can allow changes deemed appropriate after considering potential impacts. Planning Commission The applicant spoke regarding staff s concerns related to parking and stormwater. He noted the current project includes 219 parking stalls, which equates to 2 stalls per residential unit (ordinance is 2.5 stalls). He noted that Granite Shores is at 1.75 stalls per unit and that he has toured other facilities where 1 stall per unit is required. Staff noted that the Granite Shores property directs resident overflow parking to city -owned lots in the area and that the location of the current project does not have that option. Staff also stated that comparing parking requirements to facilities in more urban settings is not an equal comparison as there are public parking facilities and better public transportation connections. The applicant stated his engineers reviewed the stormwater requirements of the Yale Street extension and the proposed building and found that the existing pond has enough capacity to treat both projects. Staff was not able to confirm the calculations during the meeting, but stated the Yale Street project was designed as one project and not intended to be reviewed in segments. The pond north of the project site is planned to treat stormwater and impacts from additional locations south of the current site. The Commission asked staff to verify the calculations with the City Engineer. Staff spoke with engineering and stated that may have been true using previous stormwater requirements, but that current requirements will be much more restrictive and stressed the need to maintain the ability to expand the existing pond. The Planning Commission recommended denial with a 4-1 vote. Commissioner Crook dissented. Financial Impact The applicant is requesting forgiveness of city development fees and city funded construction of the Yale Court extension and associated utilities. The following list is an estimate of the financial impact the city may realize by forgiving requested fees and development expenses. 1. Sewer Access Charge - $4,750 per unit (100 units) $ 475,000 2. Water Access Charge - $3,425 per unit (100 units) $ 342,500 3. Park Dedication Fee - $3,712 per unit (92 residential) $ 341,504 4. Building Permit Fees - based on cost of construction $ 65,000 5. City construction of Yale Court extension $ 350,000 6. Estimated cost of city owned property to be swapped $ 100,000 Estimated impact of fees forgiven and city expenses $1,674,004 The applicant also plans to submit a housing TIF application, which is not included in this estimate as a formal application has not been received by the city. Attachments ■ Location Map ■ Applicants Narrative dated December 28, 2015 ■ Project Overview dated December 28, 2015 ■ Site Sketch and Narrative received December 28, 2015 ■ Building Plan Narrative dated December 28, 2015 ■ Grading, Erosion Control, and Utility Plans dated December 28, 2015 ■ Support Narrative dated December 28, 2015 ■ Staff Comment Letter dated January 11, 2016 ■ Yale Street Preliminary Geometrics Plan ■ Email Response and Letter from Applicant dated January 20, 2016 ■ Stormwater Alternatives Narrative dated January 18, 2016 ■ Comments from the City Engineer dated February 10, 2016 ■ Updated Site Plan received February 22, 2016 ■ Rooftop Landscaping Plan received February 22, 2016 ■ DNR Comment Letter dated February 23, 2016 UL'—A'r Modern Construction Conditional tTse Ilerll ' I lit I, f- , I, It t --. - -1 — �, " %1%4 SAI a *^mWff&,MkY*V�., Case No: CU 16-02 ElL*k=--=--: River' M M 0 D E R N CC) NSTRUCTI ON OF' MINNESOTA 12/28/2015 CUP Narrative Prepared by Jesse Hartung Ecology Project XXX Yale CT I am requesting approval for my conditional use application to construct a truly state of the art mixed use building within city limits, called Ecology. This project will consist of roughly 92 residential rental apartments with 10 commercial lease spaces and one restaurant space. The goal of the project is to build a living and working space in an extremely environmentally, socially, financially, and politically way working with the City to demonstrate the effective use of private/public collaboration and efficient planning. The following attachments will highlight the project, provide support for the project, and summarize the requested approvals. Exhibits: Ecology general overview Ecology site sketch w/ notes Ecology site sketch addendum sheet Ecology building plans (concept set 11233015 omit pages 1,3,8,9) Ecology building plans (updated parking 12112015 to replace omitted pages above) Ecology building plans addendum sheet Ecology grading, utility, SWPPP, drainage plans Summary of Support for Ecology Ecology Proforma The above exhibits are preliminary and it's planned on working through with department staff to receive final approvals for all of the above preliminary designs and concepts. MODERN CONSTRUCTION MN.COM 631 MAIN ST NW. ELK RIVER. MN 5533D I F: '763.2[]0.6376 I F: 666.253.®354 I' E: INFO Q tAODERNCONSTpLJCTII7NMN.CLIM LlC'. BC64E35Z8 M MODERN CONSTRUCTION OF' MINNESOTA 12/28/2015 Ecology General Overview Modern Construction of Minnesota, inc. Ecology Mixed use building General Overview Modern Construction of Minnesota inc (Modern) is proposing to develop and construct a state of the art mixed use building within the city of Elk River along the Mississippi River. This building will consist of rental apartments, commercial space, retail space, and underground parking and be built using some of the most advanced and sustainable construction materials and methods as outlined below. It is the goal of Modern to provide a safe, environmentally friendly living and working space for the residence and business of Elk River and show the state and nation that Elk River is the BEST place to raise a family, start a business, and truly be "Powered by Nature" Site Concept: -1.45 Acre building pad site less road extension space -11 Acre recreational site along the Mississippi, portion to be swapped for building pad with city -Ability to connect to local and future regional trails, public transport, and pedestrian walkways -Landscaped using native prairie plantings, permeable surfaces, and minimal grass -Site work for future park entrance and parking garage on Yale ct Building Overview: (See initial sketch) -Create 90+ residential housing units of various size and price from studio to 3 bedroom -Create 10+ commercial/retail/restaurant spaces for lease with additional executive office spaces -Provide underground and on street parking with trail and sidewalk access -Implement the latest green building technologies and practices as highlighted below -Provide access to sustainable, safe, and healthy food, water, and air as highlighted below -Foster a strong community around sustainable and peaceful co -habitation as highlighted below -Use the building as a successful proof of concept for further development in the FAST area that benefits both the city, the residents, and the environment ----financially and politically Green Building Initiatives: -Design the building to minimize waste, reduce site damage, and increase layout efficiencies -Minimize resource use during construction through recycling, project management, and reclamation -Provide 100% LED lighting for all exterior, interior, commercial, residential, and common space lighting -Use triple pane windows for all residential units and explore triple pane windows for commercial units -Install occupancy sensors, timer switches, dimmers, photocells detectors, and other automated tools -Install a horizontal Geo Thermal