5.2. PCSR 12-18-2018Request for Action
To Item Number
Planning Commission 5.2
Agenda Section Meeting Date Prepared by
Public Hearings December 18, 2018 Zack Carlton, Planning Manager
Item Description Reviewed by
River Walk Apartments – 17354 Zane Street NW
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
A. Continue, by motion, the Zone Change request to the January 29, 2019, Planning Commission
meeting.
B. Continue, by motion, the request for a Conditional Use Permit to establish a PUD to the January 29,
2019, Planning Commission meeting.
Background/Discussion
The applicant submitted updated plans on November 28, 2018, and
is making updates in accordance with staff’s comment letter sent on
December 7, 2018. Due to the missing information and required
changes to the plans, staff and the applicant have agreed to delay
Planning Commission review until January 29, 2019.
Updated plans are expected December 14, 2018. Staff will review
the documents and prepare follow-up comments as needed.
Statutory Review Period
The applicant extended the review period, by written request, to
February 20, 2019.
Attachments
Updated Plans submitted November 28, 2018
Comment Letter dated December 7, 2018
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
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PROPOSED: PLANNED UNIT DEVELOPMENT (PUD).
5. REQUIRED PARKING STALLS = 152 (2 STALLS PER
UNIT). PROPOSED PARKING STALLS = 172 (52
GARAGE STALLS, 120 SURFACE STALLS).
6. TOTAL LOT AREA = 205,598 SF (4.72 ACRES),
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NOTES:
1. BASE PLAN USED IS A SURVEY PREPARED BY BOGART, PEDERSON
& ASSOCIATES.
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL
ONLINE OR BY CALLING 811 OR 1-800-252-1166.
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS
OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT
STANDARD SPECIFICATIONS FOR CONSTRUCTION.
PARKING STALL COUNTS
RIVERWALK
APTS
SAXON
APTS
COVERED
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52
SURFACE
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120
TOTAL
209
172
UNITS
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76
RATIO
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1. BASE PLAN USED IS A SURVEY PREPARED BY
BOGART, PEDERSON & ASSOCIATES.
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS
SHOWN ARE APPROXIMATE ONLY. CONTRACTOR
SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS
PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT UTILITY COMPANIES VIA GOPHER STATE
ONE -CALL ONLINE OR BY CALLING 811 OR
1-800-252-1166.
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST
RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE
STANDARD SPECIFICATIONS OF THE CITY OF ELK
RIVER AND THE LATEST EDITION OF MNDOT
STANDARD SPECIFICATIONS FOR CONSTRUCTION.
FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR
;ION AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT
;ESS:
1STALL PERIMETER CONTROLS (SILT FENCE & ROCK CONSTRUCTION
JTRANCE) AS SHOWN ON THE PLANS PRIOR TO START OF WORK.
DIL STOCKPILES OR CONCRETE WASHOUTS ARE NOT ALLOWED ON
IE PROJECT SITE.
AINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL
IE CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED. INSPECT
'.MPORARY EROSION CONTROL DEVICES ON A WEEKLY BASIS AND
-TER EACH 1/2" OR MORE RAIN EVENT. CLEAN OR MAINTAIN THESE
-VICES AS NEEDED TO BE EFFECTIVE. REPLACE DETERIORATED,
IMAGED OR ROTTED EROSION CONTROL DEVICES IMMEDIATELY.
-MOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR
\)IVATE PAVEMENT AREAS WITHIN 24 HOURS OF DEPOSITION. REMOVAL
- TRACKING MATERIALS SHALL BE COMPLETED AT THE END OF EACH
DRK DAY WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY
�E IF CONDITIONS WARRANT.
__RFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT.
.ED AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED
\VEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK.
STALL BUILDING AND BITUMINOUS PAVEMENT SECTION. FINE GRADE
TE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION PER
\NDSCAPE PLANS.
TORMWATER BMPS SHALL NOT BE EXCAVATED TO FINAL GRADE UNTIL
)NTRIBUTING DRAINAGE AREA HAS BEEN CONSTRUCTED AND FULLY
-ABILIZED.
EMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES
-TER SITE HAS UNDERGONE FINAL STABILIZATION AND PERMANENT
-GETATI ON HAS BEEN ESTABLISHED WITH AT LEAST 70% COVERAGE.
REVIEW PLAN
NOT FOR CONSTRUCTION
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C-2
Phone: 763.635.1000
www.ElkRiverMN.gov
December 7, 2018
Sun Rae Apartments, LLC
Attn: Pat Briggs
633 Upland Ave NW, Suite C
Elk River, MN 55330
RE: Zone Change, Conditional Use Permit Application, Easement Vacation, and Plat.
Dear Applicant,
Thank you for submittal of updated plans and drawings on November 28, 2018. Staff has reviewed
these drawings and has the following comments. Please note that many of the comments are similar
to the last comment letter sent on August 15, 2018, and additional drawings are required to address
many of the comments.
Please address these comments in a response letter and on future plans/submittals:
General Comments
1.Submit an updated plat reflecting the lot lines shown on the submitted plans. The plat needs
to include all of the necessary drainage and utility easements.
2.A cul-de-sac will be required at the north end of Zane Street. Update plans and the easement
vacation request to reflect the change.
3.The Parks and Recreation Commission reviewed the project on November 14, 2018, and
recommends Park Dedication be satisfied through cash dedication and trail easements. The
trail easements must be included in the updated plat.
4.What does the “lower drive” connect to? The plans show it leaving the site. Will this be
constructed as part of the project?
5.Need a formal access agreement between the new 4-story apartment and the 4-story
apartment addition in order to share access point between them.
6.Site plan does not match the renderings. Example, the south garage entrance on the 4-story
apartment addition building is shown in a different location.
7.The minimum parking setback is 10’ from property lines. If the deviation is to be a part of
the PUD, please specify a setback distance. Include the proof-of-parking locations for Elk
River Lodge in site plans for this project.
8.Plans identifying the portions of the Saxon building being removed should be submitted.
9.Please submit floor plans for the Saxon Apartment building. The plans should show the
relationship between the storage area and apartments. Identify the square footage/unit count
for the storage portion of the building.
10.Ordinance requires 2.5 parking stalls per unit, or 258 spaces for Riverwalk and 190 spaces
for Saxon Apartments. The parking requirements are not satisfied.
VIA EMAIL: dj@thebriggscompanies.com
11. Ordinance requires one covered parking stall per residential unit. The Riverwalk building
meets this requirement, but the Saxon Apartments do not.
12. The parking requirements to not include the storage component of the building. Floorplans
identifying square footage of the storage areas are required to review the parking
requirements.
13. Submit landscape plans for review and comment. This is a requirement for approval.
14. Submit lighting plans for review and comment. This is a requirement for approval.
15. Submit colored architectural elevations identifying material and color selections for all
elevations. Façade improvements/modifications to the existing Saxon building must be
detailed. This is a requirement for approval.
16. Include proposed signage on site plans and elevations.
17. The Saxon Apartments no longer provide emergency fire access to the rear of the building.
Please update the plans to demonstrate access for emergency vehicles.
18. Additional comments will be provided upon receipt of referenced plans and changes.
19. Staff reserves the right to continue review of all site, grading and utility plans.
Public Works:
1. Identify all existing utilities and corresponding drainage easements on an updated survey that
includes the lot lines shown on the updated plans.
2. A formal agreement for the proposed shared storm sewer system between the two
properties must be formalized in an easement and agreement.
3. Proposed lot lines must have standard drainage and utility easements dedicated.
4. Parking bump-outs are not permitted on the public roadway in front of the proposed 4-story
apartment building.
5. Sewer service shown off the north end of the 4-story apartment addition building extends
off of the proposed lot. All services (sewer and water) must remain within their own lot and
connect to the public system in the roadway adjacent to said lot.
6. Submit grading plans for the new 4-story apartment site.
7. Proposed contours must be shown in all areas.
8. Further detail grades on the grass pave area and the entrance to it from the paved drive lane.
9. Need to reestablish the capacity and functionality of the existing storm water pond below
bluff. It seems the proposed access drive is conflicting in location.
