9.1. SR 02-21-2017 EOty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 9.1
Agenda Section Meeting Date Prepared by
Work Session February 21, 2017 Zack Carlton,Planning Manager
Item Description Reviewed by
Concept Review for the Saxon Motors Property, Chris Leeseber , Senior Planner
Elk River Lodge and Residential Suites, LLC Reviewed by
Cal Portner, City Administrator
Action Requested
Provide informal, nonbinding feedback regarding the proposed project.
Background/Discussion
Elk River Lodge and Residential Suites proposes to re-develop the Saxon Motors property as high-
density/multi-family housing. The submitted concept includes three new 75 unit apartment buildings, and
a new detached garage to provide the required covered parking for the existing Elk River Lodge.
Construction of the new apartment units is anticipated to begin in the spring of 2018. The applicant also
proposes to fully utilize the bluff area and the area along the river as a recreational amenity.
The proposal requires support in designating the Saxon Motors site and the Elk River Lodge site as a TIF
district.
Concept Analysis
The high-density proposal is consistent with the Comprehensive Plan and the recent FAST area re-
zoning. Redevelopment of this site is supported by staff, and the concept shows a plan that is consistent
with the city's goals for the site. The attached comment letter outlines recommended changes or
improvements that would be needed to bring this site into compliance with current city codes. Comments
on the submittal include:
■ Parking— current plan may not meet ordinance standards.
■ Development within the bluff setback and impacts to the bluff area.
■ Development within the floodplain
■ Stormwater management needs
■ Impacts to existing city utility lines (water, sanitary, and stormwater)
Staff and the applicant will continue to work through these comments and bring a formal application
forward at a later date.
Attachments
■ Applicant's Narrative received January 30, 2017
■ Concept Plans received January 30, 2017
■ Comment Letter dated February 15, 2017
POWERED 6T
Template Updoted 4/14 INAMIRE1
Redevelopment 17354 Zane Street
Elk River Lodge & Residential Suites, LLC ( ERLRS )would like to follow the
comprehensive plan which is High Density Residential Housing. ERLRS would be
adding 25 detached garages to existing location of 17432 Zane Street. We are
also submitting for Building Permit in March to satisfy Mr. Ruprechts
requirements per email dated 11/17/15 3:27pm. In addition to the remodel
ERLRS would acquire the former car dealership to the south and start
construction on a new 75 unit Market rate Luxury Apartment building in spring of
2018.
This would require support from council to a designate 17432 & 17354 Zane
street for a Redevelopment TIFF District. The redevelopment plans would be to
utilize the Bluff area for our residents of the city to enjoy the benefits it provides
along with new amenities proposed in our meeting after application is complete.
We look forward to working with council to significantly increase tax base,
housing, and management required to sustain a successful project.
Jerry Briggs RECOWL,
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elk river apartments
Phone: 763.635.1000
www.ElkRiverMN.gov
February 15, 2017
Patrick Briggs
19021 Freeport St #500E
Elk River, MN 55330
RE: Concept Review – Elk River Lodges
Dear Mr. Briggs,
Thank you for your application for a Concept Review regarding a proposed residential development
at 17354 Zane St NW. City staff reviewed the application on February 6, 2017, and have the
following comments. The review was based on the submitted information. Once updated and
detailed information is submitted, additional comments should be expected.
These comments are non-binding, and are meant to guide your project for future approval as part of
a formal application.
General Comments
1. The project meets the Comprehensive Plan guidance for the property as high-density residential.
2. Parking requirements described in city code require 2.5 stalls per dwelling unit, one of which
must be covered. The application shows covered parking in the new units, and a new garage for
the existing Elk River Lodge site. Proof of parking, showing the availability for the full
requirement on a site plan, has been accepted in the past. However, deviations from the
requirement will need to be achieved through a variance or Planned Unit Development (PUD)
process.
3. The vegetation shown on the illustrative plan appears to satisfy the landscape requirements, but
a detailed landscape plan will be required.
4. The building materials and design shown in the submittal appears to meet city requirements, but
detailed elevations and floor plans will be required for a formal approval.
5. All portions of a building must within 300 feet of an approved fire lane. Additional fire lanes or
changes to the circulation/parking areas may be required and will be determined once more
detailed information has been submitted.
6. Any improvements, structures, or modifications within the floodplain will need to be approved
by city staff, and they must comply with state and federal standards.
7. As shown in the section, the swimming pool protrudes into the existing bluff. Development
within the bluff setback or modifications to the bluff area will need additional reviews and
approval from the city and DNR.
VIA EMAIL: pat@thebriggscompanies.com
8. It appears that a right-of-way vacation will be required as part of this application. Staff would be
supportive of vacating portions of the existing street that are no longer necessary. However, a
cul-de-sac will need to be installed at the proposed driveway access point to the property.
9. 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. (Post Construction runoff cannot exceed the current rate and volume)
10. A MIDS water quality report and soil borings showing the ground water depth is needed. City
Stormwater Ordinance can be found here: http://www.elkrivermn.gov/Index.aspx?NID=1185
11. This project would fall under City Ordinance DIVISION 12. - SHORELAND
MANAGEMENT, Sec. 30-1831. – FP flodplain overlay district, Sec. 30-1833. - WSR wild and
scenic river overlay district as well as Minnesota Rules 6105.0140.
12. We expect the applicant will need to work through relocation of storm sewer, sanitary sewer and
water systems as part of their project. The general locations are shown here:
13. There is a conflict with the water main located in the road ROW on Yale St. in front of the
former Saxon Properties.
Sincerely,
Zack Carlton, AICP
Planning Manager
763.635.1035