6.2.c. PCSR 04-28-2020Request for Action
To Item Number
Planning Commission 6.2c
Agenda Section Meeting Date Prepared by
Public Hearings April 28, 2020 Chris Leeseberg, Senior Planner
Item Description Reviewed by
CommonBond Elk River Housing Limited Zack Carlton, Planning Manager
Partnership – 19522 Holt St. NW
Reviewed by
Conditional Use Permit to establish a residential
PUD, Case No. CU 20-07
Action Requested
Recommend, by motion, approval of the Conditional Use Permit
establishing a residential Planned Unit Development, with the
following conditions:
1. Approval of a Comprehensive Plan Amendment changing
the land use for the subject property from Highway
Commercial to Residential.
2. A PUD Agreement shall be developed and signed by both
parties prior to issuance of a building permit.
3. Construct a six-foot tall opaque fence along the south
property line.
4. Staff approval of an updated landscape plan.
5. Approval of architectural plans consistent with the design
standards for Elk Ridge Center.
Background/Discussion
The subject property, located southwest of the intersection of
th
Highway 169 and 197 Avenue, is currently zoned Planned Unit
Development (PUD) and has an underlying Land Use of Highway
Business.
The applicant is proposing a 60-unit multi-family residential
apartment building in the Elk Ridge Center commercial
development. In order to compete this project, the applicant will
need an amendment (LU 20-02) to the Land Use plan, need to plat
(P 20-05) the property, and receive a Conditional Use Permit (CU 20-07) to establish a residential PUD.
Site Plan
The site is 3.05 acres and includes a 60-unit, 3-story apartment building with a 120-stall parking lot. A
playground is proposed north of the building and there is a sidewalk providing access to the existing trail
on the west side of the property.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Access and Parking
The subject parcel has no direct access to a public street, it abuts a private street accessing Holt Street at
two locations. Access to the site will be from the northeast corner of the parcel via two existing entry
points, entering a surface parking lot with 120 stalls. This deviates from the required parking of 150
spaces (2.5/unit) and none of the stalls are proposed to be enclosed. However, the ordinance requires
one covered space per unit and the applicant has requested approval of this deviation as part of the PUD
process.
Landscaping
The ordinance requires 40 trees (20 overstory, 10 ornamental, and 10 deciduous) and the submitted
landscape plan shows 33 trees. A revised plan, meeting the ordinance requirements, shall be approved by
city staff prior to recording the CUP/PUD.
Design Standards
Elk Ridge Center architecture is guided by a 23-page guide for design standards. Staff continues to work
with the applicant to achieve the Northwoods theme outlined by the design standards. While the design
and the feel of the building is much more aligned with the standards than was initially submitted, staff
would like to see more pedestrian-scale details on the lower level to break up the massive feel of the
“base” of the building. The lower level is mostly comprised of an approximately 10-foot-tall masonry
wainscoting wall with windows punctuating the masonry. Introducing design elements over some of the
windows or a change in heights/material of the wainscoting will further comply with the design
standards.
Conditional Use Permit/PUD
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will 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 or general welfare of the neighborhood or the city.
The residential use may not detrimentally affect the use and enjoyment of adjacent properties, but the
property is bordered by two single-family homes to the south, and to reduce the possibility for impacts
to these homes, staff included a condition to construct a privacy fence along the south property line.
The city also has limited opportunities for developable commercial land near the Highway 169
corridor and this project, if approved, may impact the general welfare of the neighborhood or city.
The property has also been vacant for several years and the property owner has provided a letter
outlining the challenges in marketing this parcel for commercial uses. This impact is a policy decision
for the Planning Commission and City Council.
2. Will be consistent with the Comprehensive Plan.
The property does not currently comply with the Comprehensive Plan, and a land use amendment is
required to satisfy this condition. If a land use amendment is granted, the proposed project will be
consistent with the Comprehensive Plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
Most of the surrounding properties are developed with homes and commercial uses with two vacant
developable commercial parcels in the development. The proposed subdivision will not impact
reasonable development of neighboring land.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police
and fire protection, drainage, refuse disposal, water 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 residential use will create an increased traffic demand for this development. However, any new
use on the parcel will increase traffic in the area. A 60-unit residential building will generate an
estimated 360 trips/day (6 per unit) while a 20,000 SF retail space would generate between 1,000 and
3,000 trips based on the specific store.
The use will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks
and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent
and neighboring public thoroughfares.
5. Will 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.
Potential traffic concerns are outlined in condition 4, and the proposed residential use will not involve
uses, activities, processes, materials, equipment, or conditions that will be detrimental to other
properties.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Grading is proposed to create minimal impacts to natural areas and some trees may be removed, and
the use will not result in the destruction of scenic or historic feature of major importance.
7. Will fully comply with 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 city.
The conditions included in the recommendation for approval will ensure the subdivision will fully
comply with all requirements of this code.
Additionally, Sec 30-1564 describes the standards for establishment of a PUD district.
1. Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD, pursuant
to the procedure set forth in this section. A PUD will be authorized on land in a PUD zoning district only upon
issuance of a conditional use permit, pursuant to the procedure set forth in this section.
A Conditional Use Permit will be issued in accordance with the above standards.
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.
If the amendment is approved, the Comprehensive Plan and land use map will guide this area for
residential uses.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant will be in control of all parcels prior to recording the CUP and plat.
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 PUD is designed as one project with uniform design elements throughout the project area.
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.
Nearby land uses include single-family residential, commercial development, and a religious
institution. The PUD will not cause undesirable impacts on adjacent lands and land uses.
6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems.
The project area will be served by public services and will not adversely impact transportation
networks within the area.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities.
Existing public facilities are not impacted by the proposed project.
