5 PCSR 01-25-1994 ek/ -k(
tof ITEM 5
lk„ River TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER
DATE: JANUARY 25, 1994
SUBJECT: CONDITIONAL USE PERMIT REQUEST
BY SCHMITZ-KORNOVICH/ PUBLIC
HEARING, CASE NO. CU 93-41
ISSUE
Request for a conditional use permit to develop a 68 unit
apartment project as a Planned Unit Development (PUD) .
LOCATION
4 acres lying immediately west of Lions Park and north of the
railroad right of way.
ATTACHMENTS
• Location Map, Zoning Map, Site Plan, Landscape Plan, Floor
Plan, Building Elevations, Memo from Terry Maurer
OVERVIEW
The proposed apartment project will have a total of 68 units
with a variety of 1, 2, and 3 bedroom units . The building will
be 3 stories high and laid out in a "L" design facing Lions
Park. A free standing garage, along with 2 attached garages to
the main building, will provide at least one covered stall for
each apartment unit. The overall density of this project is
roughly 17 units per acre.
LANDSCAPING
The proposed landscape plan provides a variety of overstory,
ornamental, conifer, and shrub material throughout this site.
Once again, this particular plan does not meet the strict
application of the ordinance, however, exceeds the quantity
requirements while providing a diversity of landscape
material . The entire site will be sodded and underground
irrigation installed throughout all landscaped areas .
PARKING
City ordinances require 2 1/2 stalls per each apartment unit,
• of which one stall must be covered. Therefore, based on the 68
units proposed, 68 covered stalls and 102 open stalls need to
be provided. The plan currently shows 132 open stalls and 53
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Schmitz-Kornovich, CUP Page 2
January 25, 1994
• covered stalls . An additional 15 covered stalls will need to
be provided to completely satisfy the parking requirements .
The entire parking area will be bounded with B612 concrete curb
and gutter. This improvement assists in draining the parking
lot, aesthetics, and protects landscaped areas .
ACCESS DRIVE FROM SCHOOL STREET
The entrance to the site is off School Street via a driveway
that accesses Lions Park. Providing an access to this site was
part of an agreement with Mr. Bud Houlton when Mr. Houlton
gifted Lions Park to the City. Staff has concerns with the
integrity of the driveway being damaged due to the additional
traffic from the apartment project, therefore, it is
recommended the developers improve the driveway to satisfactory
condition which will handle the additional apartment traffic .
TRAFFIC CIRCULATION
The south end of the project should be redesigned to improve
circulation for both passenger vehicles and emergency vehicles
( fire trucks, etc. ) . The balance of the site provides adequate
traffic circulation and maneuverability for vehicles . In the
future, an alternative access to this site may be achieved from
Proctor Street, across the property immediately to the west.
• When the property to the west develops, staff will recommend
making this connection to provide an alternative access
opportunity, which is important to reduce vehicle trips on
School Street and for emergency access purposes .
REFUSE COLLECTION
Staff recommends 2 dumpster locations be provided on site.
Each dumpster should have an enclosure made of a masonry
material to match the proposed apartment building and be large
enough to handle recyclable materials . Dumpsters should be
located providing easy accessibility and service by collection
trucks .
BUILDING ARCHITECTURE
The building will have a hip roof with shingles resembling a
residential design. The materials consist of brick and
horizontal siding of a maintenance free quality.
GRADING/UTILITIES
Attached is a memo from Terry Maurer addressing the grading and
utility issues associated with this project.
RECOMMENDATION
III
Staff recommends the Planning Commission recommend approval of
the conditional use permit for Schmitz-Kornovich to develop a
Schmitz-Kornovich, CUP Page 3
January 25, 1994
• 68 unit apartment project as a PUD with the following
conditions :
1 . PLANS BE REVISED IN ACCORDANCE WITH TERRY MAURER' S MEMO
DATED JANUARY 12, 1994 .
2 . ENTIRE PARKING AREA BE BOUNDED WITH B612 CONCRETE CURB AND
GUTTER.
3 . LANDSCAPE MATERIAL HAVE THE MINIMUM SIZES :
OVERSTORY TREES - 2" CAL. BALLED AND BURLAP
CONIFERS - 6 ' HEIGHT BALLED AND BURLAP
ORNAMENTAL TREES - 2" CAL. BALLED AND BURLAP
SHRUBS - AS NOTED ON LANDSCAPE PLAN
4 . DEVELOPER MAKE NECESSARY IMPROVEMENTS TO ENTRANCE DRIVE
FROM SCHOOL STREET ASSURING THE INTEGRITY IS NOT
DIMINISHED DUE TO APARTMENT TRAFFIC. THESE IMPROVEMENTS
BE APPROVED BY THE CITY ENGINEER.
5 . TWO DUMPSTERS BE PROVIDED ON SITE WITH ENCLOSURES
CONSISTING OF A MASONRY MATERIAL MATCHING THE BUILDING.
6 . PARKING AREA ON THE SOUTH END OF THE BUILDING BE
REDESIGNED TO IMPROVE VEHICLE CIRCULATION.
. 7 . FIFTEEN ADDITIONAL GARAGE STALLS NEED TO BE PROVIDED.
8 . TEN ( 10) FOOT DRAINAGE AND UTILITY EASEMENT BE PROVIDED
AROUND THE ENTIRE PERIMETER OF THE PROPERTY.
9 . AN ON-SITE FIRE HYDRANT BE PROVIDED AND LOCATION APPROVED
BY THE FIRE CHIEF PRIOR TO ISSUING A BUILDING PERMIT.
