4.2. PCSR 09-25-2018
Request for Action
To Item Number
Planning Commission 4.2
Agenda Section Meeting Date Prepared by
Public Hearing September 25, 2018 Zack Carlton, Planning Manager
Item Description Reviewed by
River Walk – 17354 Zane Street NW
Chris Leeseberg, Senior Planner
a. Zone Change from FAST to PUD, Case No. ZC
Reviewed by
18-05
b. Conditional Use Permit to Establish a PUD, Case
No. CU 18-15
Action Requested
Continue, by motion, the request for a Zone Change and Conditional Use Permit to the October 23,
2018, Planning Commission meeting.
Background/Discussion
The applicant met with staff prior to the September 17, 2018, City Council meeting and will be making
changes to the plat, proposed easement vacation area, and proposed park areas included as part of the
River Walk apartment project. All of these changes will impact the Zone Change (ZC) and Conditional
Use Permit (CUP) review for the Planning Commission.
Until the updated plans have been reviewed by staff and action taken by Council regarding the plat and
easement vacation, staff recommends continuing the public hearing and discussions regarding the CUP
and ZC until October 23, 2018.
Statutory Review Period
The CUP and ZC were continued to December 12, 2018. Action must be taken by the City Council prior
to this date.
Council Meeting
This item will go to the October 15, 2018 City Council meeting, and return to the Planning Commission
on October 23, 2018.
Attachments
Planning Commission Packet dated August 28, 2018
60-Day Extension Letter
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Request for Action
To ItemNumber
Planning Commission 5.3
Agenda Section Meeting Date Preparedby
Public Hearing August 28, 2018 ZackCarlton, Planning Manager
ItemDescription Reviewedby
RiverWalk – 17354ZaneStreetNW ChrisLeeseberg, SeniorPlanner
a. ZoneChangefromFASTtoPUD, Case No. ZC Reviewedby18-05
b. Conditional UsePermittoEstablishaPUD, Case
No. CU18-15
ActionRequested
Continue, bymotion, therequestfora ZoneChange andConditionalUsePermit totheSeptember25,
2018, Planning Commission meeting.
Background/Discussion
Theproposed River Walkproject isa103-unitapartment building locatedbetweentheformerSaxon
Motors siteandtheElkRiverLodge apartmentbuilding. Theapplication packageforthissiteincludes a
ZoneChange, ConditionalUsePermit, Easement Vacation, andSimplePlat. Atthistime, duetothe
complexity oftheprojectandreviews/recommendations required ofothergoverningbodies, staff
recommends continuing thePlanning Commissionsdiscussion ofthis project untilSeptember 25, 2018.
TheParksandRecreation CommissionwillmeetonSeptember 12, 2018, todiscusstherequest
bytheapplicant forthecitytoaccept park landalongtheriverandbelowthe proposed apartment
site. Additionally, theapplicantproposes accesstothepubliclyownedparksitetobethrough the
privately ownedparkinglot fortheapartment building.
TheCityCouncilwillmeeton September 17, 2018, toreview the Simple PlatandEasement
Vacation requestsmadebytheapplicant. Theirdiscussion willalsobeinformed bytheParks and
RecreationCommission’srecommendations regarding accesstoapotentialparkalong theriver.
Therecommendations and approvals madebythe governing bodiesduring thesemeetings may change
thecurrentsiteplantothepointthatwould require additional reviewsbythePlanning Commission.
Additionally, itemsnotedinthe commentletterdatedAugust 15, 2018, mayrequire significant changes to
thesiteplan.
Forthereasonsstated above, staffrecommendscontinuingthediscussion onthisitem toSeptember25,
2018, inorderfor thePlanning Commission tohave enoughinformationtoadequately review the
proposedZoneChangeandConditional UsePermit.