8. The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a
PUD and may authorize 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 proposal is consistent with densities described in the Comprehensive Plan, setbacks from
public rights-of-way, and design standards for similar developments within city code.
9. More than one principal building may be constructed on a lot within a PUD if authorized 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 project does not conflict with standards described in city code.
Public Hearing
Staff receive two letters of support and two emails opposing the project (attached). Staff also received
two phone calls. One business owner wanted to ensure the project followed the same stringent design
standards their business was required to and was generally opposed to commercial land being removed
for residential. An adjacent homeowner expressed concerns about lighting on the side adjacent to the
single-family homes.
Financial Impact
None
Statutory Review Period
Per State Statute §15.99, the required 60-day review period ends on June 23, 2020. The applicant received
a 60-day extension letter.
Council Meeting
If acted on, this item will go to the May 18, 2020, City Council meeting.
Attachments
Location Map
Applicant’s Narrative
Site Plan
Landscape Plan
Architectural Exhibits
Support Letter dated April 16, 2020
Opposition Email dated April 23, 2020
Support Letter dated April 23, 2020
Opposition Email dated April 23, 2020
CommonBond Communities is pleased to propose Elk Ridge Lodge – a new construction, affordable
apartment building located at 19522 Holt Street Northwest within the existing Elk Ridge Shopping Center.
The proposed project includes 60 apartments with 120 stalls of surface parking. The property will have on-
site management and maintenance staff and will include amenities such as on-site washers/driers, a high-
quality exterior play area, oversized closets and on-site storage. The building itself will be attractive and
finished with high-quality exterior materials as further described below.
The location is highly desirable and supportive to CommonBond’s planned development as it is near
numerous services, amenities and jobs, all of which will be utilized by our future residents. The location of
these services in the immediate of vicinity of the site, including groceries and child care, makes the location
absolutely stellar for multifamily housing. This addition of housing to the property will also enhance the
vitality of the existing commercial uses, by adding users and developing one of the last outlots for this
shopping center.
We believe multifamily represents the highest and best use for the site, especially given it has been marketed
by the current owner for a number of years without another viable development opportunity. We further
believe multifamily will continue to be the highest and best use after the planned reconstruction of nearby
Highway 169 interchanges. Please note that the property has been actively listed for sale for a number of
years by the existing, experienced owner/developer, which is Hempel Companies.
Elk Ridge Lodge will add users and a visually prominent and attractive building to a parcel that has not until
now attracted a viable development proposal. The proposed circulation contemplates directing traffic to the
southern portion of the site, taking advantage of a less-utilized point of access from Holt Street, mitigating
impacts to existing ingress/egress on the northern end of the site. Further, access will not occur from Irving
Street Northwest, ensuring neighboring uses are not impacted by the proposed project.
Additionally, the development will build upon the attractive aesthetic already in place at the shopping center,
with following elements included: faux stone and brick masonry, fiber cement board siding, and high-quality
landscaping. The design intent is to match and build upon the existing aesthetic of the Elk Ridge Lodge
Shopping Center and its design guidelines.
Elk Ridge Lodge will be owned and managed by CommonBond. CommonBond is a Saint Paul-based non-
profit affordable housing provider founded in 1971. CommonBond owns and operates properties in
Minnesota, Wisconsin and Iowa, with our largest presence being in the Twin Cities metro. The following are
several hallmarks of CommonBond’s ownership and management philosophy:
• Long-term owner: CommonBond has sold just one property in its nearly 50 years of existence,
demonstrating deep investment in long-lasting relationships with the communities in which it works.
Such an ownership strategy also informs our high-quality design and construction standards;
• Attentive, Resident-Focused Manager: CommonBond manages all 100-plus properties that it owns,
providing consistency and continuity of service for its residents, neighbors and the community as a
whole. Such a management philosophy leads to us to have extremely high resident satisfaction rates
and to be invited back into communities for successive developments.
The project is been awarded its required financing is expected to close and commence construction in fall
2020, a with a project completion approximately 12 months thereafter.
The following addresses specific questions required of the Conditional Use Permit narrative:
1. What is being proposed?
The project will include a new construction, 60-unit apartment building with 120 surface parking stalls.
2. How is the request consistent with the City of Elk River Comprehensive Plan?
The proposed project will require an amendment to the Comprehensive Plan. As described above, the project is located
in a commercially zoned area, but the area has failed to garner any viable commercial proposals after many years of
marketing and development proposals by its owner/broker, Hempel Properties. We believe multi-family housing is the
highest and best use of the property.
3. Hours of operation.
As the proposed project is residential, the property will be in continuous use. The rental office will establish regular
business hours at a later date. Typical business hours are weekdays and some evenings and weekends.
4. Number of employees.
The proposed project will have a site manager, site maintenance technician and site caretaker.
5. Number of parking stalls, existing and additional.
The proposed project will have 120 (2/unit) new surface parking stalls (there are no existing parking stalls). This
deviates from the required parking of 150 spaces (2.5/unit) and none of the stalls are proposed to be enclosed.
CommonBond has developed similar sites and found that this quantity and type of parking works well for our
residents. A small portion of the parking (17 square feet) will be within the 25’ foot buffer for the stormwater pond.
The pond has a retaining wall at this location, so there will not be a direct hydraulic connection between the parking
and the pond, and we propose planting a dense groundcover between the parking lot and the stormwater pond.
6. Is there proposed screening of the site.
There will be a trees along the east side of the building to provide screening from Holt Street. There is existing
vegetative screening on the west side of the side along Irving Street. There is existing vegetative screening and a berm
along the south edge of the site between the proposed building and residential area.
7. Proposed building materials.
The proposed building materials comply with the design standards. The building will have a continuous and consistent
elevation, that uses a variation of materials, colors, and textures in combination to provide visually interesting
appearance. The building materials will also be consistent with other buildings in the area.