10 . REVISED PLANS BE APPROVED BY THE CITY PRIOR TO ISSUING A
BUILDING PERMIT.
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•
CONSULTING ENGINEERS January 12, 1994
File: 230-206-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
CIVIL ENGINEERING RE: SCHMITZ KORNOVICH, INC.
APARTMENT SITE PLAN REVIEW
ENVIRONMENTAL
Dear Mr. Ach:
MUNICIPAL As requested, we have reviewed the 68-unit apartment submittal from Schmitz Kornovich, Inc.
Based on our review, we would offer the following comments:
PLANNING
A. SITE PLAN
STRUCTURAL
• Consideration should be given to providing a circular vehicle pattern at the south end
SURVEYING of the property. Currently, the way the parking and garage stalls are laid out, they
provide for a rather difficult right turn movement and then a long dead end. A vehicle
TRAFFIC could drive down to this point looking for a parking stall, find none available, and
have a difficult time getting out without a long backing movement. It appears an
TRANSPORTATION access could be provided immediately south of the sidewalk which would provide for
a circular vehicle pattern while not sacrificing any parking.
• The parking stall in the extreme southeastern corner will be very difficult to access.
Backing out of that stall will be extremely difficult. The curb in this location should
be reconfigured or the parking stall eliminated.
• The extension of sidewalk to the south from the building terminates in the middle of
a parking stall. The parking should be reconfigured in this area to allow for a walking
space between parked vehicles to access the sidewalk.
1326 Energy Park Drive
St.Paul,MN 55108 • The dumpster location at the north end of the building seems to be a rather poor site.
Perhaps, given the size of the building, two dumpster locations should also be
612-644-4389
provided.
Fax.612-644-9446
B. GRADING PLAN
0800 Shelard Parkway
• The grading along the east side of the property shows a 3:1 side slope. It may be
Minneapolis,MN 55441 advisable to allow grading slightly into the Lion's Park to minimize the grade of the
612-546-0432 slope on this side of the property.
Fax:612-544-6398
206-1202.jan
• Mr. Steve Ach
January 12, 1994
Page Two
• There is a 900 contour at the southeast corner which wraps around, creating a pocket
which will not drain. This contour should be reconfigured to meet the existing 900
contour in Lion's Park to eliminate any standing water.
• Grading along the south side of the property abruptly terminates at the Burlington
Northern Railroad property. It is unlikely that this will be possible to achieve in the
field. The developers should apply for a permit to do minimal grading in the
Burlington Northern Railroad right-of-way and properly complete the grading in this
location.
• Immediately to the west of the parking at the north end of the building, the contours
do not appear to provide adequate grade for drainage around this side of the building.
From the catch basin located north of the building to the southwest corner of the
parking area is approximately one foot of fall. However, half of this is taken up by
the concrete curb. This provides for very minimal grade around that side of the
building. It is unlikely that the drainage in this area will find its way around to the
• north side of the building, but rather will be directed into the side of the building.
• Prior to any work being done on the side, an erosion control plan should be approved
and put into place. The site is approximately four acres and it appears that it will be
totally graded. There will be need for silt fence or some other type of erosion control
around the perimeter of most of the site.
C. UTILITY PLAN
• A review of the storm drainage in the area indicates that by adding this size of property
with this much impervious surface directly into the 36-inch pipe which crosses it may
cause additional ponding on Proctor Avenue. The catch basins at the low point on
Proctor are approximately two to three feet lower than the catch basins on the
apartment site. This could cause additional length of ponding at each of the catch
basins along Proctor until additional capacity is available after the apartment site
drains. To eliminate any concern regarding this type of problem or the concern that
the Proctor Avenue flowage would pond water on the apartment site, we would
recommend that the storm sewer from the apartment site be directed independently into
the Lion's Park pond. The best scenario for this could be reviewed with Phil Hals, but
it is believed to be parallel to the existing storm sewer along the north side of the
apartment site.
411
206-1202.jan
•
Mr. Steve Ach
January 12, 1994
Page Three
• It is not shown on the plans where the roof drains outlet runoff. However, this raises
a question of whether or not a single catch basin in each low area provides sufficient
inlet capacity to collect all the runoff from the site. It is suggested that the developers
carefully review the drainage calculations to ensure that adequate capacity to take
storm water runoff into the pipe system is provided.
• The watermain coming into the site is very close to the building and it contains two 90-
degree bends as it proceeds to the southeast corner where a hydrant is located. At a
minimum, the watermain should be moved further away from the building so that, in
the case that ii needs to be excavated in the future, neither the concrete curb and gutter
nor the side of the building will be in danger. An alternative solution may be to pick
a route from the existing hydrant directly to the north, straight through the parking
area, and then provide a little longer service stub into the mechanical room.
• The watermain on the project is shown to have seven feet minimum cover. This
should be increased to a minimum of seven and a half feet.
• • The sanitary sewer service from the building shows an invert approximately four feet
above the invert of the existing manhole to which it is connecting. It also indicates that
a vertical drop should be provided to a point two feet above the invert. We would
recommend that if a drop is to be provided, it should be provided on the outside of the
manhole, given the large number of units conveyed through this one service. Perhaps
a better solution would be to just add additional grade to the sanitary sewer service
line, such that it does enter the manhole at the existing invert.
• All construction traffic to and from the site should be restricted to the Railroad right-
of-way at the south and not allowed to access the property from School Street.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
/�G2'cG2G�J
Terry J. aurer, P.E.
• TJM:tp
206-1202.jan
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