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4.1.c. PCSR 06-23-2020
C ity nr Elk = Request for Action Diver To Item Number Planning Commission 4.1c Agenda SectionFimune eeting Date Prepared by Public Hearings 23, 2020 Chris Leeseber , 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 If the Land Use Amendment (LU 20-02) is recommended for denial, recommend,by motion,denial of the Conditional Use Permit. If the Land Use Amendment (LU 20-02) is recommended for approval,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 CR 33 the land use for the subject property from Highway Commercial to Residential. 2. A PUD Agreement shall be developed and signed by both i parties prior to issuance of a building permit. RR 3. Construct a six-foot tall opaque fence along the south property line. Hwy 10 4. Staff approval of an updated landscape plan. ` ' CR.1 2 5. Staff approval of architectural plans/designs consistent with the design standards for Elk Ridge Center. 6. Parking shall include one covered parking space per residential unit. Proof of parking for 2.5 stalls per unit shall PP be demonstrated. Background/Discussion ~' The subject property,located southwest of the intersection of Highway 169 and 197`h Avenue,is currently zoned Planned Unit Figure I 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 approval of amendment (LU 20-02) to the Land Use plan, a plat (P 20-05) establishing the buildable parcel,and a Conditional Use Permit (CU 20-07) to establish the residential PUD. The Elk River Vision A Y�elcoming community nvith revolutionary and spirited resourcefulness, exceptional P D w E A E D D Y service, and community engagement that encourages and inspires prosperity ,g /` UR 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. 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. The parking proposal is not consistent with city ordinance,which require 150 spaces (2.5/unit) and none of the stalls are proposed to be enclosed. The ordinance requires one covered space per unit and the applicant has requested approval of this deviation as part of the PUD process. The city has deviated from the minimum number of stalls in the past through a proof of parking diagram but has not approved a deviation to the covered parking requirement. Staff recommends the required covered stalls be provided as part of this project as nothing has been presented constituting a deviation from the requirements. 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 has moved closer to consistency 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: 7. mill 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 orgeneral nvlfare 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 commercial uses to the north and east. To reduce the possibility for impacts to the 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, but staff does have concerns with removing developable commercial property from the market. 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. Without approval of the Comprehensive Plan amendment the project will not meet this condition of approval and would need to be recommended for denial. 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. Most of the surrounding properties are developed,but there are two vacant developable commercial parcels in the development. The proposed subdivision will not impact reasonable development of neighboring land. 4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage, refuse disposal, mater 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. mill 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. mill fully co*ywith all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. The conditions included in the recommendation for approval would 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. 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. 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 and the design must be consistent with the existing PUD where it will be located. S. 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 ystems. 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 orproposedparks, schools, streets or otherpublic facilities. Existing public facilities are not impacted by the proposed project. 8. The council may establish varied and reasonable lot area,frontage, sideyard, and setback requirements for a PUD and may author'.Ze 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 authorised 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 has received numerous comments regarding the proposed project,a few in favor of it but an overwhelming majority opposed to it. These comments are attached. Financial Impact None Statutory Review Period Per State Statute 515.99, the required 60-day review period ends on June 23, 2020. The applicant received a 60-day extension letter and submitted a written extension request to July 21, 2020. Council Meeting If acted on,this item will go to the July 6, 2020, City Council meeting. Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plan ■ Landscape Plan ■ Architectural Exhibits ■ Submitted Public Hearing Comments 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 From:Steve Casey To:Carlton, Zachary Subject:[EXTERNAL] Planning Commission Agenda Date:Thursday, April 23, 2020 2:19:45 PM 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 -------- Original message -------- From: Steve Casey <socal113@yahoo.com> Date: 4/24/20 7:17 PM (GMT-06:00) To: "Carlton, Zachary" <zcarlton@ElkRiverMN.gov> Subject: [EXTERNAL] Planning Commission Agenda Zack, To follow up on our telephone conversation earlier today, I would state that the current conditions for the upcoming Planning Commission meeting scheduled for Tuesday, April 28, 2020 at 6:30 pm, regarding the Comprehensive Plan for Lot 1, Block 1, ELK RIDGE CENTER SECOND ADDITION, are inadequate. Given the fact that should this project be approved, it will permanently alter the dynamic of this neighborhood, I would strongly request that the meeting be postponed until such a time when a real public meeting, face to face, can be scheduled. Not all of us, myself included, are experienced enough to use "Zoom", and to be honest, I don't even know what that is. This project is wrong for this neighborhood. Those of us who live here and will be directly affected by such a disastrous change, should have ample opportunity to voice our opinions of the impact this will have on our lives and our property. It's only fair, and it's only right. I strongly request that the meeting be postponed until an in-person forum can be arranged. Steven Casey 19453 Irving Circle NW Elk River, MN 55330 cell phone: 760-835-3166 From:Ben Beseman To:Carlton, Zachary Subject:[EXTERNAL] Planning Commission Agenda Date:Tuesday, April 28, 2020 9:41:49 AM Zack, My name is Ben Beseman and I am the homeowner of 11807 194th Ave in Elk River. I am writing to you with concerns related to the proposed 60 unit apartment at 19522 Holt St. NW. I am not in favor of this project as it does not provide benefit to my neighbors or my family brining apartments that close to our homes. The open land could be used to much greater benefit (retail, or other business establishment) that would fit in with the others in that highway business district. I was notified of this project by a neighbor that was sent a letter because he lives within 500 feet of the proposed project address, I am disappointed that this was not extended to a larger audience and the entire city block affected. Ben Beseman C: 612-432-7788 Sent from my iPhone -------- 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 Agenda 19522 Holt St NW, Lot 1, Block 1, ELK RIDGE CENTER SECOND ADDITION Hi Zack, My name is Brett Johnson, I live at 11869 194th Ave NW, Elk River MN 55330. I would like to object to this apartment building location. When this property was first proposed it was for retail space. “With retail shops and fine dining”. That was deceiving somewhat. We are really going away from the proposed purpose of this area. As a safety factor as well, I believe this will heavily increase the traffic in this area that the streets and homeowners will not handle very well. I’m not sure 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> 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: 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 Please contact me with any questions at MWirth-Davis@gesmn.org. Sincerely, Michael Wirth-Davis President & CEO Goodwill-Easter Seals Minnesota 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 From: JACKIE NIELSEN <jaks64@hotmail.com> Sent: Tuesday, April 28, 2020 2:54 PM To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> Subject: [EXTERNAL] Revised. Corrected spelling Fwd: Planning Commission Agenda-Another Elk River Housing Limited Partnership 60 unit apartment building in Elk Ridge Center Jackie and Tom Nielsen Sent from my iPhone Begin forwarded message: From: JACKIE NIELSEN <jaks64@hotmail.com> Date: April 28, 2020 at 7:50:18 AM CDT To: "zcarlton@ElkRiverMN.gov" <zcarlton@ElkRiverMN.gov> Subject: Fwd: Planning Commission Agenda-Another Elk River Housing Limited Partnership 60 unit apartment building in Elk Ridge Center Jackie and Tom Nielsen We would like to start by asking, how many of you, our city council members, live in this area, live within 500ft of this proposed location for a Limited 60 unit 3 story apartment building? How many of you live in this same area of residential single homes, that were already disrupted by our city council members once, by passing an amendment to this very same location, rezoning this property into Commercial property? I’m going to bet none of you are my neighbors and most certainly don’t live within the very site of this proposed, over bloated project and you wouldn’t move into my neighborhood with this being built. Elk River has 9 Low income, limited partnership, subsidized complexes now. 9 in Elk River, not 9 in Sherburne Co. These existing properties are not even rented in full capacity and you want to add another one into a generally quiet (now we have commercial buildings and additional traffic in the neighborhood…….) with a 3 story apartment building. With the Elk Ridge Center arriving, we have had an increase in noise levels, truck deliveries at all times, increased traffic and the surrounding landscape of the complex has deteriorated because of no up keep, dead trees, bulging broken walking paths and trash blowing around. Adding a 60 unit apartment building that would average at least 2 people per unit, would increase all that I have just listed, traffic, noise and disruption. What about our property value? Are you able to tell me this won’t reflect the value of our home in a negative way? Are you going to reduce our property taxes when my property value drops? Why would you think stuffing this building into a commercial complex and a single family home neighborhood, could possibly be a good idea? Have none of you been paying attention to the pandemic, COVID-19 that is going on? Why would you