heating and cooling system for the entire building -Explore the use of solar panels above street parking, on the building rooftop, and in flood plain area - possible community solar project in co-operation with ERMU M MODERN CONSTRUCTION OF' MINNESOTA -Install smart controls / BMS systems for mechanical equipment such as smart irrigation meters, programmable thermostats, automatic blind controls, automatic door closers, and usage monitoring tools -Provide electric car charging stations at street level and underground parking -First building in the nation to use state of the art "thermal studs" Sustainable/ strong vibrant community Initiatives: -Build organic rooftop gardens and green houses to promote sustainable agriculture -Install air quality equipment such as upgraded filtration, humidifiers, dehumidifiers, central vac -Install negative pressure fans in parking garage entries to mitigate poisonous gas infiltration -Install water quality equipment to capture/reuse rainwater and run off for agriculture and landscaping -Provide outdoor communal spaces for relaxation/cooking/education on roof top and in flood zone -Use low/ no voc building materials where available, specifically paints, carpets, finishing materials -Provide bike storage and lockers with safe connections to local trails/sidewalks to promote healthy travel -Provide multiple housing units to include handicap / multi -family living / medium family / single / and special needs to promote a strong diverse community -Provide amenities that support healthy active lifestyles such as a covered running track in the parking garage or flood plain, community fitness facilities, community gathering facilities, community pet and car washing facilities, community business facilities, park and wildlife areas in the flood plain, a scenic Mississippi boardwalk/overlook, an off leash dog park area, restoration of native prairie plantings in the flood plain, community theater room -install recreational facilities in the flood plain that include fire pits, volley ball pits, sand boxes, playground equipment, and other low environmentally impactful amenities. -use native prairie plantings and permeable surfaces for landscaping with an effort to minimize grass and impervious surfaces to reduce runoff and pollution of the surrounding river and wetlands Summary: As demonstrated by the list above this project will greatly benefit the residents and business of Elk River and provide unmeasurable recognition for the City of Elk River as a leader in sustainable development. In addition, this project fulfills more objectives in the Elk River Comprehensive plan than any other single project including job growth, sustainable development, goals laid out in the FAST plan, mixed housing types, green building promotion, goals laid out in the Green Steps Program, goals laid out by the Energy City Program. Modern hopes to work with the city to gain the approval of this application to build a truly landmark building that demonstrates when municipalities and business work together toward common goals development can be done in a way that benefits the environment, the City, and the residents and business within the city in the short and long term. Modern has the ability to deliver on such ambitious goals as demonstrated by multiple projects already completed within the city limits achieving efficiency scores in the top 3% worldwide with costs considerably under market value. --- :rep Aa— Pro a - p - - - 1 rnpo UPJ 4.-1 C31 \ \\---------- 1 Z\ ------------- 1715T AVENUE NW / —_ ___________________l ........... t«, em. waa m'ev�xaye m��enoan«� La,..,.wa a w�a s a x« rio rh.ssi9azasG w a. ewrs:. w+aiwvr xac.. loll Bl- L�iA.'e�cp xmanb awb. wrtMn��Mro w.a, u�NM.r�se muom`m,na��mcro�au�.�re,�va�x.rexro,m him ao �x.a rea.a.rea.ery ux x«m une a aam mow. Mia��� eu�m�ax'»•w�'v dmee".°a'�y.iop xegrna. a...n«. i.,reaeniam�n atiwaaa.-s« SCALE IN FEET 0 50 00 150 M MODERN CONSTRUCTION OF MINNESOTA 12/28/2015 Site Sketch Addendum Sheet Prepared by Jesse Hartung Ecology Project XXX Yale CT The following notes help to clarify the proposals highlighted on the site sketch. Land swap: Modern Construction is requesting a land swap between the City of Elk River and Modern Construction in which 4.5 acres of land along the Mississippi as highlighted in the blue dotted lines on the site sketch would be exchanged for the less than 1 acre of land as highlighted by the green dotted lines on the site sketch. This would provide the city with an access road and ample land to a gently slopped Mississippi shoreline with ample room to install picnic tables and other various park amenities. Modern Construction would receive the building pad needed for the Ecology project as well as an easement for the road to gain access to the remaining shoreline. The City of Elk River would construct the future road and Modern would construct the public parking garage and trails along road. The Land swap and platting would happen in the following manner: -Acquire the red dotted line area to provide for future public parking area (constructed and maintained by Modern) -Re-platting the yale ct property to remove the future road extension area and extend the building site in dotted red area -Execution of the land swap for the remaining land -Construction of the Ecology project to full exterior completion -Construction of the future yale ct extension -Competed construction of Ecology project This order provides the most feasible manner in which the Ecology project and future road extension can be completed without potential damage to either project and allowing for the safest and securest construction on both projects. Setbacks & Easements: 3' building setback from the future road extension to provide for a sidewalk, this allows the building to best sit on the land Roadway access easement so Ecology residents and guests can access the private shoreline property Access easement for potential future ramp to second story street level parking if needed as highlighted by solid green lines MODERNCONSTRUCTIONMN.COM 621 MAIN ST NW, ELK RIVER, MN 55330 I P: 763.200.6376 I F: 866.259.8354 I E: INFO@MODERNCONSTRUCTIONMN.CDM LIC. B064652B ELK RIVER - RETAIL/APARTMENTS PARKING PL47.A L — — — PATIO / PARKING j PROPOSED ROADWAY EASEMENT C n� - - ENTRY - - PROPOSED 5 STORY BUILDING SITE CONCEPT l' =40'- 0" MISSISSIPPI RIVER v v v Jill', r.I-r, t723 LAFOND AVENUE SAINT PAUL MN 55104 PHONE/FAR 6s,--644-.Mg E-MAIL lim.mtckeq.— s ELK RIVER -- RETAIL/APARTMENTS J IM MAQNri Y, LJAR C JJ:J Q :T 1723 LAEOND AVENUE SAINT PAUL,MN 55144 PHONE/FAX 65-644-o869 E-MAIL jim.m ck@q.com m m RIVER SIDE ELEVATION 1 = 20 O a O H O ELK RIVER -- RETAIL/APARTMENTS ENTRY PARKING ELEV ' FCARIWASHI\ STAIR -- LOWER PARKING LEVELS Li - La I'=30'- " PARKING PARKING ipim rtIA rY, �ftcM TC UT 1723 LAFOND AVENUE SAINT PAUL,MN 55104 PHONE/FAR 6V-644,869 E-MAIL ji.—k@q,com a 0 ELEV STAIR POOLABOVE i PLAZA t ELK RIVER RETAIL/APARTMENTS 30' 214', o ENTRY RETAIL d BATHROOMS STAIR LLE� � FITNESS 52' PATIO POOL N M 50 MAIN FLOOR —RETAIL M, J;IM M: A r �Rc�;IT(=cT 1923 LAFOND AVENUE SAINT PAUL,MN 55104 PHONE/FAX 65i -644.o869 E-MAIL jim..-k@q— m 6 30 1 ELI< RIVER - RETAIL/APARTMENTS � s.RC�;I;TECT 1723 LAFOND AVENUE SAINT PAUL,MN 551o4 PHONE/FAX 651-644-.869 E-MAIL ji..—k@q.