10. Detail the design of the retaining walls along south side of project.
11. Submit full updated civil/site plans for the proposed 4-story apartment building.
12. Show all proposed grades in dark solid lines.
13. Additional comments will be provided upon receipt of referenced plans and changes.
14. Staff reserves the right to continue review of all site, grading and utility plans.
Stormwater:
1. Stormwater management requirements need to be met as listed in Ordinance
Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post
construction stormwater management for proposed impervious surfaces. http://mn-\
elkriver.civicplus.com/DocumentCenter/View/3180
2. Explain in detail the pre and post impervious surface is sq. ft. in the submitted stormwater
report. Also, separate the projects as phase 1 and phase 2 or explain the how the stormwater
infrastructure works together.
3. Within the stormwater report, include pre and post for volume and water quality treatment.
4. MnDNR will follow up with comments regarding requirements for state floodplain and the
Mississippi River Wild and Scenic and Recreational requirements.
5. The project must meet all state and city ordinance requirements for the floodplain
regulation.
6. Submit soil borings and infiltrometer tests for all proposed infiltration basin areas.
7. Submit soil borings for the proposed infiltration basin (within proposed area) in order to
identify water baring soils. The infiltration basin details must meet state requirements and
have a separation of 3’ from the proposed bottom of the basin and water baring soils.
8. Stormwater pre-treatment is required prior to any proposed infiltration basins.
9. The plans show a basin bottom of 861.00 but the stormwater report lists 860.00. This needs
to be addressed.
10. The proposed 18” FES needs to discharge within the basin sidewall, not short of the basin
within the hillside, also, include energy dissipation according to city standards.
11. Will the existing 18” FES and stormwater system stay on-line or be abandoned? If so,
HydroCAD needs to be included for this and the basin needs to be cleaned out to original
design or enlarged based on requirements.
12. The proposed stormwater lines show it tying together at CB #8, provide detail of how this
will work.
13. Provide pipe sizing chart report.
14. Show parking lot contours, direction of flow and grade percentages. Also, show pipe slope
percentages.
15. Indicate where all roof drainage is being directed to, and not which CB #.
16. The city was not able to review the proposed stormwater system for the ‘proposed 4-story
apartment building’ because it is cut off on page C-2, update accordingly.
17. Submit long term maintenance plan for all BMPS.
18. Submit for SWPPP for review in accordance with the NPDES permit.
19. Construction may not commence until a NPDES Permit is issued and the stormwater design
is approved.
20. Submit full MIDS report.
21. 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. Provide before and after hardcover calculations for the Saxon site. Ordinance limits
impervious surfaces to 25% or no net increase.
3. Section 30-2022 requires a 30 foot setback from the top-of-bluff. Move structures outside of
the setback.
4. 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.
5. The proposed site does not meet setbacks from the Mississippi River, does not meet bluff
setbacks and potential grading plans are concerning from an environmental standpoint. Bluff
destabilization is the biggest concern overall for proposed project. There is no wetland
delineation on file for this site. Any encroachment into the bluff setback or bluff area may
require approval from the Department of Natural Resources. As submitted previously, there
are height restriction concerns as well. Structures along the Mississippi like this may not be
higher than 30 feet tall.
In order to offset negative environmental impacts resulting from deviations to the city and
state regulations additional environmentally beneficial practices will be required for this
PUD.
Other existing primate vegetation should be preserved, above and beyond that
required by city code for tree planting. Incorporate diverse and sustainable
landscaping specifically along the bluff.
Utilize all recycling and reuse options in the reconstruction and new construction of
the entire site reducing overall waste generation.
Ensure proper space is planned for trash and recycling both inside and outside the
apartment buildings (carts, dumpsters, etc.).
Utilize green building standards including energy efficient lighting, efficient
appliances, insulation and efficient HVAC systems.
Incorporate electric vehicle readiness for parking on this project, including but not
limited to conduit and infrastructure for future public charging stations. It is
recommended that 5-10% of parking stalls have the capability to be converted into
charging stations in the future.
Explore options for renewable energy generation on site.
Incorporate additional water conservation practices above city stormwater
requirements such as green roofs, rain gardens, porous pavement, low maintenance
native landscaping or grey water systems.
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