think it’s a good idea to add more people under the same roof when it is proven that the densely populated areas are at a higher risk for an increased level of illnesses and pandemics. Sherburne Co. has 15 (as of today) positive COVID-19 cases, 15 compared to the inner Counties, Hennepin with 1,287 and you want to cram more people into a single location by approving this amendment…… Why would you think that it is ok to alienate your existing hard working, tax paying citizens by allowing this apartment building to be built in the middle of a commercial complex that is surrounded by a beautiful natured filled neighborhood. You want to encroach upon us again? Maybe you should suggest to the land owner, who does not live within this site, to remember one amendment (wish) was already granted and should not be asking the people to have to endure another eyesore because they change their mind on what they want for that land every time the wind blows in a different direction. Jackie Nielsen Cost Accountant 763.229.2308 Jackie.Nielsen@aciasphalt.com 10285 89th Avenue North Maple Grove, MN 55369 Office: 763.424.9191 | Fax: 763.424.9190 -----Original Message----- From: tom halbakken <tovertime@yahoo.com> Sent: Sunday, April 26, 2020 5:51 PM To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> Subject: [EXTERNAL] Planning Commission Agenda. 60 Unit Apartment From: Thomas & Rebecca Halbakken 11744 194th Ave Nw Elk River Mn 55330 HI As a 25 year resident on 194th Ave NW I have experienced all of the discussions on this piece of property. Originally residential but deemed TOO VAUABLE to stay that way. Then changed to Highway Business zoning a mall type setting, with courtyard and even a clocktower that never happened. The last hearing I was at the owner of lot 75-431-0310 asked the property owners about a fence or barrier.If we look at the minutes of that meeting The owner swore to the commission that that issue would be resolved PROMPTLY. They would work with those residents to make make them comfortable with the mall area. At this point there are NO houses, NO highway businesses,NO clocktower, NO fence,Only a desire to slap a High Density apartment building in a QUIET neighborhood. A quiet, clean business possibly low density housing Please. My thoughts and Questions 1. Please reconsider the Large number of units 2. Please resolve positively the barrier. Or fence situation with property owners. 3. Please maintain the NO traffic access from this property to Irving Ave. North Sincerely Tom and Becky Halbakken The Noble Quilter 19570 Holt St. NW Elk River, MN 55330 28 April 2020 Zack Carlton, AICP City of Elk River – Planning Manager 13065 Orono Parkway Elk River, MN 55330 Re: Land Use Amendment, Conditional Use Permit, Plat, Easement Vacation for lot 75-774-0-105 Hello Zack, (Please note: I penned this letter late last week to you and suspect you may/may not have received it yet. Now that I have an email address, I am resending it to you now.) My name is Robbin Roberts, my wife Angela Roberts owns and operates a wonderful business called The Noble Quilter, located in the Elk Ridge Center in Elk River, directly adjacent and overlooking the property in discussion. We are a tenant of the building and property owned by Gary Tonsager; his Pearle Vision business occupies the right side of his building, we occupy and rent the left side. We started our business in 2009 and have been at this location for eleven years. Last week Gary shared information with me that there’s a proposal in front of the City Planning Board, to rezone the property adjoining his property directly to the south, from Highway Business to High Density Residential. I (now) understand the reason for the rezoning request is to allow CommonBond Elk River Housing Limited Partnership to build a 60-unit, 3-story apartment building, to be named Elk Ridge Lodge, on this property. Speaking for The Noble Quilter, I have many questions but mostly concerns about the logic of building and placing an oversize, affordable-income apartment building on this land, and how it will impact the neighboring residences, streets and existing retail businesses. My fear is… no, common sense tells me, this apartment will negatively change Elk Ridge Center’s retail climate, look, feel and safety. A large apartment complex of any type does not blend or belong in this Retail Center. I look forward to the chance of presenting many of my concerns in a future meeting. Sincerely, Robbin Roberts for, Angela Roberts, owner of The Noble Quilter Business phone: 763-633-4669 Email: thenoblequilter@izoom.net Web: www.thenoblequilter.com -----Original Message----- From: Richard Pool <rjpool@gmail.com> Sent: Tuesday, April 28, 2020 2:37 PM To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> Cc: Ovall, Nate <Nate.Ovall@ElkRiverMN.gov>; Dietz, John <John.Dietz@ElkRiverMN.gov>; Christianson, Garrett <Garrett.Christianson@ElkRiverMN.gov>; Westgaard, Matt <Matt.Westgaard@ElkRiverMN.gov>; Wagner, Jennifer <Jennifer.Wagner@ElkRiverMN.gov> Subject: [EXTERNAL] Planning Commission Agenda Mr. Carlton and Council Members, I am writing you to express my high degree of opposition to changing Lot 1, Block 1 Elk Ridge Center Second Addition from Highway Business to High Density Residential. I have lived near this property for nearly 30 years. My understanding was the original plan (prior to the whole area that is now called Elk Ridge Center) was supposed to be a park area. The City changed that areas classification to Highway Business