- ® i� 3s 30' 60 6d UPPER LEVELS — a - 5 172 = 20 - 0" ELK RIMER - RETAIL/APARTMENTS RUNNING TRACK, I LANTINGS PLANTINGS r GREENHOUSE \STAIR /� ELEVATOR PLANTINGS L WEP BAR PLANTINGS 'o - �L' GAS FIRE PIT -- GAS FIRE PTT O o SUNDECK ROOF CONCEPT PLANTINGS PLANTINGS EITI:R J,iC1 MaCY��Y 1923 LAFOND AVENUE SAINT PAUL,MN 55io4 PHONE/FAX 65i-644-oR6g E-MAIL jim—k@q.com PLANTINGS ELK RIVER RETAIL/APARTMENTS F7z3 LAFOND AVENUE SAINT PAUL,MN 55to4 PHONE/FAX 6y-644-0869 E-MAIL Jim.m &@gxom CONCEPT UNITS V8° = - I ELK RIVER -- RETAIL/APARTMENTS DECK BEDROOM BEDROOM, BEDROOM O WOMENS BATH DECK, SITTING BEDROOM DECK BEDROOM BEDROOM, BEDROOM LIVING LOCKMR M MENS BATH KITCHEN STAIR CO -HOUSING UNIT (LEVEL i -- 4) I/W -1! 1 Alm MACKcY; ARCt�,1;T�C:T 1723 LAFOND AVENUE SAINT PAUL,MN S5104 PHONE/FAX 65i-644-.Mq E-MAIL jim.mack�q.wm m w 1723 LAFOND AVENUE SAINT PAUL,MN 55io4 PHONEIFAX 65,-644-.869 E-MAIL jim.—ck@q.®m ® ■ CONCEPT SECTION 1/8" = i - a" ROOF LEVEL 5TH LEVEL 4TH LEVEL 3RD LEVEL 2ND LEVEL MAIN LEVEL PARKING LEVEL � PARKING LEVEL 2 M MODERN CONSTRUCTION OF' MINNESOTA 12/28/2015 Ecology General Overview Modern Construction of Minnesota, inc. Ecology Mixed use building General Overview Modern Construction of Minnesota inc (Modern) is proposing to develop and construct a state of the art mixed use building within the city of Elk River along the Mississippi River. This building will consist of rental apartments, commercial space, retail space, and underground parking and be built using some of the most advanced and sustainable construction materials and methods as outlined below. It is the goal of Modern to provide a safe, environmentally friendly living and working space for the residence and business of Elk River and show the state and nation that Elk River is the BEST place to raise a family, start a business, and truly be "Powered by Nature" Site Concept: -1.45 Acre building pad site less road extension space -11 Acre recreational site along the Mississippi, portion to be swapped for building pad with city -Ability to connect to local and future regional trails, public transport, and pedestrian walkways -Landscaped using native prairie plantings, permeable surfaces, and minimal grass -Site work for future park entrance and parking garage on Yale ct Building Overview: (See initial sketch) -Create 90+ residential housing units of various size and price from studio to 3 bedroom -Create 10+ commercial/retail/restaurant spaces for lease with additional executive office spaces -Provide underground and on street parking with trail and sidewalk access -Implement the latest green building technologies and practices as highlighted below -Provide access to sustainable, safe, and healthy food, water, and air as highlighted below -Foster a strong community around sustainable and peaceful co -habitation as highlighted below -Use the building as a successful proof of concept for further development in the FAST area that benefits both the city, the residents, and the environment ----financially and politically Green Building Initiatives: -Design the building to minimize waste, reduce site damage, and increase layout efficiencies -Minimize resource use during construction through recycling, project management, and reclamation -Provide 100% LED lighting for all exterior, interior, commercial, residential, and common space lighting -Use triple pane windows for all residential units and explore triple pane windows for commercial units -Install occupancy sensors, timer switches, dimmers, photocells detectors, and other automated tools -Install a horizontal Geo Thermal heating and cooling system for the entire building -Explore the use of solar panels above street parking, on the building rooftop, and in flood plain area - possible community solar project in co-operation with ERMU M MODERN CONSTRUCTION OF' MINNESOTA -Install smart controls / BMS systems for mechanical equipment such as smart irrigation meters, programmable thermostats, automatic blind controls, automatic door closers, and usage monitoring tools -Provide electric car charging stations at street level and underground parking -First building in the nation to use state of the art "thermal studs" Sustainable/ strong vibrant community Initiatives: -Build organic rooftop gardens and green houses to promote sustainable agriculture -Install air quality equipment such as upgraded filtration, humidifiers, dehumidifiers, central vac -Install negative pressure fans in parking garage entries to mitigate poisonous gas infiltration -Install water quality equipment to capture/reuse rainwater and run off for agriculture and landscaping -Provide outdoor communal spaces for relaxation/cooking/education on roof top and in flood zone -Use low/ no voc building materials where available, specifically paints, carpets, finishing materials -Provide bike storage and lockers with safe connections to local trails/sidewalks to promote healthy travel -Provide multiple housing units to include handicap / multi -family living / medium family / single / and special needs to promote a strong diverse community -Provide amenities that support healthy active lifestyles such as a covered running track in the parking garage or flood plain, community fitness facilities, community gathering facilities, community pet and car washing facilities, community business facilities, park and wildlife areas in the flood plain, a scenic Mississippi boardwalk/overlook, an off leash dog park area, restoration of native prairie plantings in the flood plain, community theater room -install recreational facilities in the flood plain that include fire pits, volley ball pits, sand boxes, playground equipment, and other low environmentally impactful amenities. -use native prairie plantings and permeable surfaces for landscaping with an effort to minimize grass and impervious surfaces to reduce runoff and pollution of the surrounding river and wetlands Summary: As demonstrated by the list above this project will greatly benefit the residents and business of Elk River and provide unmeasurable recognition for the City of Elk River as a leader in sustainable development. In addition, this project fulfills more objectives in the Elk River Comprehensive plan than any other single project including job growth, sustainable development, goals laid out in the FAST plan, mixed housing types, green building promotion, goals laid out in the Green Steps Program, goals laid out by the Energy City Program. Modern hopes to work with the city to gain the approval of this application to build a truly landmark building that demonstrates when municipalities and business work together toward common goals development can be done in a way that benefits the environment, the City, and the residents and business within the city in the short and long term. Modern has the ability to deliver on such ambitious goals as demonstrated by multiple projects already completed within the city limits achieving efficiency scores in the top 3% worldwide with costs considerably under market value. I�NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR ALL UNDERGROUND LOCATE REQUIREMENTS. CALL 98 HOURS BEFORE DIGGING: I 1 GOPHER STATE ONE CALL 1 TWIN CITY AREA 954-0020 OR B11 IMINNESOTA TOLL FREE -600-252-1166 DR BII I� II I I I I I II II I I I H b II I I ROADWAY LPTOUI \ COTD BETDET RMINED / 1 /I — — — — — — — — — — / - — — — — — — — — la'�azsr ' \ / ✓' / CURB CUTWITH RIP RAP INLET —J `ROOF DRAIN FOR GREEN ROOF -0:5 REMOVE CURB AND to u N m BITUMINOUS (TTP.) c, to N Cl, PAVEMENT `� / � � SURFPCEPE IOl1S PATID _ V Y D, SURFACE RE PRDPDMENT APAR D BUILDBB2.D FFE= (TYP.) • _ _ F- «Zr _ — ---- — PERVIOUS PATIO SURFACE I I I I I I I I I I I I I EROSION CONTROL NOTES GRADING GENERAL NOTES 1. Contractor shun conOne construction opemti— to the construction/grotling h The Co^nocfor shoo note my dswepondes befwem existing moft— as exist M the rreld and Tr. heft site sDl erosion ono sedime c of facilities sh be sto letl psrior to any ona Ime Cepresmtee wimp Me pions as shown me pith( Me Architect be/ore ddeing Me project m0 beginning tuepnero proseru x orae usmhnr lo—t on or grotling Operations moinminm to rolrorm .Hh random% ' 2. Cmfroctor Mdl verify dl existing 8 proposed dewfims ain to dddi^g the pjed old start o/ eve prmoero proane rrzpexe orarnege Flex sped ie y p—i . f tl D the t 9 Colt,ttw moll inspect lemnororyhe n mtral m m the entire site of e9ecoiretln'im crosfrvcfim and nofi/y ono o/ my cmflicfs. 