8. Signage.
There will be one monument sign that will be 5’- 2” long x 1’- 0” deep x 6’- 2” tall. It will be located at the entrance
to the parking lot. The sign will be an illuminated and painted aluminum cabinet that sits atop masonry to match the
building.
9. Is there outdoor storage?
The proposed project will not include any outdoor storage.
The following addresses specific questions required of the Land Use Amendment Applicaiton
narrative:
1. Detailed description/scope of the project.
The proposed project will include a new construction, 60-unit apartment building with 120 surface parking stalls built
on an existing outlot of the Elk Ridge Shopping Center. The building will be three stories in height plus a pitched
roof. The building’s access will be provided by existing connections from the Elk Ridge Shopping Center and will
additionally include a landscaped trail connection to the existing trail on Irving Street.
2. What is being proposed?
The project will include a new construction, 60-unit apartment building with 120 surface parking stalls.
3. What are the reasons/purposes for the proposed Land Use Change?
The proposed project is located in a commercially-zoned area, part of the existing Elk Ridge Shopping Center. The
proposed project will be residential in use, therefore requiring a land use change.
4. What has changed to warrant the Land Use Change?
Market conditions no longer make a commercial use feasible at this location. The project location is one of the last
developable outlots in the Elk Ridge Shopping Center and was initially conceived to be junior box retailer or pad retail
development. After many years of active marketing by the property owner, Hempel Companies, no viable commercial
projects emerged. Additionally, the location is highly conducive to residential use, which will further make the existing
commercial uses viable by adding additional users.
5. How is the request consistent with the City of Elk River Comprehensive Plan?
The proposed project will require an amendment to the Comprehensive Plan. As described above, the project is located
in a commercially zoned area, but the area has failed to garner any viable commercial proposals after many years of
marketing and development proposals by its owner/broker, Hempel Properties. We believe multi-family housing is the
highest and best use of the property.
6. How is it compatible with surrounding properties.
The proposed project is compatible with surrounding properties by integrating into existing access through the site, by
complimenting and building upon the existing design aesthetic of the site, by not requiring any shared parking from
other uses by adequately parking on-site and by developing a landscaped trail connection to the existing trail along
Irving Street.
7. What are the benefits to the City.
The proposed project will benefit the city by putting vacant land into a productive, tax paying use; by enhancing the
value of neighboring commercial uses by adding new site users; and by adding to much-needed affordable housing supply
for the community for which there is a great shortage.
The following addresses specific questions required of the Easement Vacation narrative:
1. Detailed description/scope of the project.
The proposed project will include a new construction, 60-unit apartment building with 120 surface parking stalls built
on an existing outlot of the Elk Ridge Shopping Center. The building will be three stories in height plus a pitched
roof. The building’s access will be provided by existing connections from the Elk Ridge Shopping Center and will
additionally include a landscaped trail connection to existing trail along Irving Street.
2. What is the purpose of the Easement Vacation? What is being proposed?
The easements to be vacated are drainage and utility easements. The subject easements were entered into when the
project was initially conceived as a junior box retailer or pad retail development. Now that the project includes a
multifamily use, these easements locations are no longer appropriate.
3. How is the request consistent with the City of Elk River Comprehensive Plan?
The proposed project will require an amendment to the Comprehensive Plan. As described above, the project is located
in a commercially zoned area, but the area has failed to garner any viable commercial proposals after many years of
marketing and development proposals by its owner/broker, Hempel Properties. We believe multi-family housing is the
highest and best use of the property.
4. What has changed to warrant the Easement Vacation?
The subject easements were entered into when the project was initially conceived as a junior box retailer or pad retail
development. Now that the project includes a multifamily use, these easements locations are no longer appropriate.
5. How is it compatible with surrounding properties.
The proposed project is compatible with surrounding properties by integrating into existing access through the site, by
complimenting and building upon the existing design aesthetic of the site, by not requiring any shared parking from
other uses by adequately parking on-site and by developing a landscaped trail connection to existing trail along Irving
Street.
6. The DNR must be notified and provide comment if adjacent to water.
Not applicable.
7. What are the benefits to the City.
The proposed project will benefit the city by putting vacant land into a productive, tax paying use; by enhancing the
value of neighboring commercial uses by adding new site users; and by adding to much-needed affordable housing supply
for the community for which there is a great shortage.