even though there was much decent and opposition from the surrounding neighbors. I attended several packed meetings back then listening to disgruntled neighbors concerns regarding this property. Now the developer is requesting that area be changed to High Density Residential because he is supposedly having trouble selling the property for it's intended purpose. Maybe he needs to lower the asking price like anyone else would need to do if they wanted to sell their property? Why should he be granted special privileges that would negatively affect the surrounding neighbors and community? This area is not a good fit for a 60 unit 3 story subsidized apartment building for many obvious reasons. Most importantly, it doesn't belong there, period. A business such as a Restaurant, Bar and Grill or better yet, a Non-municipal liquor store would be a better and appropriate fit for this area wouldn't you think? I suppose if you don't live next to that area you wouldn't have any concerns or be affected by this proposed project. I would bet if this subsidized housing project was proposed to be put in your front or back yard you would have the same concerns and oppositions as me and my neighbors do. I have spoken with many of the surrounding neighbors and they are extremely upset about this even being considered. I just found out about this "Proposed Project" within the last few days. I was informed by another upset neighbor. Apparently the City didn't notify me of this Proposed Project because they didn't think it should be any of my concern or I wouldn't be affected by this proposal and I live approximately 520 feet from this property. Most Neighbors I spoke with were not even aware of this Project Proposal. Every Neighbor I spoke with was very opposed to this project. To have this meeting at this time and online only is also a bad idea as it makes it more difficult for surrounding neighbors to voice their opinion. Maybe that is by design? This meeting and the next meeting should be postponed till the lock down order is over and we can have an in person public meeting so people can voice their opposition and concerns in person. Sincerely, Richard Pool 11800 194th ave NW Elk River, MN 55330 From:Richard Pool To:Carlton, Zachary Subject:Re: [EXTERNAL] Planning Commission Agenda Date:Tuesday, April 28, 2020 8:57:19 PM The impacts of crimes in low-income housing A recent research reveals that crime rates are increasing in low-income housing areas when compared to high-income housing areas. There are many factors which lead to crimes in those areas and some of them include: • Poverty • Lack of education • Unemployment • Economic crisis • Family problems • Drug and alcohol addiction Poverty Poverty is the main factor which increases crime rates in low-income housing areas. This is because most families work as laborers and earn low wages. As a result, they cannot afford the rising prices which make adults to commit crimes. Another thing is that poverty leads to behavioral changes in children, teenagers, and adults thereby resulting in crimes. When a family struggles with poverty, it has a high rate of crime rates. Families that are facing poverty may find it difficult to meet their basic needs which eventually result in high crime rates. It has been proved that populations struggling with poverty can leads to social pressure, mental disorders, and other issues. Apart from that, it creates only a few opportunities when it comes to jobs and other things. A family’s background also contributes to poverty thereby affecting the quality of life. Poverty leads to socioeconomic gaps which result in crimes. There are some companies that take advantage of poverty people and provide jobs with low wages. In the US, poverty rates have gone up over recent years which increased the crime rates. Lack of education Families that are having low-income cannot afford quality education to children and many of them may drop out soon. Those who live in low-income residential areas don’t have access to schools and colleges that increases crime rates. Education provides ways to get jobs in various organizations that can help to enhance the quality of life to a greater extent. Children and adults living in low-income areas may face troubles in getting admission at good educational institutes due to certain restrictions. A child who drops out of a school may indulge in criminal activities such as thefts, robbery, and violence. Education plays a significant role in shaping the life of a child and several low-income families find it difficult to provide good education to their children. In addition, it allows a child to focus more on their goals thereby reducing the crime rates effectively. Educating children will result in more advantages that can improve the living standards of a family. Unemployment Nowadays, lay-offs are becoming a common one these days in the developed countries due to financial crisis and advanced technologies. Most low-income families may face the loss of income owing to unemployment problems. Loss of jobs may increase the crime rates which can affect the society in many ways. Even though countries such as the USA offer monetary benefits to unemployed, they don’t satisfy the expectations of a family. High competition in jobs also contributes more to unemployment which leads to crimes. Health issues and physical disabilities may result in temporary or permanent loss jobs to low-income families. This, in turn, leads to high crime rates causing potential