3. Col—to, locate dl this Manger o ee xa n tiro ro e, ea erea Axpeaee xsr F.rree _ y T Eoys 24 of an m intim D ... R,d sill fence arm d or l.U.nesh e',, shall mtl veri/y utillYies whits may bf/ect wwk mtl -lily o o/ any —tort lac ut.ty combat- Por exp locotim% prim to b -, the .j --t ane rmanmcing waN:. p gyp— onerev pVroaave uaAw contour 1i Inapeetim eh e,hf di els %elle hha u tlergone ^ t `MPGA.^ A. C—ot'note f^sfollafim If new utAffles with the M,ohonicd plan �� omorea eixporoe urIn [throat final sto old N ti a of Terminotion u 5. Cmfrocfw %Moil fake necessary wecaatims to present vlt mtl deWis run -of/ during grotling operafims pose Ron: Cnurmcnro 5. All grotling operoli ns sh.11 b. contluctetl in o monnndto min mize the (ie. silt /race, stbaler, etc). .neergre.ne deerne Enrmmcepro potential for Its a orlon. 6. Cmfrocfw shall vnify o,fitkol elemflms to ensure m/moth[, with grotling Plon, porticalarly with walk n ppnr pas 6. mr0 ion c lr^ m shall be fled p,ore trey disturbance of o Y rms ontl loineC til all tributory dislarDetl toted a d f to re n. Meet exisfin tles atm street; praperfY lines ontl tlrivewoY mfronrex ^ /w pavemm % g wo 9 nor p,pe benerea AYrPoaed m 1 Rnreehoo B. The Controctcor Y e for t rem of of all Repos ona DOI. ,upon establishment pot perm h n Iso IE lin Restore ao povemmfs mot remote to they or/glnol i/ not beam cmdi — Nati/y omw o/ my cmflicfs PHw to o—g the project. _n ol- vegetotlm r s. 7. Areas not Povetl ontl to be Imdscaped %hall rcc o/ 4" depth a msared in place o/ fopsml. g Mm _ a dye ort wy 9. PII tlitch o os 'tit roe ringo c t n b r vegetotetl Any 0 Any tinisltptl m Moll De seedlo ontl �ry Iehea thin TquW /umiMed o^ ed by G — Cmfrocfw. All — stapes greo mequol to S� 1 Yrall omens eremsce n'serrte .r t3, ibis. 14 do otter t, grotling Is compleletl Occortlonce 1D 1A of 25 v. De hytlrnseetled, mos'mrcmMd blmkefetl, w mulched to hdp s 15— the dopes by Gmerol Cmfrocfw. g —dui(, ckcuifs old cmnecf required far lighting fo be pro— by Gmeral Cmfrocfw. Omer.. drumFeue aularo D 30' 1D. All di—bli Oreos shall be revegetotetl xilh Mn/DDT s— miz, ulched fertilixetl & tlisk ncM1oretl• Der the following to h-1 9. LHdwgrmnd amities shom hwem we as pit awdaEle utility mops and measaremmfs to visible Oh -site I—to markings paneres eronde wrlaro PROJECT BENCHMARK Seed miz 25-121: 61 IV— Seetl miz (basin) }}_261: 35 Ib/Oc. Fmtilizer 22-5-16 350 ID/Oc. fertilizer (eosin) 17-10-7: 2D ItZ. Mulch Type 3: 2 tons/.c. u ch Type 1 2 tons/Dc. l0. PYowde ;,,—dwafer de wafering as recmlmmded by the sols h,gik r. ll. All spot elemfi— — to fop of pavement of—Rim. Oenoree waver ewbro SCALE: 1" = 30' TNH of Sand of eul-de-sec Elevafim - 881.80 het MAYO BB) I z 2 z Z LLJ 0 0 O_ w=N H f n Z Ld J da W J :2;ZC)0 r_ Of Z Of cr w o Q 0 Q z d 0 m 0 Q 2 0 0 3 i �., lbR_ / I---- / L i �� \ .... 1 I I ✓� \ REPLACE CB WITH STORM 1 MANHOLE 1 `.. cM1^` CONNECTION BY MECHANICAL (TYP.) AP APO GNT BFEDBB2.0 --- — — — — \ c'g `•„ d0F tvee/1, en�sting cm s Prior to cm.1—HoW one notify Nt 'he owner v engine o/ d'snepa cries �ONrn / i \\ 2/SCALE: -- —�— .4 o ee ew n wm y • ^M^nt .trues Xhich cmfiic' xfth Me Proposed Improvements shown m the yZ plmsThe locotim o/ uMitie .." be abtIn. by the --by 1 ro ling Copha State the Coll at 1 -800 -TSI -1168 m .1. _ A Pn'a to cm tim, the cm'tacta shall obtain the etas Y /silo&, • n "I Pae state and local permits fa the proposed nark m racily with the o R or engineer Ma' permits hove Dem mtttke Penni' /e es shall De th, t\oma \ __— 5 All electric telephme and gas entmm'ans and other ser o lines shall be a dye of wy ms'mcred in accordance With 'he Vp lffcatms of 'he^dpproprio'e GW IT 37 1 z oea um a ex aro S All ­tory sena, st....a.n and nort main atms Mollbe ...adence nith'he etyb ".kmmtsand Me cun rrebuddingmd n pweMe swam. wrtw plumbing code reauiremmts a s n° 1 — ,L - zF _ F- »- CID I UT2?YPLAN QEAffNL AWES L Lntlergrountl utilities shone hereon os Per awdable utoity mops —d I I Z �_ 0 W M o kings. N _ J 1 1 ____—�I w TALL WYE EXISTING SANITARY / — =_ _ I I II 11 PIPE LOCATION ' I I DEPTH) <' CONSTRUCT CB OVER / m I I WET -TAP EXISTING STORM PIPE EXISTING (FIELD VERIFY LOCATION / — / to I ` II I xFetc c 2 AND DEPTH) — — WATERMAIN z o Z.G u {{61 3EEse6 1211 F I — � �✓1/ So u'S i �., lbR_ / I---- / L i �� \ .... 1 I I ✓� \ REPLACE CB WITH STORM 1 MANHOLE 1 `.. cM1^` CONNECTION BY MECHANICAL (TYP.) AP APO GNT BFEDBB2.0 --- — — — — \ c'g `•„ d0F tvee/1, en�sting cm s Prior to cm.1—HoW one notify Nt 'he owner v engine o/ d'snepa cries �ONrn / i \\ 2/SCALE: -- —�— .4 o ee ew n wm y • ^M^nt .trues Xhich cmfiic' xfth Me Proposed Improvements shown m the yZ plmsThe locotim o/ uMitie .." be abtIn. by the --by 1 ro ling Copha State the Coll at 1 -800 -TSI -1168 m .1. _ A Pn'a to cm tim, the cm'tacta shall obtain the etas Y /silo&, • n "I Pae state and local permits fa the proposed nark m racily with the o R or engineer Ma' permits hove Dem mtttke Penni' /e es shall De th, t\oma \ __— 5 All electric telephme and gas entmm'ans and other ser o lines shall be a dye of wy ms'mcred in accordance With 'he Vp lffcatms of 'he^dpproprio'e GW .toffy cmpmy. The cmtra shop coadina'e Me sdvice Ilhe 37 1 rmshur pith the utdify companies. oea um a ex aro S All ­tory sena, st....a.n and nort main atms Mollbe ...adence nith'he etyb ".kmmtsand Me cun rrebuddingmd n pweMe swam. wrtw plumbing code reauiremmts a s n° 1 — Z zF _ F- »- CID I UT2?YPLAN QEAffNL AWES L Lntlergrountl utilities shone hereon os Per awdable utoity mops —d I I Z �_ 0 W M o kings. N _ NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR ALL UNDERGROUND LOCATE REQUIREMENTS. CALL 48 HOURS BEFORE DIGGING: GOPHER STATE ONE CALL TWIN CITY AREA 454-0020 OR 811 MINNESOTA TOLL FREE 1-800-252-1188 OR 811 2. The —t—tor I's specifically cautioned Ma' the location ­d/,,ol—tim :2 z o/ existing utilities as shomr m these plans arc based m roc o/ the 0 louhlify compmies and limited m suremmts 1— 11 th, /fed. as .n de Thein/aanatim shill not be reied m being .0 m ample .. The d0F tvee/1, en�sting cm s Prior to cm.1—HoW one notify Nt 'he owner v engine o/ d'snepa cries SHEET N0, --c m dl Me opp riat utility company o least 48 3 The t 2/SCALE: tt_ beta. any _..It. toguer'seat' field lmatfm o/ u'dtties l' shill be the respmvbaity o/ the c-t,.ct- to "'.tate el eni'l .4 o ee ew n wm y • ^M^nt .trues Xhich cmfiic' xfth Me Proposed Improvements shown m the ® a plmsThe locotim o/ uMitie .." be abtIn. by the --by 1 ro ling Copha State the Coll at 1 -800 -TSI -1168 m .1. dl nett wllee m wee.a.a,we xnu. A Pn'a to cm tim, the cm'tacta shall obtain the etas Y /silo&, • n "I Pae state and local permits fa the proposed nark m racily with the o — �— or engineer Ma' permits hove Dem mtttke Penni' /e es shall De th, a`^ res _-lity o/ the --unless .Manisa ar.Z"' ni th the 5 All electric telephme and gas entmm'ans and other ser o lines shall be a dye of wy ms'mcred in accordance With 'he Vp lffcatms of 'he^dpproprio'e .wales ewmwe xwme .toffy cmpmy. The cmtra shop coadina'e Me sdvice Ilhe Oen 1 ea 6�eu 1 rmshur pith the utdify companies. oea um a ex aro S All ­tory sena, st....a.n and nort main atms Mollbe ...adence nith'he etyb ".kmmtsand Me cun rrebuddingmd n pweMe swam. wrtw plumbing code reauiremmts Dwo aa.el ewbro LSI 0 Q w w LLI F ■ °mleero ea (� v) HWaeee nam moMae Z Z z O d PROJECT BENCHMARK :2 z TNN of S end e/ cul-e'rsac Elewtim = 88/.80 /set 88) 0 (.Ab Q J d0F Q 2 D SHEET N0, 0 2/SCALE: 1" = 30' 3 GENERPL INFORMATION Thi, Stormwoter P111.1ill P-11— Pill is prepared in ..cordon.. to the Nati— P.11—nn Di.