TheElkRiver Vision
A welcomingcommunity withrevolutionary andspirited resourcefulness, exceptional
service, andcommunity engagement thatencourages andinspires prosperity
Statutory ReviewPeriod
The applications were deemed completeonAugust 14, 2018. PerStateStatute §15.99therequired 60-day
reviewperiodendsonOctober 13, 2018. Iftheitemsare continued, staffwillextend thereviewperiod60
additionaldaystoaccountforincreased reviewperiod, moving therequireddateofactiontoDecember
12, 2018.
Council Meeting
Thisitem willgototheSeptember 17, 2018, CityCouncil meetingwherestaffwillrecommend
continuing thereview period toOctober15, 2018.
Attachments
Location Map
Applicant Narratives
SitePlans
Conceptual Sketches
CommentLetterdated August 15, 2018
Lot
1 &
2,
Block
1,
THE
CROSSROADS
Lot
1,
Block
2,
THE
CROSSROADS
SECOND
ADDITION
TRACT
B)
PropertyDescriptionperTitleCommitmentPreparedbyTriCountyAbstractandTitleGuaranty,
Inc.
CommitmentNo.
107331
Rev.
2Dated
Augusta
25,
2011(
TRACTA)ThatpartGovernmentSectionTownship
RangeSherburne
County, Minnesota, lyingNorthSouthfeetthereof, southwesterlyStateMinnesotarightwayandwestlinebearingNorthdegrees
minutessecondsWestfrompointNorthlinesaidSouth
feetGovernment
distantfeetwest
westerly
rightwayline
Highwaymeasured
assumedbearingWestalongsaidNorthline,.Subject
togetherwithfootingressegresseasementacrossfollowingdescribed
property: Government
Section
SouthwestQuarter
theSouthwestQuarterSection
TownshipRangeSherburneCounty, Minnesota.
center
saideasementdescribedfollows: CommencingintersectionoftheSouth
Section
Westerlyrightway
Highwaythencenortherly
alongsaidwesterlyrightwaydistance
thencewesterlydeflectingdegrees
distance
beginningsaidcenterdescribed;thencenortherlyparallelwithsaidwesterlyrightway
northlineofSouthsaidGovernmentthenceWestalongsaidnorthdistance
saidcenterthereterminating.Thesidelinesofsaideasementaretobeprolongedorshortenedtoterminateon
linedrawnperpendicularfromthepointsofbeginningandterminus.ANDThatpartofGovernmentLotofSectionTownship32, Range26, SherburneCounty,
MinnesotalyingNorthoftheSouth830.55feetthereof,
SouthwesterlyofState
ofMinnesotarightofwayandEastoflinebearingNorth19degrees58minutes27secondsWestfrompoint
ontheNorthlineofsaidSouth830.55feetofGovernmentLot
distant151.19feetWestoftheWesterlyrightofwaylineofU.HighwayNo. 10asmeasuredonanassumed
bearingofWestalongsaidNorthline.Property
Description
perTitle
CommitmentPreparedby
Knight
BarryTitle,
IncCommitmentNo.
710727Dated: 6/17/2006(
TRACTC)Lots1and2, Block1, THECROSSROADS,
SherburneCounty,
Minnesota.
Property
DescriptionperTitle
CommitmentPreparedby
ChicagoTitle
Insurance
CompanyAgentFile
ReferenceNo.
E-1744Dated: 9/09/2015(
TRACTD)
Lot
1,
Block
2,
THE
CROSSROADS
SECOND
ADDITION,
according
to
the
plat
thereof
on
file
and
of
record
in
the
office
of
the
County
Recorder,
Sherburne
County,
Minnesota.