threats. Economic crisis The economic crisis is the main factor responsible for unemployment problems which lead to high crime rates. Political instability, inflation, subsidies, and high taxes are some reasons that can result in economic problems. A recent study reveals that economic stress may trigger crimes due to the loss of revenues. Besides that, it will affect the buying capacity of low-income families which eventually results in poverty. The rising GDP may rapidly increase the crimes that can cause several problems. Many low-income families face difficulties in managing their expenses during the ecumenical crisis. Family problems Family problems will increase the crime rates in society. With divorce rates are increasing at rapid levels in the US, low-income families don’t take care of their children. Some even abandon them which make children become a criminal. Children abandoned by their family may turn violent and aggressive that lead to high crime rates. Breakdown of marriage, community, and family will result in high crime rates. Loneliness will lead to depression, anxiety, and other mental issues that can lead to criminal activities. Conflicts and disputes in a family can damage the relationships which affect the behavior of members. Misunderstanding, improper communication, and high emotions can lead to various problems within a family. A lot of crimes in the US happen due to family issues which affect people in several ways. There are several children who suffer from mental disorders due to separation and other issues. In addition, they behave indifferently when compared to other children. Social problems can increase the crime rates making people indulge in illegal activities. Negligence and violence in a family will ruin the relationships that can result in crimes. Drug and alcohol addiction Those who live in low-income areas are highly addicted to drug and alcohol addiction which ultimately increase the crime rates. Both drug and alcohol influence people to commit crimes for raising money. Some may even sell drugs for earning high revenues. In the US, the number of people who use drugs and alcohol comes from low-income areas which result in several offenses. Juvenile drug and alcohol crimes are increasing every year in low-income areas thereby resulting in several problems. Drug or alcohol abuse is a major problem in low-income living areas because both can influence a person’s life. They result in the robbery, murder, physical assaults, rape, and other crimes. Some teenagers can join a criminal gang for selling drugs on the markets. People who are not able to maintain their relationships properly may become a victim of drug and alcohol addiction soon. Social problems There are some social problems which can trigger crime rates in low-income housing areas. One of the main issues is racism which leads to the discrimination of people. Nowadays, many people migrate from one place to another place for better jobs and other reasons. However, they face discrimination from other people which leads to crimes. People who come from low-income living areas may face problems in getting recognition from other living communities due to income status. Hatred towards other class of people will lead to high crime rates which affect society significantly. Social inequality is another factor that makes people behave violently that result in crimes. Several organizations today focus on resolving social inequality problems through several sources for improving relationships. At the same time, they are not able to get the desired results due to the arrogant behavior of some people. The use of weapons Weapons such as guns, knives, and rifles play a key role in increasing crime rates as they are available in the markets easily. Gun violence is a major issue in low-housing areas because most adults use them for various criminal activities. Poverty, unemployment, and social factors contribute more to gun crimes which affect the society in several ways. On 4/28/20, Carlton, Zachary <zcarlton@elkrivermn.gov> wrote: > Mr. Pool, > > Unfortunately, due to growing security concerns with ZOOM, the city has > decided to provide the meeting invitation to staff and the Planning > Commissioners only. Public comments can be submitted via email prior to the > meeting. We will also take comments during the meeting via telephone and > email. Public comments received prior to the meeting will be provided to > the commission for their consideration. Comments received during the meeting > will be relayed to the Commission during the public input portion of the > meeting. You can view the meeting live on local cable access, and on the > city’s website by following this link - >https://www.elkrivermn.gov/678/Watch-Meetings-Now > > We have received your email with comments and will read the letter aloud > during the meeting. Please send any additional comments my way or call > 763.703.9083. > > Thank you > > Zack Carlton, AICP > City of Elk River – Planning Manager > 13065 Orono Parkway, Elk River, MN 55330 > 763.635.1035 or 763.703.9083 ElkRiverMN.gov > > > > -----Original Message----- > From: Richard Pool <rjpool@gmail.com> > Sent: Tuesday, April 28, 2020 4:05 PM > To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> > Subject: [EXTERNAL] Planning Commission Agenda > > Can I get the Zoom password Public Hearing this evening? > From: Gary Keifenheim <garykeifenheim@gmail.com> Sent: Tuesday, April 28, 2020 4:18 PM To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> Subject: [EXTERNAL] Public Hearing Dear Planning Committee members: We have lived at 19425 Irving Circle since 1986. Since the Elk Ridge Second Addition was rezoned from residential to business in 2005 there has been a substantial increase in neighborhood traffic especially on Holt Avenue. We are concerned that adding a large 60-unit apartment building will greatly add to congestion and traffic safety in our neighborhood. We are also concerned that the city will design an entry onto Irving Avenue due to the large volume of cars in such a confined space. Thank you. Gary and Mary Keifenheim Gary Tonsager gltonsager@msn.com Land use amendement, Conditional use Permit,Plat, Easement Vaction for lot 75-774-0-105 (Section Break) Hello Mayor Dietz, I own and operate the Pearle Vision and building located at the Elk Ridge Center. I have been in business in Elk River for 25 years and I am also a resident of Elk River. I recently received a notice from the city regarding an easement to change the site just to the south of me from commercial property to residential. In 2008 I bought the property and built the building at Elk Ridge Center. When I purchased the property and built the building Hemple Properties sold me on the idea that this was going to be a retail center. For many years we were the only ones occupying the site. Since then Aldis and the Goodwill have moved in, traffic is good and it is now becoming a destination for many shoppers in Elk River and the surrounding area. This was always meant to be a retail center. Therefore I would like to talk to you more about the proposal at your earliest convenience. Sincerely, Gary Tonsager Pearle Vision Elk River From:G. L TONSAGER To:Carlton, Zachary Cc:Mayor John Dietz;Ovall, Nate;socal113@yahoo.com;Roberts, Robbin Subject:RE: [EXTERNAL] RE: Apartment Building Date:Tuesday, April 28, 2020 11:42:31 AM Hi Zach, Thank you for getting back to me. I strongly disagree with the meeting going forward tonight without the ability for all concerned to voice their opinions in person. Personally, my business has been closed for 7 weeks because of everything that is happening. The city should understand these are unusual times. I think the right solution now would be to postpone the meeting until there is adequate representation at the public hearing for all concerned. Our world has been put on hold. The city of Elk River should understand that and make accommodations just like everyone else has. It’s not business as usual and until it is the public hearing should be postponed. I would like to know if there are going to be representatives from Common Bond and Hemple at the meeting? I did get a chance to look at the plans and there are several issues I have regarding the layout, parking, and parking lot outlets. Especially the one outlet that moves traffic right through my parking lot. That will be a big problem. Of course there are many other issues, but that is why I want to be at the meeting in person to be heard. I’m not trying to be difficult, but I feel as a citizen of Elk River and business owner I should have the right to be heard. Sincerely, Gary Tonsager Pearle Vision Elk River From:G. L TONSAGER To:Carlton, Zachary Cc:Mayor John Dietz;Ovall, Nate;socal113@yahoo.com;Roberts, Robbin Subject:RE: [EXTERNAL] RE: Apartment Building Date:Tuesday, April 28, 2020 5:56:55 PM Attachments:Gary Tonsager Pearle Vision 28Apr2020.pdf Hi Zach Attached is my presentation in PDF format that I was going to make at this evening’s public hearing regarding the proposed 60-unit apartment building at Elk Ridge Center. Unfortunately, it may not make as much sense as if I were presenting it in person. Hopefully, before this is all done, I will have had the opportunity to go before the city council to air my concerns in person. And after having had a chance to look at the plans for the first time today I have even more concerns. Here is just a short list: 1.Parking. A building of this size requires 150 parking spaces. The plans show 120 parking spaces. Two spaces for each unit. What happens when they have visitors? Where will the overflow parking go? 2.It appears there are two driveways into the parking lot. One next to the daycare and one that goes directly through my parking lot. My tenant in our building is The Noble Quilter. The average age of their customer is 70+. This traffic coming and going would be a hazard to both of our businesses, Pearle Vision and The Noble Quilter. 3.In the winter, when they are plowing the snow in the parking lots for the apartment complex the tenants will be required to move their cars. Where are they going to put them? Most likely in my parking lot and the surrounding neighborhood. How is my lot going to be plowed? 4.What will happen to the value of my building when I have an apartment complex connected to my parking lot? I have invested time and money in my business with the promise this would be a retail center not high-density housing. 5.The apartment complex is far too big for this space. Three stories tall! It will dominate everything in the surrounding area. The look and the feel of the center will change dramatically. It will be the focus of Elk Ridge Center. Not just another part of the Center. It will be the center. These are just a few of my concerns. When I have more time to look at the plans, I’m sure I will be able to uncover even more. Thank you for listening. Gary Tonsager Pearle Vision owner and resident of Elk River 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 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 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 e lack of affordable housing [for] people of all ages and incomes causes families stress, dampens 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 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. 