—ngo Elimination S,tto. Permit No AN —J-1 Nome: ELK RIVER APARMENT BUILDING SITE DESIGN L—' I,,: Lot 4. Block 1. Mississippi Ridge 2nd Addition City: Elk RINI, NIN. 553330 -/Long: 45.2BD5/-93.5506 Description of ELK RIVER APARMENT BUILDING SITE DESIGN —ki- of 9 -Ing, gg,,g,t ithlin ... .. lf.cing. ..to, no hit. io, --tc, --gonnort. b.ilding old -f c-bli.h.ort. PROJECT CONTACTS M—n C—t—i- of Minno—,Inc. old the Contoct., responsible for inhiplonron-ion of tho SWPPP old n cont'.1 BMP'K o b.f., i — old ding 1--.c .1 ch. .1-o— n pltor old di— e in, ENGINEER no SWPPP DESIGNER (E.p 2018); Jeff Swanson Bogart, Pod ... & A—i—, 130 ]8 First Street Becker, MN 533138-9322 (763) 262—BB22 CONTRACTOR: To b, d,t,,,i,,d. D,,c,ipti,, of Construction Activity: ELK RIVER APARMENT BUILDING SITE DESIGN co ,hate of ti -in ti:- .gg,cg.tc lb-, bit.in... surfacing, —to, no ri-y' - slwmwater hh—gonront. building construction, no .If Mobli. Project Duration: Anticipated 90 DK,K Potential Discharges: Sediment .... ling from operation.. Arco . bnt, Dot. bed: 1.4 A.. pd,vi... Aid. 0 Anes RECEIVING WPTERS Receiving W,ler, Within Or, Mil, Mi.—.ppiRivd,:Thm p.,Iii.h of —, m not o special d, impaired ..to, PLANS AND SPECIFICATIONS Th, pill ontl plIfil. —.1s of this plop - Vdi-. Ine f.1-irg items: The p,.j..l locntion ontl construction finnit,. Existing ontl final grades. Tributory —. dividir,, lin- old direction of f- for .11 Pro old P.. --t—ten s —ff doin.go — F—dod in tho d,.in.gc III— —Voge or. provided upon request by Bogert. P—hor A, Ah— L ...till, of impervious surf..... L ... ti.- of -- not to be do -bed (e.g., buffer ..no, —I.nd.. etc.). Steep slope I.C.U.n.. L ... ti— of oil thIpIlly old Dcrmone1t erosion ontl ,di,,,t control Bi to b, in -Hod on the project. Th. detail Nhh— indicate -- ono N -h— control —MPd to be in.1.11-r the P'.j_EUi-oted,uartItem for ,—r nce—Icfeatures for t_project re VWl''— in the pyre no in the bid fm of no Poj_Actu.L TEMPORARY SEDIMENT Cd poen fence no hdirr- log .,I to bI inpl— prior to the PRACTICES hrmt of any ... th—k operotions Tc,c.iI is 1. be Vd—hd long the limits no placed slope -1y following completion of the grading op—ti... the Doing V -1Z. ploo—L T :''-choll .1-g the embankment slopes though 1ho . m to bspread by . I— i.p.ct c—lo, loct., r,p no d— the slopes I. ostoprovide t—k print. p 11.1 with In. c=- lrUW1,U,h of Mr/DOT Clt19DIy 3 EIDKUDI Control Blanket long the embankment ,top,, dj ... hit the .,Mand. ..... All t—P""Y'I" " Dllpl,, W on ef-tivo no.r. of I-rholl, control h . on ID...n covering or sin I— i—oll.tion along the We All c—plo- ditch .lope, ontl bolt— not draining t—d, the —1,rd, Oreo 11, to b, ItIbililld within 14 coy, Temporary nobili—I. ill — be el.1in .,e.. where—w grading pti.r. e c. penced or cease. for, . ph-i.d of 14 days or 9—ter A rock ,n,t,.,ti,n hrb—, for choinn- IM1111 il 11 be provided nt ontr,c t the south end of 1.10 Court KW no r..d..y extension .1 1h.project 0th Ave osoutCourt Street sweeping of the paved —f— .111 to. required .s directed by In. Engineer. Sill fence Kill b, V -11,d prior to c Rip — of �.p no filler b1clict ill b, pld I the -1- Kidhih 24 1,— the .0 ol Tne -h-clo, .— Iftlibilb. the .11 expos d ..!I .,eb. inhhhe-tely fdl-irg —t—tion -- co -r -ion rill not cc.r for , p,,iod g ... th, thou I, equal to 14 d,y,. Stabil izotion —1 1. 'h -",t b complete—o, ploto xithin 14 cdd­ ftor the construction .— t .,e. nos th,hp—Ily or per.—fly ceased. Arens must Il th, or, Kithin 20D ft of , Public W,t, k -bili,hd 14 M1ou s If completing — living ph,iof 'Work in ..to, restrictions for time periods dool— by the D.R. The Controctor is rcIp—blo to maintain the di. -boll oldo until vegetation in e—bli Once vegetation i, -bli,hod ontl con,tr.ctim i, omplele, the silt foro, ons any .1- t—p.,.,y erosion control th.t I. not Di—god— —11 b, removetl. St,ec:ping x e -- o.-by the Th. C ly my�eq..rthe Owner to provide Street Kcepir'f s . Street sweeping IUM occur within 8 hours of of notice from th. Cit, Applying —,,h, hydr.—I,h, t.ckifi,. pol,lcry—do o milar d ...on p—onti- io—i— m not ..cpt.blo -Ib.li-ti.n in cry Fort of t.p.—y o, p—r— dr.ir.q. ditch or INSPECTION AND MAINTENANCE Th. C.n""tr is " n.d incomd- —poldble i.r th. ir,I 11 rhent.1i.n, inspection no nr.irl=c'f th , 1 holich no odinnnnt control BMP, on th, Th,t indkii—I i, to too id,n t"fild It the p,,—,,nMr.,ti,n conference no listed in the minutes thk—f. The opp.iltcd indwid- m to perform . r—no in-— i tho ont- sitc .1 — —� -cry —en d.� —Ing con,dr-ti- p. ti.n. no .!thin 24 In.... ,iter I rinnil, Vcht greater thou 0.5 inchesin 24 hw,,. A recommentletl inspection for, Kill be provided to the C -r -o, It the prec. Any deficiencies in the croden no Icolinnont con— En' e be t ed on the inspection form no c.rr..I.d by the end of the re.t —in... coy. Perimeter control —Kok one to b, rep.iretl or ropi ... d when they ore no longer effective or when the -dinnort rc..hnone—half the height of the dow.... POLLUTION P tir,,r, —� to lb, pplioll only in the .moss is I, V,,iii,d no worked into the toil to ntininno. to --th, r—if. Onsite refueling operotions — to be conducted with c.— Any in—r-1 spillage of — c, cl� hnic.l. I. to be inhhhe-tely "hInR1.d�."'.1jj.nK,-.d III thIlit, no f disposed 11 In ... rdne to I tc no Loc., jr .pill... r. ,Ipl,t d to no MICA 24 _ , NMifi,,ti,n no— on BOO 422 0798. All vehicles —it, or,to b, ,nit,,d for look, ontl subject to routine p .... ntiv, —in tmon, , off— to -..e the lik,lih— of le,k,g, ontl , P.rt.lol. K -1-y waste facilities — to be provided onsite ontl emptied ch biweekly to. - Concrete botch buck, .ill not b, 1111-ol to di,ch,rg, or., ontl ch— K-0 directly on the ground. A portable —h- r000pt.do m to be provided by the C.nt,.d.r at the locotion - provided by the Owner. Find knotbili—i- occ— —h 7. percenti the P—.— ore. is c-.,. Kith Vifornn. p,,,n,nt vegetation. All te.p.r.ry.