Lot1 & 2, Block 1, THECROSSROADS
Lot1, Block2, THECROSSROADS SECOND ADDITION
Lot1 & 2, Block 1, THECROSSROADS
Lot1, Block2, THECROSSROADS SECOND ADDITION
TRACT B) PropertyDescriptionperTitleCommitmentPreparedbyTriCountyAbstractandTitleGuaranty, Inc.CommitmentNo. 107331Rev. 2DatedAugusta25, 2011(TRACTA)ThatpartGovernmentSectionTownshipRangeSherburneCounty, Minnesota, lyingNorthSouthfeetthereof, southwesterlyStateMinnesotarightwayandwestlinebearingNorthdegreesminutessecondsWestfrompointNorthlinesaidSouthfeetGovernmentdistantfeetwestwesterlyrightwaylineHighwaymeasured assumedbearingWestalongsaidNorthline,.Subjecttogetherwithfootingressegresseasementacrossfollowingdescribedproperty: GovernmentSectionSouthwestQuartertheSouthwestQuarterSectionTownshipRangeSherburneCounty, Minnesota. centersaideasementdescribedfollows: CommencingintersectionoftheSouthSectionWesterlyrightwayHighwaythencenortherlyalongsaidwesterlyrightwaydistance thencewesterlydeflectingdegreesdistance beginningsaidcenterdescribed;thencenortherlyparallelwithsaidwesterlyrightwaynorthlineofSouthsaidGovernmentthenceWestalongsaidnorthdistance saidcenterthereterminating.Thesidelinesofsaideasementaretobeprolongedorshortenedtoterminateonlinedrawnperpendicularfromthepointsofbeginningandterminus.ANDThatpartofGovernmentLotofSectionTownship32, Range26, SherburneCounty, MinnesotalyingNorthoftheSouth830.55feetthereof, SouthwesterlyofStateofMinnesotarightofwayandEastoflinebearingNorth19degrees58minutes27secondsWestfrompointontheNorthlineofsaidSouth830.55feetofGovernmentLotdistant151.19feetWestoftheWesterlyrightofwaylineofU.HighwayNo. 10asmeasuredonanassumedbearingofWestalongsaidNorthline.PropertyDescriptionperTitleCommitmentPreparedbyKnightBarryTitle, IncCommitmentNo. 710727Dated: 6/17/2006(TRACTC)Lots1and2, Block1, THECROSSROADS, SherburneCounty, Minnesota.PropertyDescriptionperTitleCommitmentPreparedbyChicagoTitleInsuranceCompanyAgentFileReferenceNo. E-1744Dated: 9/09/2015(TRACTD)Lot1, Block2, THECROSSROADSSECONDADDITION, accordingto theplatthereofon fileandofrecord intheofficeoftheCountyRecorder, SherburneCounty, Minnesota.
August15, 201
SunRaeApartments, LLC VIA EMAIL: pat@thebriggscompanies.com
Attn:PatBriggs dj@thebriggscompanies.com
633Upland AveNW, SuiteC
ElkRiver, MN55330
RE: ZoneChange, ConditionalUsePermitApplication, Easement Vacation, andPlat.
Dear Applicant,
Thank youforyourapplications foraZoneChange (FAST toPUD), ConditionalUsePermit (CUP)
toestablisha PUD, arequest tovacateaportionoftheright-of-wayforZane Street, and asimple
plattoestablishzoningapprovalforanapartmentbuildingnear17354ZaneStNW. Staff
conducted athorough siteplanreviewonAugust 6, 2018. Pleaseaddress thesecommentsina
responseletterandonfutureplans/submittals:
General Comments
1.The simpleplatprocessrequiressubmittal ofaFinal Platrather thanapreliminary plat.
Pleasesubmit afinalplat.
2.Theplatshows vacation ofthe right-of-wayforZaneStreet. Thiswill needtobe adjusted
based onCouncilactionandassociatedpublicimprovements (possiblecul-de-sac).
3.VacationoftheZane Streetright-of-waywouldleavethe parcelat theendof ZaneStreet
ElkRiverLodgeandResidentialSuites) without accesstoapublicstreet. Ordinance
requiresallparcels to havefrontageonapublicstreet. Whatalternatives doyoupropose?