ELK RIVER, MN 55330ELK RIDGE LODGENODATEREVISIONDRAWING TITLE:PROJECT NAME:DRAWN BY:CHECKED BY:FILE:DRAWING NO:PROJ. NO:..\190240\600 Drawings\C\190240 C201 SITE PLAN.dwg701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029COPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.C201190240PRELIMINARYNOT FOR CONSTRUCTION02/24/20201080 MONTREAL AVENUEST PAUL, MN 55116CB LM REDEVELOPMENTLIMITED PARTNERSHIPCLIENT:19522 HOLT STREET NWNODATEISSUED FORTHIS SQUARE APPEARS 1/2" x 1/2" ONFULL SIZE SHEETS.102/24/2020CITY SUBMITTALSURFACING AND LAYOUT PLANMJJJTCSITE PLAN NOTES1.REFER TO ARCHITECTURAL AND STRUCTURAL PLANS FOR ACTUAL BUILDING DIMENSIONS,STOOP, STAIRS, RAMP, FOOTINGS, AND FOUNDATIONS.2.DIMENSIONS ARE TO EDGE OF PAVEMENT, BACK OF CURB, OUTSIDE FACE OF BUILDING, EDGEOF WALK, OR CENTER OF STRUCTURE UNLESS OTHERWISE NOTED.3.THE CONTRACTOR SHALL CONSTRUCT ALL PAVEMENTS TO CONFORM WITH THE CORRECTLINES, AND FINISHED GRADES AS INDICATED ON THE PLANS. NO PONDING OF WATER WILL BEALLOWED.4.THE CONTRACTOR SHALL CONSTRUCT ALL PAVEMENTS TO MATCH EXISTING PAVEMENTGRADES AT TIE-IN POINTS. CUT CONTRACTION JOINTS AT EXISTING JOINT LOCATIONS.5.CONTINUE ALL JOINTS THROUGH THE CURB.6.SAW ALL CONCRETE CONSTRUCTION JOINTS, CLEAN THEM OF DEBRIS, BLOW THEM DRY ANDIMMEDIATELY SEAL WITH JOINT SEALANT.7.REINFORCE ODD SHAPED PAVING PANELS WITH #4 BARS AT 12" EACH WAY. AN ODD SHAPEDPANEL IS CONSIDERED TO BE ONE IN WHICH THE SLAB TAPERS TO A SHARP ANGLE WHENTHE LENGTH TO WIDTH RATIO EXCEEDS 3 TO 1 OR WHEN A SLAB IS NEITHER SQUARE NORRECTANGULAR.8.MATCH NEW CONSTRUCTION/CONTRACTION JOINTS WITH JOINTS IN ADJACENT CONCRETE.9.ENSURE POSITIVE DRAINAGE AT ALL SURFACING LOCATIONS. PDR NOTES1.RESIDENTIAL TRASH AND RECYCLING DUMPSTERS LOCATED INGARAGE.2.COMMERCIAL DUMPSTERS WILL BE WHEELED FROM COMMERCIALENTRANCE TO LOADING/TRASH ZONE VIA THE COURTYARD.>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>>>>>>>>>>>>>>10'10'6'8.05'19.64'24.99'6'18 - 9' x 18' STALLS7 - 8' x 18' STALLS9'10 - 9' x 18' STALLS14 - 9' x 18' STALLS14 - 9' x 18' STALLS14 - 9' x 18' STALLS14 - 9' x 18' STALLS24'24'24'24'9'9'17 - 9' x 18' STALLS5'5.03'5'5'7.8'R100'22.89'R4'TYP.8.00'PROPOSED BUILDINGACCESSIBLERAMPCONCRETE WALKBITUMINOUS PAVEMENTB612 CURBAND GUTTERACCESSIBLE STALLSIGNAGE (TYP.)ACCESSIBLE RAMPCONCRETE WALKTOT LOTB612 CURB AND GUTTER (TYP.)STOP SIGNBITUMINOUS ANDCURB REPLACEMENTBITUMINOUS ANDCURB REPLACEMENTBITUMINOUS ANDCURB REPLACEMENTBITUMINOUS ANDCURB REPLACEMENTR12'R8'LEGENDCONSTRUCTION LIMITSCONCRETEBITUMINOUS PAVEMENTB612 CURB & GUTTERSIGN
15'30'60'LANDSCAPE PLANTREES AND GROUNDCOVERSELK RIVER, MN 55330ELK RIDGE LODGENODATEREVISIONDRAWING TITLE:PROJECT NAME:DRAWN BY:CHECKED BY:FILE:DRAWING NO:PROJ. NO:..\190240\600 Drawings\LA\190240 Landscape Plan-L101.dwg701 Washington Ave. N, Ste 200 | Minneapolis, MN 55401 | 612.338.2029COPYRIGHT 2020 BY LHB, INC. ALL RIGHTS RESERVED.L101190240PRELIMINARYNOT FOR CONSTRUCTION02/24/20201080 MONTREAL AVENUEST PAUL, MN 55116CB LM REDEVELOPMENTLIMITED PARTNERSHIPCLIENT:19522 HOLT STREET NWNODATEISSUED FORTHIS SQUARE APPEARS 1/2" x 1/2" ONFULL SIZE SHEETS.102/24/2020CITY SUBMITTALGENERAL LANDSCAPE NOTES:1.THIS DRAWING DOES NOT CONSTITUTE AN OFFICIAL SURVEY OF THE SITE. CONFIRM ALL LOCATIONS OF SURFACE ANDSUB-SURFACE FEATURES BEFORE BEGINNING INSTALLATION. ADVISE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES.2.CONFIRM ALL QUANTITIES, SHAPES AND LOCATIONS OF BEDS, AND ADJUST AS REQUIRED TO CONFORM TO THE SITECONDITIONS. CONFIRM ANY ADJUSTMENTS WITH THE LANDSCAPE ARCHITECT.3.LOCATE ALL UTILITIES. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS WITH PLANT INSTALLATION.4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MULCHES AND PLANTING SOIL QUANTITIES TO COMPLETE THE WORKSHOWN ON THE PLAN. VERIFY ALL QUANTITIES SHOWN ON THE PLANT SCHEDULE.5.THE CONTRACTOR SHALL REMOVE FROM THE SITE ALL SOD/TURF WHICH HAS BEEN REMOVED FOR NEW PLANT BEDS.LONG-TERM STORAGE OF MATERIALS OR SUPPLIES ON-SITE WILL NOT BE ALLOWED.6.ANY PLANT STOCK NOT PLANTED ON DAY OF DELIVERY SHALL BE HEELED IN AND WATERED UNTIL INSTALLATION. PLANTSNOT MAINTAINED IN THIS MANNER WILL BE REJECTED.7.THE PLAN TAKES PRECEDENCE OVER THE PLANT SCHEDULE IF DISCREPANCIES EXIST. ADVISE