-h no Ildinnont control foll"ro, — 1, be e, -,d :no the N FOES Notice of Termination is to be p,cp.,cd no submit too to th WIPCA. LOCATION OF SWPPP REQUIREMENTS IN PROJECT PLAN 24 HOUR MPCA EMERGENCY NOTIFICATION Toloph.rc N.hrib— 651-699-5451 800-422-07508 I 3 M M 0 D E R N CC) NSTRUCTI ON OF MINNESOTA 12/28/2015 Summary of support Prepared by Jesse Hartung Ecology Project XXX Yale CT It is my belief that this project is in line with the goals and objectives of the City Comprehensive Plan, the Vision Statement, the Energy City Program, the Green Steps Program, F.A.S.T development, and the "powered by Nature" slogan. Additionally, I strongly believe support for this project will set a wonderful precedent in the city that provides a framework for achieving exceptionally high performance with private development. Below is just a small sample of information gathered that highlights how this project fits the City of Elk Rivers short and long term plans -promotes local business growth and job creation -creates an expansion of the tax base and promotes higher density development -The comp plan calls specifically for incentives to be provided to support green building technologies, sustainable development, preservation of natural spaces, and economic growth. (chp 7 pages 83 and 84, 90, chp 12 page 129) -The comp plan calls for collaborative efforts with those that have a shared vision —chapter 2, page 7 Specific work needed in this project is already slated to be completed by the city (Yale CT infrastructure, future Mississippi access) -The comprehensive plan is filled with more than 50 statements that call for the city and its related departments to support Green technologies, sustainable development, preservation of open space, the expansion of the commercial tax base, expansion of local business and etc. -Chapter 13 goes into great detail the importance of the core image of Elk River and it's "powered by Nature" theme (page 132), this project will literally be powered by nature with its geothermal HVAC system and possible solar panels -Effectively marketing the City as a place with a high quality of life is called out on page 132, this project embodies the core tenants of a high quality of life and will have a dedicated marketing budget to promote the building and the city as a whole Green Steps Program: 1. Elk River GreenSteps program Currently Elk River has completed 21 of the green steps. Ecology can help with: a. Best Practice #3: New Green Buildings (not currently achieved by the city of Elk River) i. Ecology will be built utilizing a green building framework ii. The Ecology building with have a "common interest community" 1. Native vegetation 2. Utilize renewable energy 3. Community garden used by the residents and business/restaurant 4. Utilize storm water for irrigation iii. Ecology will use only EnergyStar certified equipment and appliances throughout the building and use only LED lighting and renewable energy sources. Best Practice #4: Efficient Outdoor Lighting and Signals (#5) i. Ecology will use LED/solar-powered lighting for all parking lots and the community park. Best Practice #7: Efficient City Growth MODERN CONSTRUCTION MN.COM 631 MAIN ST NW. ELK RIVER. MN 5533D I F: 763.200.6376 I F: 666.253.®354 I' E: INFO Q tAODERNCONSTpLJCTII7NMN.CLIM LlC'. BCS4E35Z8 M M 0 D E R N CC) NSTRUCTI ON OF MINNESOTA i. The Ecology building with consist of multi -family housing of more than 15 units per acre and will be adjacent to a commercial zoning district and near a transit center d. Best Practice # 8: Mixed Uses i. Ecology is a Vertical Mixed Use building minutes from Elk River's historic commercial districts and downtown Elk River. It is also located near a local transit station ii. Ecology is a Mixed Use building similar to the one found in the downtown zoning district. (Section 30 1026 of the Municipal code allows such a building) e. Best Practice #12: Mobility Options i. Ecology will be a walk/bike friendly community with access to city trails and commercial businesses. ii. Ecology will have dial -a -ride option for residents and business patrons to assist in transit and to promote carpooling/ridesharing. f. Best Practice #17 Innovative Stormwater Management (not currently achieved by the city of Elk River) (#5) i. Ecology will use rainwater irrigation for the community garden and native vegetation around the building and throughout the community park. g. Best Practice #18: Parks and Trails i. Ecology will have a community park/greenspace for its residents and businesses. It will be created using a low -impact design (native landscaping, organic or integrated pest management, bee -safe policies, etc). ii. The residents and business employees with be encouraged to participate in a maintenance/up keep of this park, along with the community garden on the roof. h. Best Practice #22: Solid Waste Reduction i. Ecology will be adamant about recycling throughout the building, including both residents and commercial businesses. ii. Also, the Ecology building with be built using recycled products where possible. iii. Any waste that can be recycled while building Ecology will also be sent to a recycling plant. i. Best Practice #25: Green Business Development i. Ecology will ensure all commercial businesses adhere to the GreenStep initiative. j. Best Practice #26: Renewable Energy i. Ecology will use only renewable energy sources to maintain the building and its surroundings. k. Best Practice #27: Local Food (#2) i. The community garden on the roof of Ecology will be used by both the residents and local businesses. I. Best Practice #28: Business Synergies (#3) i. Ecology will incorporate 6 of the 7 items listed in the GreenSteps program 1. Shared parking/access 2. n/a 3. Located within walking distance of transit and/or residential zoning 4. Building designed for reuse 5. Green building built to exceed the Minnesota energy code by 20% and renewable energy generated on-site 6. Shared geothermal heating/cooling 7. Low -impact site development. A complete list of support will be studied and supplied at the planning commission meeting MODERN CONSTRUCTION MN.COM 631 MAIN ST NW. ELK RIVER. MN 5533D I F: 763.200.6376 I F: 666.253.®354 I' E: INFO Q tAODERNCONSTpLJCTII7NMN.CLIM LlC'. BCS4E35Z8 m M 0 D E R N CC) NSTRUCTI ON OF' MINNESOTA MODERN CONSTRUCTION MN.COM 631 MAIN ST NW. ELK RIVER. MN 5533D I F: '763.2[]0.6376 I F: 666.253.®354 I' E: INFO Q tAODERNCONSTpLJCTII7NMN.CLIM LlC'. BC64E35Z8 13065 Orono Parkway Elk River, MN 55330 January 11, 2016 VIA EMAIL: jesse@modernconstructiommn.com Jesse Hartung Modern Construction of Minnesota 621 Main Street NW Elk River, MN 55330 RE: Comment Letter, Conditional Use Permit — Ecology PUD Dear Mr. Jesse Hartung, Staff conducted a review of submitted materials and plans on January 6, 2016. The following comments and recommendations are intended to bring the project in line with current city requirements and should be addressed on future plans. Parking requirements have not been satisfied. Ordinance requires 2.5 parking stalls per apartment unit and one stall per 200 square feet of commercial space (varies based on permitted use). Per ordinance, this building requires 230 spaces for the residential uses and approximately (depending on final use) 45 spaces for the commercial uses, for a total of 275. Submitted plans identify 154 underground spaces and 22 surface spaces for a total of 176. Plans also identify on -street parking spaces to count towards the parking standards. Per previous discussions, on -street parking can count towards a portion of the commercial requirements. a. Parking requirements can be negotiated through the PUD process, but staff maintains their position that residential parking cannot be significantly reduced without impacting public services. 2. The current project limits extend beyond existing property lines. Before agreements are recorded building permits are issued the property lines will need to be updated appropriately. 3. Please submit a landscape plan. 4. Building and parking setbacks do not meet city ordinances. These deviations will be noted during the PUD review process and will need to be approved as part of the PUD agreement. Phone: 763.635.1000 Fax: 763.635.1090 P 0 W E R E R R www.ci.elk-river.mn.us NAf"'UREI 5. All parking areas must be bound by B612 curb and gutter. Please amend the site plan to reflect the requirement. 6. A maintenance agreement for the permeable parking area will be drafted as part of the PUD agreement to ensure long-term functioning of the stormwater feature. 