7.1b SR 07-06-2020city of
Elk
liver
Request for Action
To
Item Number
Mayor and City Council
7.11)
Agenda Section
Meeting Date
Fiuly6,
Prepared by
Public Hearings
2020
Zack Carlton, Planning Manager
Item Description
Reviewed by
CommonBond Elk River Housing Limited
Chris Leeseber , Senior Planner
Reviewed by
Partnership — Conditional Use Permit to Establish a
Planned Unit Development
Cal Portner, City Administrator
Action Requested
Direct staff, by motion, to prepare a resolution making findings of fact denying the requested Conditional
Use Permit as the subject property does not have the proper Land Use designation for the proposed use.
Staff will bring the resolution of denial forward on July 20, 2021.
Background/Discussion
Case No. CU 20-07
The subject property, located southwest of the intersection of Highway ca33.
169 and 197t'' Avenue, is currently zoned Planned Unit Development
(PUD) and has an underlying land use of Highway Business.
The applicant is proposing a 60-unit multi -family residential apartment RR
building in the Elk Ridge Center commercial development. In order to
compete this project, the applicant will need approval of amendment (LU Hwy 10
20-02) to the Land Use Plan, a plat (P 20-05) establishing the buildable CR 12
parcel, and a Conditional Use Permit (CU 20-07) to establish the
residential PUD.
The Planning Commission unanimously recommended denial of the ti
Conditional Use Permit as the subject property does not have the proper
land use designation for the proposed use.
Public Hearing Figure I
Staff has received numerous comments regarding the proposed project, a few in favor but an
overwhelming majority of the comments opposed to project. These comments are attached to the
Conditional Use Permit (CU 20-07) Planning Commission Request for Action dated June 23, 2020.
Additional comments and presentations are attached to this memo.
Numerous people spoke during the public hearing in opposition to the proposed project citing:
■ Traffic, safety, noise, lighting
Property values and impacts to the neighborhood character
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 /�
■ Concerns for increased crime
■ Land is for commercial
■ Not notified outside 500-feet (State statute 350-feet... council 500-feet)
The applicant gave a presentation (attached) outlining the project and addressing resident concerns —
specifically traffic, property values, and crime.
A nearby commercial business also gave a presentation (attached) outlining their concern with
introducing a 3-story residential structure to the area.
Since the meeting, a resident contacted staff regarding the closure of the 190"' access point on Hwy 169,
indicating this, along with the proposed apartment project, will put undue pressure on the intersection of
Jackson and Hwy 169.
The Planning Commission generally supported the need for work force housing but agreed the subject
parcel was not the appropriate location for the use because the property should remain commercial.
The applicant indicated the amount of parking is adequate based off their experiences in other
communities while site conditions and costs prevent meeting the city enclosed parking requirement. The
proposal is a 120-stall parking lot which deviates from 150 (2.5/unit) and none are enclosed (1 /unit
required). The city has not deviated from the covered parking requirements in the recent past.
Financial Impact
None
Statutory Review Period
Per State Statute �15.99, the required 60-day review period ended on June 23, 2020. The applicant
requested in writing that the review period be extended to July 21, 2020.
Attachments
Planning Commission Memo dated June 23, 2020
Applicant Presentation
Business Owner Presentation
Request for Action
To
Item Number
Planning Commission
4.1c
Agenda Section
eeting Date
Fimune
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
the land use for the subject property from Highway
Commercial to Residential.
2. A PUD Agreement shall be developed and signed by both
parties prior to issuance of a building permit.
3. Construct a six-foot tall opaque fence along the south
property line.
4. Staff approval of an updated landscape plan.
5. 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
be demonstrated.
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CR 33
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Hwy 10
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Background/Discussion
The subject property, located southwest of the intersection of
Figure I
Highway 169 and 197`'' Avenue, is currently zoned Planned Unit
Development (PUD) and has an underlying Land Use of Highway Business.
The applicant is proposing a 60-unit multi -family residential apartment building in the Elk Ridge Center
commercial development. In order to compete this project, the applicant will need 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
eR 12
A n elcoming community n ith revolutionary and spirited resourcefulness, exceptional p Q W I R E D s r
service, and community engagement that encourages and inspires prosperity;, g /� IfUR
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:
1. lY�ill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or
the public health, safety, morals, comfort, conzemence orgeneral n�elfare 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. mill 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 vacantproperly.
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. 1Vill 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 mill 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. 1Vill 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. W,Vill 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. Weill fully cowpyn4tb 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 honed into the PUD honing 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 allon.,ed 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 Yvithin 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, avater, sanitary seaver 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 or proposed parks, schools, streets or other public facilities.