LANDSCAPE ARCHITECTOF ANY DISCREPANCIES.PROTECTIONS1.THE CONTRACTOR SHALL AVOID DAMAGING EXISTING TREES. DO NOT STORE OR DRIVE HEAVY MATERIALS OVER TREEROOTS. DO NOT DAMAGE TREE BARK OR BRANCHES.2.THE CONTRACTOR SHALL KEEP PAVEMENTS, FIXTURES AND BUILDINGS CLEAN AND UNSTAINED. ANY DAMAGE TOEXISTING FACILITIES SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. THE PROJECT SITE SHALL BE KEPT CLEAR OFCONSTRUCTION WASTES AND DEBRIS.3.PROVIDE SILT FENCE IF NECESSARY TO PROTECT STREET FROM EROSION.4.SOD ALL AREAS DISTURBED BY CONSTRUCTION. TPI CERTIFIED TURFGRASS SOD QUALITY; 80% KENTUCKY BLUE GRASS,20% PERENNIAL RYE; WITH STRONG FIBROUS ROOT SYSTEM, FREE OF STONES, BURNED OR BARE SPOTS; CONTAINING NOMORE THAN 5 WEEDS PER 1000 SQ FT. MINIMUM AGE OF 18 MONTHS, WITH ROOT DEVELOPMENT THAT WILL SUPPORT ITSOWN WEIGHT WITHOUT TEARING WHEN SUSPENDED VERTICALLY BY HOLDING THE UPPER TWO CORNERS.PLANT MATERIAL & MULCHES1.NO SUBSTITUTIONS OF PLANT MATERIAL SHALL BE ACCEPTED UNLESS APPROVED IN WRITING BY THE LANDSCAPEARCHITECT. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMEDUNSATISFACTORY.2.ALL PLANTING STOCK SHALL CONFORM TO THE "AMERICAN STANDARD FOR NURSERY STOCK", ANSI-Z60. LATEST EDITION,OF THE AMERICAN ASSOCIATION OF NURSERYMEN, INC.3.ALL PLANTS SHALL BE GUARANTEED FOR TWO COMPLETE GROWING SEASONS (APRIL 1-NOVEMBER 1 OF FOLLOWINGYEAR), UNLESS OTHERWISE SPECIFIED. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDINGLABOR AND PLANTS.4.PROVIDE SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOXIOUS WEEDS OR OTHER DELETERIOUS MATERIAL,DELIVER MULCH ON DAY OF INSTALLATION. USE 2" DEPTH FOR PERENNIAL/GROUND COVER BEDS, UNLESS OTHERWISEDIRECTED. APPLY PELLET WEED PREVENTER UNDER MULCH BEDS IN SHRUB AREAS.5.ROCK MULCH SHALL BE 3/4" DRESSER TRAP ROCK.SOILS AND GROUND1.SOIL CORRECTION FOR TREES, SHRUBS AND TURF: DISC SOIL TO A FULL 5" DEPTH IN ALL AREAS TO BE PLANTED TOLOOSEN COMPACTED SOILS. IDENTIFY AND PROTECT ROOTS OF EXISTING TREES.2.SEE SPEC.MAINTENANCE AND CARE1.MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BEPROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF PLANTINGS IS COMPLETE, INSPECTION HAS BEEN MADE ANDPLANTING IS ACCEPTED EXCLUSIVE OF THE GUARANTEE. 2.MAINTENANCE SHALL INCLUDE WATERING, WEEDING, MULCHING, REMOVAL OF DEAD MATERIAL PRIOR TO GROWINGSEASON, RE-SETTING PLANTS AND PROPER GRADE, AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE,THE OWNER SHALL ASSUME MAINTENANCE RESPONSIBILITIES. HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BERESPONSIBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD.3.WATERING: MAINTAIN A WATERING SCHEDULE WHICH WILL THOROUGHLY WATER ALL PLANTS ONCE A WEEK. INEXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH AS WILTINGLEAVES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHALL MAKE THENECESSARY ARRANGEMENTS FOR WATER.IRRIGATION1.PROVIDE AN IRRIGATION PLAN TO BE APPROVED BY LANDSCAPE ARCHITECT.2.IRRIGATION SERVICE SHALL BE PROVIDED FOR ALL PARKING LOT MEDIAN ISLANDS, SHRUBS & PERENNIAL BEDS.3.DRIP LINE IRRIGATION WILL NOT BE ACCEPTED.4.IRRIGATION SYSTEM TO CONNECT TO CITY WATER.5.SEE SPEC.PLANT SCHEDULELANDSCAPE NOTESTREE CALCULATIONSMinimum Tree RequirementsSite Perimeter (LF)2300Minimum Number of Trees Required (3+(B2/40))61Credits for Existing TreesDeciduous40Coniferous0Native Plant Communities (One Tree per 500 squarefeet)0Total Number of Trees Required21Overstory (50%)10Ornamental (25%)5Coniferous (25%)5Total Number of Trees Proposed33Overstory12Ornamental17Coniferous4*THERE ARE A NUMBER OF EXISTING CONIFEROUSTREES ON SITE, BUT THEY WERE IDENTIFIED BY DBHAND NOT BY HEIGHT.*2 UP1 CA21 CA1 MA1 OV1 OV1 MA1 OV1 MA1 OV1 OV1 MA1 MA1 MA1 OV1 MA1 OV1 MA2 TM2 TM1 PG1 AC1 PG1 QA1 UP1 AC2 BV2 TMIRVING STREET NWHOLT STREET NWBITUMINOUS TRAIL,CONNECT TO EXISTINGPLAYGROUNDBUILDINGNATIVE WOODLANDSEED MIX, TYP.PERENNIAL & SHRUBBED, TYP.CONSTRUCTION LIMITSSOD, TYP.PROTECTEXITING TREES,TYP.STEEL EDGER, TYP.ADA SEATING AREA(3) 6' BENCH, TYP.(2) BIKE RACKSMAIN ENTRANCETRASH ENTRANCECONCRETEWALK, SEECIVILCONNECT NEW WALKTO EXISTING,SEE CIVILEXISTING WALLSEXISTING TREE LINEPROTECTEXITING TREES,TYP.CONIFERCODEQTYBOTANICAL / COMMON NAMECONTAC2Abies concolor / White Fir6` B&BPG2Picea glauca / White Spruce6` B&BDECIDUOUSCODEQTYBOTANICAL / COMMON NAMECONTBV2Betula papyrifera `Varen` TM / Prairie Dream Birch2" B&BCA21Carpinus caroliniana / Blue Beech1.75" B&BCA1Cornus alternifolia / Pagoda Dogwood1.75" B&BMA8Maackia amurensis / Amur Maackia1.75" B&BOV7Ostrya virginiana / Ironwood1.75" B&BQA1Quercus alba / White Oak2" B&BTM6Tilia americana `McKSentry` / American Sentry Linden2" B&BUP3Ulmus americana `Princeton` / American Elm2" B&BGROUND COVERSCODEQTYBOTANICAL / COMMON NAMECONTPS10,022 sfPerennial Shrub AreaNoneNN13,061 sfShooting Star Native Seed "Savanna and Woodland Mix"Seed MixSS11,784 sfSodSod