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. 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 . Brandon Wolff 11846 194th Ave NW Elk River, MN 55330 608-957-4466 Zack Carlton, ACIP City of Elk River – Planning Manager In regards to the rezoning of Elk Ridge Center Second Addition: I am confident that the planners of the community made the correct zoning of the Elk Ridge Center Second Addition as Highway Business. I am against the rezoning of the Elk Ridge Center Second Addition to High Density residential. The main reason for my concern is the loss of a potential restaurant location. So far, we have not had the interest in developing a sit-down restaurant at this location, which is disappointing. Changing the zoning and allowing the construction of the proposed apartment building will prevent this possibility. I feel that the easier access to this location because of the development of US-169 as a freeway will greatly increase the location’s viability for a restaurant. To go forth with the rezoning, the question begs to be answered, “Does Elk River need more apartments?”, especially when there are plans for another 200-unit place near Saxon Motors. My fear is that we will have a gluttony of apartments. As I stated in the opening, I truly believe that the planners were accurate in their thinking when this land was zoned for highway business. That belief is further backed up by the approved Elk River Gravel Mining Area plans. None of these three plans mix highway business and high density residential without a road as a barrier. If mixing the highway business and high density residential is a good idea, why not plan it there? Sincerely Brandon Wolff Leeseberg, ChrisFrom:Carlton, ZacharySent:Friday, June 19, 2020 7:37 AMTo:Leeseberg, ChrisSubject:FW: [EXTERNAL] Online Form Submittal: Send Nate Ovall an EmailFrom: Portner, Cal <CPortner@ElkRiverMN.gov> Sent: Thursday, June 18, 2020 7:05 PM To: Carlton, Zachary <zcarlton@ElkRiverMN.gov> Subject: FW: [EXTERNAL] Online Form Submittal: Send Nate Ovall an Email ‐‐ cal ‐‐‐‐‐‐‐‐ Original message ‐‐‐‐‐‐‐‐ From: "Ovall, Nate" <Nate.Ovall@ElkRiverMN.gov> Date: 6/18/20 6:33 PM (GMT‐06:00) To: "Portner, Cal" <CPortner@ElkRiverMN.gov> Subject: Fwd: [EXTERNAL] Online Form Submittal: Send Nate Ovall an Email FYI Sent from my iPhone Begin forwarded message: From: "noreply@civicplus.com" <noreply@civicplus.com> Date: June 18, 2020 at 2:15:44 PM CDT To: "Ovall, Nate" <Nate.Ovall@ElkRiverMN.gov> Subject: [EXTERNAL] Online Form Submittal: Send Nate Ovall an Email Reply‐To: <hanadihu@gmail.com> Send Nate Ovall an Email TO: Nate Ovall First Name Hanadi Last Name Zabib Reply Email Address hanadihu@gmail.com Subject common Bond apartment Comments I oppose the common Bond apartment Building Project at 19522 Holt st. NW , Elk River Disclaimer Information submitted is considered public data. Email not displaying correctly? View it in your browser. '00� CommonBond Communities ■ CommonBond C O M M U N I T I E S Saint Paul-based 501(c)(3) non profit organization founded in 1971. Core beliefs and principles: Long-term Ownership: We have only sold one property in our nearly 50 years of existence. We invest and build relationships in the community we serve for the long-term. Self Management: We manage all 100+ properties we own ourselves; this makes us directly accountable and responsive to our residents, neighbors and community members. Service-Enriched Housing: All 100+ properties we own benefit from resident services; this means our properties have record-low turnover and are positive community assets. Mission • Build stable homes, strong Every person has a dignified, affordable futures, and vibrant communities. home that supports independence and advancement within a fl• . community E ] 1111 nd Communities Our - Edueatian �t �ammunity Building Adrrancementt two - Property age' op - Management equip people to Empower residents succeed in school to connect, lead, and and jolas shape community Resident • 'd highand community engagement. _ quality on-site management, ■ ■■ � � Stability ! Advantage # , stableEnsure a Life-enhancing to oundation for residents to achieve their goals support and � �-fealth � Wellness Prompts healthy living ko improve well-3�eing Common6ond Communities Residents Housing 10 , 645 communities Residents 120 Housing 559 Communities Residents Housing Communities Commonl3ond • - Closest I& Pine Point Apartments Sunwood Village 10701 Hanson Boulevard NW I Coon Rapids, MN 7750 Sunwood Drive NW I Ramsey, MN Acquired 2017; rehab in progress Built in 2016 " u,. � - 7N ff] Drive by s or Rainbow Plaza schedule Galway Place Townhomes 820 West Main Street Anoka, MN 11240 Osage Street NW I Coon Rapids, MN Acquired 2017; rehab in progress a tour! Acquired in 2017; rehab completed in 2020 r.. CommonBond • - Newest Headwaters Landing Dublin Crossing 20169 Fitzgerald Trail 1440 Patriot Drive Forest Lake, MN Mankato, MN Built in 2020 Built in 2018 ' i f E 9 41 AM DUBLIN Drive by or schedule a tour! Ah In In I Affordable Housing in Elk River Elk River has 298 affordable ""Affordable housing is housing units in six communities. Only four units were vacant important to a strong when last surveyed. 