Existing public facilities are not impacted by the proposed project.
8. The council may establish varied and reasonable lot area, frontage, sideyard, and setback requirements for a
PUD and may authon.Ze a density avhich it determines to be appropriate under the circumstances. Any permitted
density shall be consistent n.,ith the city's comprehensive plan and not adversely affect the public health, safety and
�r,elfare.
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 author'.Zed by the council.
Unless otheyzvise permitted by the council, a PUD shall comply n4th 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 §15.99, 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
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B Eli River Housing Limited Partnership Case No: LU 20-02
U 20-07
Land UseALinendment, Conditional Use Permit, P 20-05
Plat, Easement Vacation EV 20-02 River _ -.
■
CommonBond
COM M U NITIES
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.
CommonBond
COM M U NITIES
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 commenialyZoned area, but the area has failed to garner any viable commercial proposals after manyyears of
marketing and development proposals by its owner/ broker, Hempel Properties. lie believe multifamily housing is the
highest and best use of the property.
3. Hours of operation.
As the proposed project is residential, the properly will be in continuous use. The rental ofce 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 ofparking works well for our
residents. A small portion of the parking (17 square feet) will be within the 25 foot buffer for the stormwaterpond.
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 stormwaterpond.
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.
CommonBond
COM M U NITIES
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 enter 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 -honed 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 inifialyconceived to be junior box retailer orpad retail
development. After manyyears of active marketing by the properly 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. 11We 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.
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.
CommonBond
COM M U NITIES
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 orpad 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 developmentproposals 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 orpad 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.
The DNR must be notified and provide comment if adjacent to water.
Not applicable.
What are the benefits to the City.
The proposed project will benefit the city by putting vacant land into a productive, taxpaying 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.
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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 <socall 13@yahoo.com>
Date: 4/24/20 7:17 PM (GMT-06:00)
To: "Carlton, Zachary" <zcarlton@E1kRiverMN.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
JUN 0 9 2020
June 8, 2020
Calvin Portner - City Administrator
Chris Leesberg - Senior Planner Community Development
Zack Carlton - Planning Manager
John J. Dietz - Mayor
Garrett Christianson - City Council Ward 1
Matt Westgaard - City Council Ward 2
Nate Ovall - City Council Ward 3
Jennifer Wagner - City Council Ward 4
To all Concerned:
This past Thursday evening, June 4, 2020, 1 attended the meeting sponsered by
Common Bond held at the Elk River City Hall. I met with Common Bond representitives
Andy Hughes, Director of Acquisitions and Development, Cecile Bedor, Executive Vice
President of Real Estate and another gentleman whose card I failed to get so I do not
remember his name. The fact that this meeting was held at City Hall seemed to me to
be a conflict of interest, but as a concerned resident and property owner who opposes
the building of a Section 8 apartment building in my established neighborhood of single
family homes on one acre lots, it was a matter of my personal responsibility to attend.
Of course everyone from Common Bond was wearing a mask, which I thought
appropriate since they are trying to steal our neighborhood. A quick look around the
city building, I saw at least four other city employees who were not wearing masks. As a
citizen who observes the bumper to bumper traffic, for miles, every Friday on Hwy. 169
heading north during this government imposed "shutdown" of this overblown
"pandemic", I also refused to wear a mask. But this is an arguement for another subject
for another time.
As I proceeded to engage these Common Bond employees on their obvious misguided
reasons for wanting to build this aberration, I was bombarded with unquestionably
overt reasurances on what a great and wonderful company Common Bond is and the
seemingly good work they do providing "affordable housing" for those persons in our
society that for whatever reasons are unable to afford to live in our neighborhood. My
suggestion that for anyone who wants to live in this neighborhood maybe work hard,
save money and accept the responsibility of living here, as I have, went without
response. Let me be clear, I am not opposed to the availability of "affordable housing".
But it needs to be placed in the proper context. Our already established neighborhood
of single family homes on large lots is not the right context. The obvious juxtaposition
simply does not fit.
I have three major concerns that I addressed during this meeting. All three were met
with a choreographed response followed by "statistics" from some "studies" of what
happens when "affordable housing" is introduced to a residential area (nevermind that
the proposed project is not in an area zoned for high density residential). Here are my
concerns:
1) Increased traffic - An apartment building, three stories tall with 60 units planted in a
neighborhood where it doesn't belong means 100-150 additional vehicles in a very
small footprint. Since it is residential that means everyday traffic 24/7, 365 days a year.