4.Thesubmittednarrative notesthedesire todedicate property alongthe riverto thecityfor
thepurposesofapark. The platdoesnotreflectthelandtobededicated. The platwillneed
tobeupdated based onthefeedback/recommendationsfrom thePark andRecreation
Commission. Themeeting istentatively scheduled forSeptember12, 2018.
5.Public park andrecreationfacilities maynotbe accessedthroughprivateproperty. Any
deviationwillneedapproval fromtheCityCouncil andacceptanceofeasementaccess
agreements.
6.Proposed privateimprovements, parkingandstormwater, arenotpermitted inthepublic
right-of-wayforZaneStreet.
7.The minimum parking setback is10’ from propertylines. Ifthedeviation istobeapartof
thePUD, please specifyasetback distance. Include theproof-of-parking locationsforElk
RiverLodgeinsite plansfor thisproject.
8.Showtreeclearing limits aswellastheothersideof thetrees.
9.Submit acomplete landscapeplan forreview andcomment.
10.Submit acompletelighting plan forreview andcomment.
11.Ordinance requires 2.5parking stallsperunit, or258totalparkingspaces. Ofthe required
Phone: 763.635.1000
www.ElkRiverMN.gov
parkingstalls, oneperunitmust becovered. Plansinclude 206spaces, ortwoperunit, and
107coveredstalls. Thecoveredparkingrequirement is met, butthetotalrequirement isnot.
Ifproofofparking isproposedtheplansmustbeupdatedtoidentify thelocations.
12.Submit coloredarchitecturalelevationsidentifying materialselections andcolorsforall
elevations.
13.Include proposed signageonsiteplans andelevations.
14.Staffreservestherighttocontinuereview ofallsite, gradingandutilityplans.
Engineering:
1.IfZaneStreet isvacated, additional right-of-way andconstruction ofacul-de-sacbetween
theproposed projectandtheformerSaxon Motorswillberequired.
2.IfZaneStreet isvacated, easements willberequiredforallpublicutilitieslocated withinthe
current right-of-way.
3.Drainage easementsfortheslopeandtie-inwiththe parceltothesoutharerequired.
4.Proposedlines must havestandarddrainage andutilityeasements.
5.Private sewer serviceshouldbeconnected tothesewerlineandnottiedintoamanhole.
6.Elevations onthesanitary sewersystem areincorrect.
7.ElkRiverMunicipal Utilities (ERMU) desiresallwaterpipingtobeDIPnotC-900.
8.Showallproposed grades indark solidlines.
9.Showparking lotcontours, direction offlowandgradepercentages.
10.Collect drainage fromcurbsindrivewaylocatedintheto-bevacated areabeforesending to
thepublicstreet.
11.Existing CBson southcurbline mustbe rebuilt. Wewillnot allowadjustingrings to be
builtup2.5+ feet. Oneofthestructures doesnotlineupwithcurbline.
12.Proposed contoursshould beshown inallareas.
13.South drivewaywillnotbe allowedtodraintothepublicROW.
14.Curbing shall beprovided inallareas includingthe drivewayintheto-bevacatedright-of-
wayarea.
15.Further detailgradesonthegrasspave areaandthe entrancetoitfrom thepaveddrivelane.
16.Furtherdetailgrades andslopes alongtheaccess tolowerparkinglot.
17.Errorsingradesshowninlowerlot.
18.Thecapacityandfunctionalityoftheexistingstormwater pondbelow bluffmustbere-
established. Itseemstheproposedaccessdrive isconflicting inlocation
19.Staffreservestherighttocontinuereview ofallsite, gradingandutilityplans.
Stormwater:
1. Stormwatermanagement requirements needtobemetaslisted inOrdinance
Sec. 78-503. - Stormwater andurbanrunoffcontrol. andSec. 78-504. - Post
construction stormwater management forproposed impervious surfaces. http://mn-\\
elkriver.civicplus.com/DocumentCenter/View/3180
2.Submit full stormwatermanagementplanwriteup, mustmeet all citystormwater
ordinances.