7. A land swap agreement between the City of Elk River and Modern Construction will be drafted as part of the approval process. Engineering 8. Little detail has been provided relating to the street and utility extension being proposed. There is no project included in the city Capital Improvement Plan to design or construct this utility and street extension as a public project. Authorization to construct the street will need to be authorized by the City Council. 9. 1701h Avenue will need to connect to the new Yale Street alignment. This shall be shown in all drawings. Proposed alignment of 170`h Avenue is attached. 10. Grades leading down to the underground parking area shall not begin decent until beyond the limits of the right-of-way and proposed sidewalk. 11. Drawings depict street parking outside of anticipated right-of-way on the east side of proposed Yale Street. Please amend drawings to reflect location of the street within the identified right-of-way. Street parking will be within the limits of the future street. 12. Proposed parking area north of new building is shown on adjacent private property. Acquisition of the private property will need to occur prior to recording the PUD agreement. Stormwater 13. Stormwater management requirements are needed as listed in Ordinance Sec. 78-503. - Stormwater and urban runoff control and Sec. 78-504. - Post construction stormwater management. NPDES permit is needed for construction activity disturbing one acre or more of soil. Also, a MIDS water quality report and soil borings showing the ground water depth is needed. Three feet of separation between the bottom of any proposed stormwater basin and ground water is required. 14. In the city approved feasibility report for Yale Street — Street and Utility Improvements (July 28, 2014) identifies a need to extend the existing stormwater pond south to accommodate runoff from the Yale Street extension. The current stormwater pond treats runoff from the city streets between 173dStreet and the south end of Yale Court. The city's ability to expand the existing pond must be maintained, and deviation from the 2014 plan will need authorization from the City Council. Fire Department 15. Fire department access has not been satisfied with the initial plan. Section 503 of the MN State Fire Code states that an access road shall be provided for all buildings. It is helpful to provide a written response letter to these comments, along with revised drawings. If you have any questions I can be reached at 763.635.1035. Please address these comments by noon on January 20, 2016, for inclusion in the January 26, 2016, Planning Commission staff report. Any comments not addressed in future plans will be included as conditions for approval of the Conditional Use Permit. Sincerely, Zack Carlton Planning Manager zcarlton@E1kRiverMN.gov 763.635.1035 encls. 24" STEEL CASING WITH R" WATERMAIN LEGEND - PROPOSED SANITARY SEWER PROPOSED STORM SEWER ---�—�— PROPOSED WATERMAIN ......................... GRADING LIMITS BOLTON a. nn EM K, inic. ELK RIVER, MINNESOTA VALE STREET x:\Eux\xssiaans�\cso\ioeaszwaz.uwc V 1 `"��P, a.e.i.:�E�Eni. oe Moi.e.i. �.�o..o "'"" PROPOSED UTILITIES FIGURE 1 Ecology Project 1/20/2015 Response to City comments Parking Concerns: I have updated the concept set to increase the underground parking to include 84 stalls on Level 1, 93 on the level 2 (car wash to be removed), 10 spaces on the street, 22 spaces of surface parking for a total of 209 spaces. We also have the option of adding an additional 20 spaces above the surface parking if needed but want to use it as additional capacity if needed. I am requesting the plans move forward with the parking as is with a recommendation that the planning commission support a variance to the required amount of spaces. Property Lines: I have revised the site plan so bring the project within the property lines with the exception of the north end section by the surface parking. Upon completion of the work session I will begin discussions with the property owners to acquire that portion of land. Landscaping plans: Attached is a preliminary rough draft on the landscaping plans, we will be consulting with a number of firms after approval of the project to implement the permeable hard surface cover, the native prairie plantings, and the remainder of the grass and plantings. I am requesting the project be approved on the contingency that the final landscaping plan will be approved during the PUD Parking areas: The site plan has been updated to reflect the requirement for B612 Curb and gutter. Engineering: The Yale Ct extension project is part of the FAST plan for the redevelopment of the area. Ecology is not dependent on having the extension in place nor is the extension of Yale ct dependent on the Ecology project. As the projects are two separate independent projects it is assumed the city would install the Yale Ct extension at the time it decides to implement that portion of the FAST plan and assess the improvements on the appropriate landowners at the time of the extension. Ecology is designed to allow for 170th ave to connect to the Yale st alignment, the current site plan for ecology does not infringe on any of the existing work proposed by the city under the FAST plan. Grades to the underground parking do not currently start until after the road right of way, the updated site plan shows the fire access road coming from the same access point as the underground parking. The site plan has been updated to bring the street parking on Yale street to within the right of way. Discussions with the property owners to the north will begin once the planning commission work session is complete. Storm Water: The property will be re -platted prior to the project beginning to remove the area needed for the Yale Ct extension. After the property is re -platted the site will be less than 1 acre and therefore not require an NPDES permit. Soil testing to confirm ground water levels is planned to begin after the project is approved from the planning commission and city council and will be part of the final PUD requirements. At this time a Variance to allow for an 18" separation is requested since the lower lever is a parking garage and not a habitable space. Additionally, we will install active pumps and water management to prevent the ground water from permeating into the lower parking garage floor. Current plans and ground water levels suggest we will have 2' of separation. Extension of the existing stormwater pond will result in the proposed site not being compatible with the Ecology project. All efforts to redesign the project have not worked, as such, it is requested that the storm water pond expansion be limited to the extent it does not impact the current site design. I have enlisted an engineer to review the feasibility report provided by the city to help determine if other options exist for stormwater management. Attached is a written narrative of other options at the cities disposal for stromwater management. The FAST plan is not finalized and as such it is open to the possibility of redesign and the timetable for the proposed expansion is not set in stone therefore I believe it would be inappropriate to prevent this project from moving forward under the presumption that the existing stromwater plan would need to be expanded when alternative options are feasible. I request the planning commission recommend Ecology with the understanding that future stormwater needs can be addressed if needed in other manners. I believe such a significant building as ecology and the 5 acres of land the city will acquire along the Mississippi River will have a far more positive impact on the future of the area and the