Regardless of access to the building, however that is planned, traffic will increase. It is
simply a fact. I live on a cul-de-sac and on average I will see at least a dozen vehicles
drive past my house everyday only to reach the dead end and turn around and come
back. My street sign on Irving Cir NW also has an orange and black sign stating "NO
OUTLET". It apparently has little effect. Increase the number of vehicles, with new
tennents always coming and going, it is inevitable that this problem, along with the
accompanying noise, will increase dramatically. It will have an unfavorable impact on
the safety of the children and animals who already reside in this neighborhood.
2) Property values - I was informed of yet another "study" showing property values
increasing by "23 percent" with the addition of "affordable housing" to a given
neighborhood. Seriously? A quick internet search reveals that Elk River property values
went up by 3.7 percent last year. And Zillow predicts that they will fall by 1.4 percent in
the coming year. Those figures seem considerably more reasonable.
3) Increased crime - It doesn't matter where you go. Whenever you increase population
density, you increase crime. People are people. But the Common Bond representitives
response was to assure us that there would be a "liason" between the building
2
management, tennents and the Elk River Police Department. OK, great. Now we will get
even higher property taxes in order to pay for this increased police responsibility. A
police presence that wouldn't be necessary if the project isn't built. Which it shouldn't
be, in the first place.
This meeting was nothing more than the "hard sell". I felt like I was at a used car
dealership attempting to be sold on the reliability of a Ford Pinto or a Chevy Corvair. I
walked away with the feeling that these people don't care about our neighborhood.
They care about selling their project, taking the easy government money. I was not
impressed. The simple fact is that anyone with a shread of Common Sense can see that
Common Bond is not the right fit in this really great, well established and ...
maintained..., strong neighborhood. As it is a stated goal on the City of Elk River
website, Planning Division.
Sincerely,
Steven Casey
19453 Irving Cir NW Elk River, MN 55330
cell phone: 760-835-3166
email: socal113@yahoo.com
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 Whone
-------- 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>
GOODWILL FASTER
SEALS
23 April 2020
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Attn.: Mr. Zack Carlton
RE: Elk Ridge Lodge Apartments - Support Letter
Dear Mr. Carlton:
We are pleased to offer our support for CommonBond Communities' proposed Elk Ridge Lodge
Apartments, which is proposed to be constructed next door to Elk Ridge Shopping Center, in
which we operate a Goodwill Store.
I understand that CommonBond is requesting land use approvals from the City for this critically
important housing community. We strongly support their proposal as:
• the development will provide much -needed additional housing choices that will not
only benefit the broader community, but also our store employees and customers;
• the parcel has been vacant since the original development of the shopping center, and a
new development will add vibrancy and life to the area;
• the high -quality and attractive design is complimentary to that of the shopping center in
which we operate; and
• they are adequately addressing parking demand.
We appreciate the opportunity to submit this letter of support, and we strongly recommend
your approval of CommonBond's requests related to Elk Ridge Lodge Apartments.
Please contact me with any questions at MWirth-Davis@gesmn.org.
Sincerely,
Michael Wirth -Davis
President & CEO
Goodwill -Easter Seals Minnesota
GOODWILL-EASTER SEALS MINNESOTA
553 Fairview Ave. N. I St. Paul, MN 55104 1 gesmn.org
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 <iaks640hotmail.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. NielsenCg aciasphalt.com
TOP
150
ASPHALT L CONCRM INC_
10285 89th Avenue North
Maple Grove, MN 55369
Office: 763.424.9191 1 Fax: 763.424.9190
91 ¢- ItmGm
Facebook
-----Original Message -----
From: tom halbakken <tovertime@yahoo.com>
Sent: Sunday, April 26, 2020 5:51 PM
To: Carlton, Zachary <zcarlton@E1kRiverMN.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, 1 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: thenobleguilter@izoom.net
Web: www.thenobleauilter.com
-----Original Message -----
From: Richard Pool <rjpool@gmail.com>
Sent: Tuesday, April 28, 2020 2:37 PM
To: Carlton, Zachary <zcarlton@E1kRiverMN.gov>
Cc: Ovall, Nate <Nate.Ovall@E1kRiverMN.gov>; Dietz, John <John.Dietz@ElkRiverMN.gov>; Christianson,
Garrett <Garrett.Christianson@E1kRiverMN.gov>; Westgaard, Matt <Matt.Westgaard@E1kRiverMN.gov>;
Wagner, Jennifer<Jennifer.Wagner@E1kRiverMN.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 -
> his://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 E1kRiverMN.gov
> -----Original Message-----
• From: Richard Pool <rjpool@gmail.com>
> Sent: Tuesday, April 28, 2020 4:05 PM
> To: Carlton, Zachary <zcarlton@E1kRiverMN.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 1 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; socal113Calyahoo.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; socal113Calyahoo.com; Roberts. Robbin
Subject:
RE: [EXTERNAL] RE: Apartment Building
Date:
Tuesday, April 28, 2020 5:56:55 PM
Attachments:
Gary Tonsaoer Pearle Vision 28ADr2020.Ddf
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
1080 Montreal Ave
Saint Paul, MN 55116
commonbond.org
CommonBond
C O M M U N I T I E S
28 April 2020
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,
Via Email Only
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 Proiect 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
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 staffs
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.