WEST ELEVATION
SCALE: 1/16" = 1'-0"
EAST ELEVATION
SCALE: 1/16" = 1'-0"
NORTH ELEVATION
SCALE: 1/16" = 1'-0"
SOUTH ELEVATION
SCALE: 1/16" = 1'-0"
FILE:
DRAWN BY:
CHECKED BY:
PROJ. NO:
DRAWING NO:
DRAWING TITLE:
PROJECT NAME:
THIS SQUARE APPEARS 1/2"x1/2"
ON FULL SIZE SHEETS
CLIENT:
Address Line 1
Address Line 2
CB LM REDEVELOPMENT
LIMITED PARTNERSHIP
ELK RIDGE LODGE
XXX
168220 HOLT STREET
ELK RIVER, MN 59080
N O T F O R C O N S T R U C T I O NPRELIMINARY
COPYRIGHT 2019 BY LHB, INC. ALL RIGHTS RESERVED.
NO DATE ISSUED FOR
21 W. Superior St., Ste 500 | Duluth, MN 55802 | 218.727.8446
1 02/24/2020 CITY SUBMITTAL
2 04/17/2020 CITY RESUBMITTAL
M:\19Proj\190240\600 Drawings\A\Archive\190240 CBC Elk River - 1st Floor Plan - MHFA Plan_BAC.rvt4/17/2020 8:29:19 AMA200
Author
Checker
190240
EXTERIOR ELEVATIONS
0 4 /1 7 /2 0
NO DATE REVISION
VIEW OF ENTRY FROM PARKING LOT
VIEW OF BUILDING FROM IRVING STREET
FILE:
DRAWN BY:
CHECKED BY:
PROJ. NO:
DRAWING NO:
DRAWING TITLE:
PROJECT NAME:
THIS SQUARE APPEARS 1/2"x1/2"
ON FULL SIZE SHEETS
CLIENT:
Address Line 1
Address Line 2
CB LM REDEVELOPMENT
LIMITED PARTNERSHIP
ELK RIDGE LODGE
XXX
168220 HOLT STREET
ELK RIVER, MN 59080
N O T F O R C O N S T R U C T I O NPRELIMINARY
COPYRIGHT 2019 BY LHB, INC. ALL RIGHTS RESERVED.
NO DATE ISSUED FOR
21 W. Superior St., Ste 500 | Duluth, MN 55802 | 218.727.8446
1 02/24/2020 CITY SUBMITTAL
2 04/17/2020 CITY RESUBMITTAL
M:\19Proj\190240\600 Drawings\A\Archive\190240 CBC Elk River - 1st Floor Plan - MHFA Plan_BAC.rvt4/17/2020 8:29:19 AMA201
Author
Checker
190240
EXTERIOR
PERSPECTIVE
0 4 /1 7 /2 0
NO DATE REVISION
April 16, 2020
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Attn: City Councilmembers
RE: Elk Ridge Lodge
Letter of Support
Dear Planning Commission Members,
I am providing this statement in regards to the land use approvals requested by CommonBond related to Elk Ridge
Lodge at the Elk Ridge Shopping Center. CommonBond has a purchase agreement with us for this site and is proposing
to develop an approximately 60-unit, new construction multifamily apartment building.
We are eager to work with CommonBond on this project. I understand that some may have concerns about rezoning
this site from commercial to residential, but in our opinion, the site’s highest and best use is fulfilled by CommonBond’s
proposal. We say this with great confidence, as our firm has developed properties across all commercial product types
in our nearly 20 years of existence. Simply put, we would not be looking to sell this property if we saw a demand for a
commercially-oriented use – as we would develop it ourselves. We shared this feedback with the City Council when the
project was first reviewed in May 2019 and continue to feel this way.
We have marketed the site for 15 years for a variety of different commercial uses including junior box retail and medical
office, but failed to receive any feasible interest or purchase offers. We believe the market is clearly indicating that a
commercial use for the site is not likely any time in the near or distant future. We also believe that even after the
planned reconstruction of Highway 169 intersections, this will continue to be the case. This is because as the site is
tucked so far back from the highway, it does not have sufficient visibility to garner commercial/retail interest. The
remaining developable land in the shopping center, totaling approximately 3.49 acres, is a far better candidate for
commercial development as it is much closer to and more visible from the highway and we will continue to pursue those
types of users earnestly.
