6.2.b. PCSR 04-28-2020City of
Elk -
River
Request for Action
To
Item Number
Planning Commission
6.2b
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
Preliminary Plat for a 60 -unit 3 -story apartment
building to be known as Elk Ridge Lodge, P 20-05
Action Requested
Recommend, by motion, approval of the Preliminary Plat for Elk Ridge Lodge.
Background/Discussion
The subject property, located southwest of the intersection of Highway 169 and 197th Ave., is currently
zoned Planned Unit Development (PUD).
The applicant is proposing a 60 -unit multi -family residential apartment building within the Elk Ridge
Center commercial development. In order to compete this project, the applicant will need an amendment
to the Land Use plan (LU 20-02), approval of a plat (P 20-05), and approval of a Conditional Use Permit
(CU 20-07) to establish the residential PUD.
In order to construct the proposed apartment, the applicant needs to plat the property combining a
portion of Outlot A - Elk Ridge Center Fifth Addition with Lot 1 Block 1 - Elk Ridge Center Second
Addition.
Access and Circulation
The subject parcel has no direct access to a public street but abuts a private street with access to Holt St.
at two locations. Access to the site will be from the northeast corner of the newly created parcel.
Stormwater
Staff and the applicant continue to work on stormwater and infiltration requirements, but the plans utilize
the existing treatment pond north of the subject site.
Parks and Recreation Commission
The Parks and Recreation Commission recommend the balance of park dedication for the plat of Elk
Ridge Center Sixth Addition be paid for sixty (60) dwelling units at the rate applicable when the
subdivision is released for recording.
Applicable Regulations
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u s r
service, and community engagement that encourages and inspires prosperity ,� g /�
The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in
all respects with all requirements of this Code, including the honing regulations and this article.
If a Conditional Use Permit (CUP) establishing a residential PUD (CU 20-07) and the land
use amendment (LU 20-02) are granted, the proposed subdivision will be consistent with all
zoning regulations.
2. The proposed subdivision is consistent with all applicable general and specialised city, county, and regional
plans, including, but not limited to, the city's comprehensive development plan.
If a land use amendment is granted, the proposed subdivision will be consistent with all plans.
3. The physical characteristics of the site,' din but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development
and uses contemplated
With stormwater and wetland regulations, the physical characteristics of the site are suitable
for the type and density of development and uses contemplated.
4. The proposed subdivision makes adequate provision for mater supply, storm drainage, sen age transportation,
erosion control and all other services, facilities and improvements otherwise required in this article.
The subdivision includes infrastructure to meet city requirements. Additional permits
required to comply with erosion control standards are required and will be secured prior to
building permit issuance.
5. The proposed subdivision will not cause substantial environmental damage.
Although trees may be removed, the subdivision will not cause substantial environmental
damage.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of
a court.
With approval of an easement vacation, the proposed subdivision will not conflict with
easements of record or with easements established by judgment of a court.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of
neighboring land.
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.
8. The proposed subdivision is notpremature. A subdivision ispremature if any of the follonring exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
Financial Impact
None
Statutory Review Period
Per State Statute, the required 120 -day review period ends on June 23, 2020.
Council Meeting
If acted on, this item will go to the May 18, 2020, City Council meeting.
Attachments
■ Location Map
■ Preliminary Plat
X C,
A
751-503 X820
75- 31-0240 50 7
75,431-04U
CB Elk- River Housing Lin it Partnership
Land Use.Ainendment, Conditional Use Permit,
Plat, Easement Vacation
L
o
75-77U-0105
0 Wee
% r
or
Case No: LU 20-02
C 20-07
P 20-05 ]EI
Lk,
EV 20-02 River
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Elk River, Minnesota 55330
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PROPERTY ADDRESS:
1229 Tyter Street NE. Suite 100
MI_eapoliS. Minnesota 55413
CommonBond Communities 19522 Holt Street NW . PHONE:(612)466-33DO
Elk River, Minnesota 55330 ,N L r FAX: (6 2) 466-3303
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DRAINAGE & UTILITY EASEMENT PER PLAT
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PRELIMINARY PLAT OF:
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nPROPOSED LEGAL DESCRIPTIONS:
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® FOUND PK NAIL
SEi BRASS D/SC MARKED VNTH
L/CENSE NUMBER 47476 ,Eu t
SET ON MONUMENT MARKED rm 25. 204 reroraea r 22. 2a 1 Do um n, No. assT. vn vd.y mtv n1 y mtaa lacunar:cue evtaa
W/TN L/CENSE NUMBER 47476 v a a e ,vela 111,1 10 4111,1.
PROPERTY ADDRESS:
1229 Tyter Street NE. Suite 100
MI_eapoliS. Minnesota 55413
CommonBond Communities 19522 Holt Street NW . PHONE:(612)466-33DO
Elk River, Minnesota 55330 ,N L r FAX: (6 2) 466-3303
..,..„ a .,..... ..., WWW.EfNSURVEY.COM
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DV N0. DATE DESCRIPTION
DRAWNBV: 0, 020 04 OTA6d Du,Iei A Carne once 6e=C,�,�o� an6 o,eo ELK RIDGE CENTER
NING NAME: NCP
Pre-put.dwv CHECKED SIXTH ADDITION
4 P 38924 gy,
F �4 OraiNE— & mlmr cAsrucmT PER
PLAT O£ ELK R/OGE CENTER
J TO BE VACATED PRIOR TO PLATTING
DRAINAGE & UTILITY EASEMENT PER PLAT
OF ELK RIDGE CENTER SECOND ADDITION
TO BE VACATED PRIOR TO PLATTING
TI
v/ Ln PD 75
I
SURVEY FOR:
PRELIMINARY PLAT OF:
ELK RIDGE CENTER SIXTH ADDITION
nPROPOSED LEGAL DESCRIPTIONS:
nnesolo
PROPOSED LOT AREAS:
RNI
L11 —1 .1 1111.1 IT ELK NOIE IENTER IIITI RIDI�11N. 1, 121 111 1.1 1, 2,11221
GENERAL SURVEY NOTES:
In=u,1na rz,eln,eE 11 tn�� ors, o,ne,�ron�T�uenln=u,1^�. �,pe,n1, „.„e^, No NessesnsuaLs 1)1114 . zos.
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SURVEY ITEMS PER SCHEDULE B:
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\\ \ NUM6ER )9839 UNLESS OTNERIMSE NOTED
® FOUND PK NAIL
SEi BRASS D/SC MARKED VNTH
L/CENSE NUMBER 47476 ,Eu t
SET ON MONUMENT MARKED rm 25. 204 reroraea r 22. 2a 1 Do um n, No. assT. vn vd.y mtv n1 y mtaa lacunar:cue evtaa
W/TN L/CENSE NUMBER 47476 v a a e ,vela 111,1 10 4111,1.
PROPERTY ADDRESS:
1229 Tyter Street NE. Suite 100
MI_eapoliS. Minnesota 55413
CommonBond Communities 19522 Holt Street NW . PHONE:(612)466-33DO
Elk River, Minnesota 55330 ,N L r FAX: (6 2) 466-3303
..,..„ a .,..... ..., WWW.EfNSURVEY.COM
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.
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• 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