city as a whole then a .1 acre expansion to a stormwater plan. Fire Department: The site plan has been update to show proposed fire access lanes that should meet the requirements Bogart, Pederson & Associates, Inc. LAND SURVEYING CIVIL ENGINEERING MAPPING January 18, 2016 Jesse Hartung President Modern Construction of Minnesota, Inc. 621 Main St. Elk River, MN 55330 Dear Mr. Hartung, This letter is in response to your inquiry about the stormwater management basin in the MISSISSIPPI RIDGE plat that is adjacent to Lot 4, Block 1, MISSISSIPPI RIDGE 2ND ADDITION. This basin was designed to accommodate the runoff from the MISSISSIPPI RIDGE development. The original two lots along Yale Court NW south of 171St Avenue NW were later split into the four lots of MISSISSIPPI RIDGE 2m ADDITION. The original MISSISSIPPI RIDGE Drainage Summary dated 2/7/2001 indicated a 15 inch storm stub for Lot 2, Block 2 with plans indicating a 12 inch RCP stub. From my understanding of the Feasibility Report for Yale Street, Street and Utility Improvements, prepared for the City of Elk River, MN, dated July 28, 2014, the report indicates the need for a frontage road which extends southerly into Lot 4 from the Yale Court NW cul-de- sac. It appears the storm basin south of 1701h Ave. NW would be partially filled to construct the proposed frontage road with a proposed storm sewer to convey overflow stormwater to the proposed expansion of the basin in the MISSISSIPPI RIDGE plat that is northwest of Lot 4. Though I have only the Feasibility report and thus no drainage calculations, the expansion of the basin northwest of the cul-de-sac is probably a direct result of the filling of the basin south of 1701h Ave. NW. Possible avoidance of the subsequent expansion of the existing basin northwest of the cul-de-sac from the layout in the Feasibility report include the following: The basin south of 1701h Ave. NW serves a large drainage area. Any storage basin proposed between 167th Ave. NW and 1701h Ave. NW and between Yale St. NW and Highway 10 could mitigate the storage effects of the filling of the basin south of 1701h Ave. NW. Infiltration basins or trenches could be proposed along the proposed frontage road corridor. This would be in line with current NPDES requirements. Examples would include the east side of the frontage road at about STA. 128+00 or west side of the frontage road at about STA. 111+25. Main Office: Becker Phone: 763/262-8822 13076 First Street Toll free: 888/210-8301 Becker, MN 55308 Fax: 763/262-8844 The preceding alternatives could possibly allow development on Lot 4, Block 1, MISSISSIPPI RIDGE 2ND ADDITION as you have proposed to the City. The preceding alternatives or other possible solutions would require ongoing discussions and coordination with City engineering staff. If these items contradict anything the city has stated, please contact me at 763-262-8822 so we can discuss. Sincerely, Jeff Swanson, PE Project Engineer Bogart, Pederson & Associates Main Office: Becker Phone: 763/262-8822 13076 First Street Toll free: 888/210-8301 Becker, MN 55308 Fax: 763/262-8844 From. Fernrite, Justin Sent: Wednesday, February 10, 201610:23 AM To: Carlton, Zachary Subject: January 18, 2016 Letter response Zach, Dere are my thoughts: The Yale Street Feasibility Deport identified expansion of the existing basin, located northwest of the existing Yale Court cul-de-sac, as a direct result to creating new impervious surfaces with tlne constriction of the frontage road. When this frontage road is constructed, the previously mentioned basin will be expanded to the south to provide storm water management for the new roadway unfrastructtre. This is part of the reason the City paid for and acquired this frill property. While alternatives can be considered, they come with additional cost above the investment we have already made. The costs relating to the treatment alternatives, suggested in the letter, adds to the larger topic of funding for the projects needed public infrastructure (street, sidewalk, sanitary sewer, watermain, stormwater management). To this point no possible founding sources have been identified for the public infrastructure needed to build the applicants project. A comprehensive project fa nduug package should be developed to clarify the viability of the applicants project, before deviations to an approved and adopted engineering steady should be considered. Justin Femrite P.E. I City Engineer 763.635.1051 w 1763.635.1090 f 13065 Orono Parkway I Elk River I MN 155330 EWiver Ki INATUREI I " � t P1O No.7-7-20e { Vv 17/ST AVENUE NW ------------------------------ � 1..11 II I � �P1ONos_, vas X11AI 11_`S�'Vj ;vjl�/1 ilk - 1AI 1111111 1 A A� � j/ II - aIIi;I�°1I- 111��11111 1 A'.A1VA\1111 � � 1 11 ,,_�\1A111 A 1 C I ,;�I ��Illlllll � � 1 Oi�111111 j �e s PION.,5-0,,235° lllljlj�lll —� J �_ - - D IIIII�III�V��/ 1 I� --------------------- ID — — ID NaPSPsamza l I 1 PID N.. 757850110 - I IIljljAjll(//\1l� PROPOSED ROAD—YPASPOEH � r ----------------------- i. Jill.0 1�1 _ Ill S PID N. - 9-105 / l70T lII AVENUE NW I Pio No. is01-100 713 713 " � t P1O No.7-7-20e { Vv 17/ST AVENUE NW ------------------------------ � 1..11 II I � �P1ONos_, vas X11AI 11_`S�'Vj ;vjl�/1 ilk - 1AI 1111111 1 A A� � j/ II - aIIi;I�°1I- 111��11111 1 A'.A1VA\1111 � � 1 11 ,,_�\1A111 A 1 C I ,;�I ��Illlllll � � 1 Oi�111111 j �e s PION.,5-0,,235° lllljlj�lll —� J �_ - - D IIIII�III�V��/ 1 I� --------------------- ID — — ID NaPSPsamza l I 1 PID N.. 757850110 - I IIljljAjll(//\1l� PROPOSED ROAD—YPASPOEH � r ----------------------- i. Jill.0 1�1 _ Ill S PID N. - 9-105 / l70T lII AVENUE NW I Access to residential multiuse area from elevator Residential Access through keycord gates Bar: Resturant Side Pergola Pergola Tables and Tables and Bench Seating Bench Seating Residential Use 60 Private use vegetable gardens .. ob - Bench) Firetables Seating Resturant No access to residential areas except by residents through gates Bar: -Residential Side Sun Lounging Pergola Tables and Bench Seating 6enon e nn ooh 4 -Top Tables [E] E T a Seating Firetables pergola With Seating Residential Use Multi -use space that can be reserved by residents for private parties MINNESOTA DEPARTMENT OF NATURAL RESOURCES CENTRAL REGION Vr 1200 WARNER ROAD SAINT PAUL, MN 55106 651-259-5800 MNDNR Date: 02/23/2016 Addressee: Kristin Mroz Environmental Administrator -City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: DNR recommendation of denial for proposed development by Modern Construction on Lot4, Block 1, Mississippi Second Addition, Case No. CU 16-02 Dear Kristin: The DNR has reviewed the above referenced proposed development on the south side of Yale Court NW pursuant to Minnesota Rules 6105.0140. There are several issues that do not fit well within the administrative rules. The proposed setback from the bluff is 0 feet, there is too much impervious surface and need more open space, the proposed height of the building is too high, and the city has calculated that there is insufficient parking available. Therefore the DNR recommends denial of the proposal. The DNR appreciates the design and amenities proposed but can see the need for more room to meet setbacks, open space, and be outside the shore impact zone in order that the height of the proposed structure is not a limitation. :Sincerely, ,r� Rage Sira(IaI' Area Hydrologist 320-223-7850 roger.stradal@state.mn.us DNR Area Office 1035 South Benton Drive Sauk Rapids, MN 56379 mndnr.gov Ob PRINTED ON RECYCLED PAPER CONTAINING A MINIMUM OF 10% POST -CONSUMER WASTE. #64 AN EQUAL OPPORTUNITY EMPLOYER.