We also consider CommonBond’s proposed use to be highly additive to our existing property as it will add a highly
visible, multi-story structure with a design consistent to the already developed parcels, providing the area greater
visibility and a stronger sense of place. I know that CommonBond has made design enhancements since its initial
application to strengthen the visual connection and consistency with the neighboring buildings. The project will help
provide the live-work-play element that is so critical to successful mixed-use developments. The proposed
Commonbond development will also be complimentary and add residents and potential customers to the site, which will
make the current businesses that much more viable and sustainable. Finally, we believe the development will also be
accomplished in manner that improves circulation within the existing drive network of the site.
Thank you for the opportunity to provide our feedback for your consideration. Please feel free to contact me with any
questions at ben@hempelcompanies.com or 612-355-2608.
Sincerely,
Ben Krsnak
Hempel Companies
1
Leeseberg, ChrisFrom:Carlton, ZacharySent:Thursday, April 23, 2020 2:54 PMTo:Leeseberg, ChrisSubject:FW: [EXTERNAL] Planning Commission AgendaFYI
From: Steve Casey <socal113@yahoo.com>
Sent: Thursday, April 23, 2020 2:16 PM
To: Carlton, Zachary <zcarlton@ElkRiverMN.gov>
Subject: [EXTERNAL] Planning Commission Agenda
Steven Casey
19453 Irving Circle NW
Elk River, MN 55330
Re; Comprehensive Plan for Lot 1, Block 1
ELK RIDGE CENTER SECOND ADDITION
Zack Carlton and The Elk River Planning Commission:
Dear Sir,
I purchased my property at 19453 Irving Circle NW in the City of Elk River in July 2015. The property appealed to me for a
number of reasons. First of all, the large lots give this neighborhood the feeling of country living. Homeowners enjoy
minimal density which gives the neighborhood an individual character. Second in my consideration for moving here was
seeing that the neighborhood is quiet, safe and has very little daily through traffic. The traffic is basically limited to the
people who live in the neighborhood. Third, I have a deer trail running through my backyard where I can enjoy the wildlife.
I have a feeder that I put up every winter for the deer and other animals that are frequent in the area. My nearest neighbor
to the east on 194th Ave. NW has young children who routinely play along the street and ride bicycles and tricycles in the
neighborhood. This neighbor has put put a sign reminding drivers in the area to slow down. Those of us who live here are
aware and drive accordingly.
This project, should it be approved, will irreparably alter and permanently ruin the character of this neighborhood. A high
density apartment building does not improve a low density neighborhood. A 60-unit apartment building does not mean 60
people. It means 300 people. Probably more. A 60-unit apartment building does not mean 60 cars. It means 100 cars.
Probably more.
By approving this project, you are not asking me or my neighbors to accept more traffic, you are telling us to. You are not
asking me or my neighbors to accept more noise, you are telling us to. You are not asking me or my neighbors to accept
more crime, you are telling us to. You are not asking me or my neighbors to accept a devaluation of our property, you are
telling us to. And that is unacceptable.
The increase in traffic alone will make this neighborhood less secure and jeopardize the safety of the children and animals
that live here. The increase in transient population density will bring more noise and more criminal activity.
I ask all of you, charged with making the decision to proceed with this project, think of your own homes. Where you live.
The reasons that made you decide to live where you do. Then imagine all of that changing overnight, completely out of
your control. Because right now, that's where I am. That's where my neighbors are.
This is the wrong project for this neighborhood. It is irresponsible. Do not approve this project.
Steven Casey
19453 Irving Circle NW Elk River, MN 55330
23 April 2020
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Attn.: Mr. Zack Carlton
RE: Elk Ridge Lodge Apartments – Support Letter
Dear Mr. Carlton:
We are pleased to offer our support for CommonBond Communities’ proposed Elk Ridge Lodge
Apartments, which is proposed to be constructed next door to Elk Ridge Shopping Center, in
which we operate a Goodwill Store.
I understand that CommonBond is requesting land use approvals from the City for this critically
important housing community. We strongly support their proposal as:
• the development will provide much-needed additional housing choices that will not
only benefit the broader community, but also our store employees and customers;
• the parcel has been vacant since the original development of the shopping center, and a
new development will add vibrancy and life to the area;
• the high-quality and attractive design is complimentary to that of the shopping center in
which we operate; and
• they are adequately addressing parking demand.
We appreciate the opportunity to submit this letter of support, and we strongly recommend
your approval of CommonBond’s requests related to Elk Ridge Lodge Apartments.
Please contact me with any questions at MWirth-Davis@gesmn.org.
Sincerely,
Michael Wirth-Davis
President & CEO
Goodwill-Easter Seals Minnesota
From:Carlton, ZacharyTo:Leeseberg, ChrisSubject:FW: [EXTERNAL] Planning Commission AgendaDate:Thursday, April 23, 2020 10:41:40 PMAnother one for the packetSent from my Verizon, Samsung Galaxy smartphone-------- Original message --------From: "Johnson, Brett" <Brett.Johnson@ppg.com>Date: 4/23/20 8:55 PM (GMT-06:00)To: "Carlton, Zachary" <zcarlton@ElkRiverMN.gov>Subject: [EXTERNAL] Planning Commission Agenda19522 Holt St NW, Lot 1, Block 1, ELK RIDGE CENTER SECOND ADDITIONHi Zack,My name is Brett Johnson, I live at 11869 194th Ave NW, Elk River MN 55330. I would like toobject to this apartment building location. When this property was first proposed it was for retailspace. “With retail shops and fine dining”. That was deceiving somewhat. We are really goingaway from the proposed purpose of this area. As a safety factor as well, I believe this will heavilyincrease the traffic in this area that the streets and homeowners will not handle very well. I’m notsure how 169 is going to play out in the area, but I know the intersections at holt and Jackson and
holt and 197th will not be able to handle this. I believe this is a very bad idea. I’m disappointed that
this would even be considered in this area.