2COC10CI'ly and d healthy Through 2025, the City will have a community. . " and ' . . .the demand for 177 new affordable lack of affordable developments. housing [for] people of The top in-demand jobs (see all ages and incomes next slide) are in retail, services and causes families stress, related industries, where wages don't support the cost of housing. dampens productivity and stifles job growth:' Source: City of Elk River Comprehensive Housing Needs Analysis Source: Elk River Cifv Comprehensive Plan In-dema r jobs donit coverou si n r The median earnings for most of the top in-demand and high-gfwwth jobs throughout Minnesota do not cover housing costs for t ■ ■ room apartme ntor ■ ti - t for i 1 WADES & HORSING AFF RDABILITY IN SHERBURNE COUNTY $61 ,230 Salary needed toaHard med ia n--ga lu e ha.me $43,560 Salary needed t4afDrd S31,76 0 35,172 two-bedraormapadment $25,701 $ 4,623 $211811 $21,449 $26,395 ,annual median inrame �. Y 'Y 1. Y Y J i• prDjectedjob Y Y growth by 2026 Retail Retail Super Pewo 7aI cashier Food Prep Hoare Personal Customer Sales Care Aide &Servintq Health Aide Carekde Service TOR IN-DEMAND JOBS, 20 17 FAST GROWING JOBS BY 2026 `iew jabgrovolh Hours per week minim u m wag e e mp leye %of em pl ap°ee5 who live � � in the Central -- mintwarktaaFfardi•bedroomapartment 6 � in county OfWDrkplace 29% _ PlanningArea by 26,629 Source: Minnesota Housing Partnership In S A& A& • Demand is local As is typical in our other housing communities, the demand is filled by local residents. Headwaters Landing oil Apartments in Forest Lake opened April 1, 2020 Headwaters Landing Resident Incomes It will be fully leased with 75 days of opening 45% of residents came from the City of Forest Lake; an ■ Seniors/Disabilty ■ Teachers additional 33% came from Retail/services Construction/Transportation/ Manufacturing communities with 7.5 miles of ■ Healthcare ■ Unemployed the property. — ------------' ` e .a 1 ti I p p , I I I I New Horizon Academy I r I p KEY I I 0 Main Entry I PROPOSED L O D G E p r Accessible Parking/ I Ramps I © Tot-lot Playground p — �' p Q Parking Entrance L ___ © TrailStreecet 6on: i--------------- p Irving Street `"'� �` �.�,~ —," 0 Trail Connection: North Businesses a ,.; ',rte• --s .4.. tty':. �� 0 25 50 Fir "7 No access off Irving Street NW One free-of-charge parking stall per bedroom a' -- o r� All cement siding, cultured stone, wood corbels, and design elements to complement existing aesthetic Adheres to design requirements established for Shopping Center _ 1 bill- .. a- All cement siding, cultured stone, wood corbels, and design elements to complement existing aesthetic Adheres to design requirements established for Shopping Center "M Land is presently zoned for commercial uses. Permissible developments would generate 1,000 to 2,000 vehicle trips per day.* Proposed development would generate far fewer vehicle trips at 360 per day.* No access to nearby residential streets. *City staff estimates r-- - l ©v I - I II I I`, I I 1 O _ I I I I Cdr I ' f New NQIIZOO Academy � Aa , I W I I Cb LLL- I -y I I I e Y Property Values: Affordable housing is an asset ""A recent study found little to no evidence to support the claim that affordable housing developments stimulated a decline in their surrounding housing markets; in fact, each of the areas analyzed displayed stronger market performance after affordable housing was built." Source: Fami/y Housing Fund "The bottom line for [those] who fear that property values will take a hit when a low-income housing project locates nearby is that their anxiety is largely unfounded..." Source: Tru/ia Property Values: Affordable housing is an asset Average Salles Price Per Finished Square Foot of Humes Sold Three Years Before and After Construction of Affordable Rental Housing $1H f �1 construction of Affard3lbIe I Wo PerItA Housing $17• 49I $170 sm $151 U $160 42 1 PIS 3 Yns 112M 2 YW ple 1 Yr Pmt 1i' Yr POSt2 YfS Pmt 31FS• NUe-Data sets qiwA pre-and post-cownxtm periods tram 1111/1NO thredr 112 .fXM The dccrtiase In price per rustbed squam f t In Uf a two yeas parlor to stnrcltlon was.due largely to the t'rousing market craGh that was occurring mound the sarrke true- Additionally, kwD of the areas studled bad a large number or MWGF harry-, new homey ucpenen red a greaWr dedlrte In frame during the crash than existing stock, Turther depreminq the group mwag*_ Property Values: Recently completed projects r - DUBLIN CROSSING __ i' clonwood Village: DW%nm r*-ossing: Opened in 2016. Opened in 2018. Values of properties within 750 Values of properties within 500 feet changed as follows: feet changed as follows: 2018-19: increased by 13% 2018-19: increased by 13% 2019-20: increased by 39% 2019-20: increased by 14% On-site management for a safe community Property managers complete crime prevention training : 8 hour training on how to determine the use or presence of drugs, how to report it, techniques to keep crime down. Monthly crime reports reviewed, and each property has an assigned police liaison Crime-free policy in lease to enforce when appropriate Project Ti alin "%law Planning Commission : June 23, 2020, 6 : 30 p. m . City Council : July 6, 2020, 6 : 30 p. m . Construction Start: November 2020 (estimated) Construction Completion : October 2020 (estimated) Commonl3ond Contactsc; Andrew Huahes Director of Acquisition & Development 651-265-4735 andrew. hughes@commonbond.org Cecile Bedor Executive Vice President of Real Estate 651-265-4739 cecile.bedor@commonbond.org