3.MnDNR willfollowupwithcomments regarding requirementsforstate floodplain andthe
Mississippi RiverWildandScenicandRecreational requirements.
4.Submitsoilborings andinfiltrometer testsforallproposed infiltrationbasin areas.
5.Existing basin nearest thefloodway attheSaxonBuilding needs tobe shown accurately with
anotedboundary.
6.Showcapacity andoverflow elevations oftheSaxonBuilding stormwaterbasin.
7.
Show
and
label
all
EOF
locations
and
flow
paths.
8.
Identify
where
low
point
of
the
GFE
drains.
9.
Submit
full
SWPPP
with
all
required
details.
10.
Submit
full
MIDS
report.
11.
Update
all
rates
for
each
drainage
area
and
show
the
rates
for
each
drainage
area
in
a
table.
Currently
rate
control
is
not
being
met.
12.
Bold
all
existing
storm
lines
so
they
are
visible
or
denote
with
something
that
is
visible.
13.
Submit
pipe
sizing
table
for
all
storm
sewer
lines.
14.
Where
is
the
roof
drainage
directed?
15.
CB#
4
would
not
capture
much
drainage
in
the
drive
lane.
16.
Show
all
pre-
treatment
for
each
infiltration
basin.
17.
Submit
long
term
maintenance
plan
for
all
BMPS.
18.
Construction
cannot
commence
until
an
NPDES
Permit
is
issued.
19.
Staff
reserves
the
right
to
continue
review
of
all
site,
grading
and
utility
plans.
Environmental: 1.
MnDNR
will
follow
up
with
comments
regarding
requirements
for
state
floodplain
and
the
Mississippi
River
Wild
and
Scenic
and
Recreational
requirements.
2.
Section
30-
2022
requires
a
30
foot
setback
from
the
top-
of-
bluff.
Move
structures
outside
of
the
setback.
3.
Submitted
plans
showing
the
hardcover
calculations.
Sketches
indicate
the
area
inside
the
building,
courtyard,
will
have
impervious
surfaces.
a.
If
land
along
the
river
is
dedicated
for
park
use,
the
hardcover
calculations
will
change.
Updated
plans
will
be
required
based
on
park
recommendations.
4.
Staff
reserves
the
right
to
continue
review
of
all
site,
grading
and
utility
plans.
Any
additional
comments
provided
by
MnDOT
or
MnDNR
will
need
to
be
addressed
at
that
time.
Unaddressed
comments
will
be
included
as
conditions
for
approval.
Staff
reserves
the
right
to
continue
review
of
all
site,
grading
and
utility
plans
Thank
you,
and
please
let
me
know
if
you
have
any
questions.
Sincerely, Zack
Carlton,
Planning
Manager
763.
635.
1035
13065 Orono Parkway
Elk River, MN 55330
Phone: 763.635.1000
www.ElkRiverMN.gov
September 13, 2018
Sun Rae Apartments, LLC Via Email: pat@thebriggscompanies.com
Attn: Patrick Briggs
633 Upland Ave NW, Suite C
Elk River, MN 55330
Dear Mr. Briggs,
On August 14, 2018, the City of Elk River received your completed Conditional Use (Case No. CU
18-15), Easement Vacation (Case No. EV 18-05), and Zone Change (Case No. ZC 18-05)
applications for the River Walk Apartment Project located at 17354 Zane St NW. As you know,
State Statute requires a decision by the City within 60 days of this application. The Statute also
allows the City to extend the timeline an additional 60 days if necessary.
Due to the timing of the reviews needed by the Parks and Recreation Commission and action by the
City Council, the city is extending the review timeline to December 12, 2018. The city expects the
Planning Commission to review the Conditional Use Permit and Zone Change on September 25,
2018, and the City Council on October 15, 2018.
Please feel free to contact me if you have any questions.
Sincerely,
Zack Carlton, Planning Manager
Ph: 763.635.1035
zcarlton@ElkRiverMN.gov