Brett Johnson
Brett Johnson
PPG Protective & Marine Coatings
Technical Sales Representative
NACE Coating Inspector Level 3
Cert. No. 32262
Cell (612)743-1582<tel:(612)743-1582>
28 April 2020 Via Email Only
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Attn: Planning Commission Members
RE: Elk Ridge Lodge Apartments
Information for April 28, 2020 Planning Commission Meeting
Dear Planning Commission Members,
With this letter I am pleased to provide additional information regarding our proposed Elk Ridge Lodge
Apartments development, located at 19522 Holt Street Northwest. We are providing this information in
writing to ensure our perspective is provided as the electronic format required due to Covid-19 prohibits
the normal Planning Commission conversations. We sincerely welcome feedback from Commission
Members, staff and neighbors; my contact information is provided below.
Introduction to CommonBond and Project Overview
CommonBond Communities is a Saint Paul-based nonprofit affordable housing developer and operator.
We were founded in 1971 and currently own and operate more than 7,000 homes in Minnesota,
Wisconsin and Iowa. Two of the hallmarks to our approach and success have been:
1. Long-term Ownership: In our nearly 50 years of existence, we have only sold one property.
2. Self-Management: We manage all of the properties we own, ensuring direct accountability and
responsiveness to the communities in which we work.
These attributes also make us great neighbors and community stakeholders, which is why we are so
often invited back by cities as partners to create more high-quality housing developments. We are
proud of our reputation and look forward to bringing our community-focused approach to the City of Elk
River with our proposed project.
We believe our proposal reflects significant additional value and vitality for this area as we will transition
a vacant parcel into a productive use. The inclusion of a residential use into the shopping center will add
new life to the area, and remove an unsightly vacant lot. We understand there has been some concern
regarding changing the land use from commercial to residential. An important consideration is
1080 Montreal Ave
Saint Paul, MN 55116
commonbond.org
www.commonbond.org
28 April 2020
Page 2 of 3
the fact that the property has been marketed as commercial for 10 years-plus without a viable proposal.
I would reference the letter of support provided by Hempel Companies, the shopping center manager
and land owner, in support of this assertion. Additionally, there is a larger commercial lot available
within the shopping center that will remain available for commercial development. This lot is
considered a more prime location as it benefits from better visibility from Highway 169, and is closer to
the other shopping center retailers. Hempel continues to market this site for commercial uses.
Additionally, the proposal will allow the City to provide much-needed additional affordable housing
opportunities. The “Comprehensive Housing Needs Analysis” commissioned by the City in December
2015 recommended the development of 120-140 new affordable housing units. This was based off of
an extremely tight market, with just 1.3% of affordable rental units being vacant as of the report date.
Our more recent market studies have affirmed this high demand with current data. Finally, the
proposed affordable housing provided by this project is supported by the City’s Comprehensive Plan,
which states, “Affordable housing is important to a strong economy and a healthy community…” and
“…the lack of affordable housing [for] people of all ages and incomes causes families stress, dampens
productivity and stifles job growth.”
Staff Comments
We concur and agree with the staff comments found in the report, including the addition of seven more
trees and the addition of site fencing. We will also continue to work with staff to ensure that the final
architectural design complements the existing shopping center design guidelines. We appreciate staff’s
suggestions and feedback to-date and their recommendation of approval for our proposal.
Public Comments
In reading the staff report and attached written public comments, we observed the following themes:
traffic, lighting and design. We appreciate these important concerns, and have worked to address them
in our development project. Our specific responses to each of these are provided below.
• Traffic: We recognize there is concern in transitioning the current vacant lot to a developed use of
multifamily housing.
o As you know, the parcel is currently zoned commercial, making a commercial/retail
development a permitted use for this site. Such a use would result in far more vehicular
traffic than that of our proposed multifamily apartment property. In fact, the staff report
concludes a commercial use at this property would generate 1,000-2,000 trips per day,
versus the 360 anticipated from our proposed building.
o The site design will route all traffic – residents, visitors and service vehicles – to the existing
access off of Holt Street Northwest, not Irving Circle Northwest. As such, impacts on
surrounding residential streets are expected to be de minimis, if any. Further, impacts on
Holt Street Northwest will be moderate as residents will come to the site from the north and
south, and not just one direction.
28 April 2020
Page 3 of 3
• Lighting: We recognize the one concern raised regarding lighting potentially affecting a neighboring
home.
o The orientation of the parking lot – on the far side of the site and screened by the proposed
building – will, to a great extent, mitigate any lighting impacts.
o The additional site fencing and landscaping requested by staff will further mitigate any
lighting impacts.
o We are happy to work with staff to provide a photometric study to further refine the design
and ensure any site lighting does not present a nuisance to the neighboring property owner.
• Design: One respondent provided feedback on the design of the property, wanting to ensure the
design quality and aesthetic matched the existing properties in the shopping center.
o Since this comment was made, our design has significantly changed, including the addition
of a substantial amount of cultured stone, architectural millwork and other details. While
we believe these changes are responsive to this comment, we will continue to work with
staff to meet the design guidance of the area.
We believe our proposal, which has secured highly competitive financing, represents a very unique and
desirable opportunity for the City of Elk River. All of us at CommonBond take pride in, and are
committed to, being part of the community and good neighbors. And it’s important to us that those
who choose to live in a CommonBond housing community feel good about their choice. We are
confident that we will provide quality homes, and be long-term, responsive and friendly neighbors.
We respectfully request the Planning Commission’s recommendation for approval by the City Council.
Please contact me with any questions or concerns at 651-265-4735 or andy.hughes@commonbond.org.
Sincerely,
Andrew Hughes
Director of Acquisitions & Development
CommonBond Communities
Stable Homes. Strong Futures. Vibrant Communities.
An equal opportunity & affirmative action organization