Tra ic: 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 Common Bond 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 Common Bond 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
Common Bond Communities
Stable Homes. Strong Futures. Vibrant Communities.
An equal opportunity & affirmative action organization
ieie ghboM r6-
CHARTERED MEMBER
Brandon Wolff
11846 1941h 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
-------- 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 date Ovall an Email
TO: Nate Ovall
First Name Hanadi
Last Name Zabib
Reply Email Address hanadihu@amail.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.
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.
`- - • • Affordable Housing in Elk River
Elk River has 298 affordable
housing units in six communities.
Only four units were vacant
when last surveyed.
Through 2025, the City will have a
demand for 177 new affordable
developments.
The top in -demand jobs (see
next slide) are in retail, services and
related industries, where wages
don't support the cost of housing.
Source: City of Elk River
Comprehensive Housing Needs Analysis
"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:'
Source: Elk River City
Comprehensive Plan
WAGES & HOU I NG AFFORRABILM I H SH E RBU R N E CO U NTY
$61,230
SaIary needed to affard
median -value home
4 , 560
aIary needed to affard
two -bedroom apartment
$31,76 0
Annual median miame
P raject€d job
g row by 2026
Retall Retail Super, Personal Cashier Food Prep Horse krsa nal Customer
sales visor Care ride & erieg Health Aide Cave M& Sera°ioe
TOP IN -DEMAND JOBS, 2017 EAST G ROWING JOBS BY 2026
New job growth
Ha,urs per week. mi niimum wage smplayee % of em PI DYM who line � in the Central
• • ' • mint work to �ffard -bed room apadmen.t in county Of WDrkplace 2 _ Pla nn i ng A rea by 6,2026
629
Source: Minnesota Housing Partnership
Demand is
As is typical in our other housing communities, the demand is filled
by local residents.
Headwaters Landing
Apartments in Forest Lake
opened April 1. 2020
It was fully leased with 75 days
of opening
45% of residents came from
the City of Forest Lake; an
additional 33% came from
communities with 7.5 miles of
the property.
Seniors/Disabilty
Retail/Services
■ Healthcare
Headwaters Landing
Resident Incomes
■ Teachers
Construction/Transportation/
Manufacturing
Unemployed
r
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Trail Connection:
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oTrail Connection:
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No access off Irving Street NW
One free -of -charge parking stall per bedroom
All cement siding, cultured stone, wood corbels, and design elements to
complement existing aesthetic
Adheres to design requirements established for Shopping Center
1
All cement siding, cultured stone, wood corbels, and design elements to
complement existing aesthetic
Adheres to design requirements established for Shopping Center
Process for public engagement
1. Delay Planning Commission meeting
2. Outreach to large area
3. In -person and phone -based conversations
. 6 to 8 people responded out 40-plus mailings.
Land Use Change Meeting market need
1W Vacant for 10-years plus without a
viable proposal
Actively marketed by Hempel
Companies — broker/developer
Change in configuration of Hwy 169
will not enhance viability of
commercial use
. More prime, desirable land will
remain within shopping center
W-O
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Proposed amount & configuration
Proposed parking is 120 stalls, or 1 per bedroom and 2 per
unit, none of which would be enclosed;
. Amount is adequate based off of experience
Typical sites for CommonBond have N1.75 stalls / unit;
Three of closest properties are 1.33, 1.69 and 1.72
stalls / unit. These are all family properties, two of
which have been operating successfully since the
1980s.
• Site conditions preclude meeting enclosed requirement:
Underground not feasible due to cost and drainage;
Detached enclosed not feasible due to site size;
First floor enclosed would require taller building
Policy implications of requiring surplus parking and
expensive configuration.
C a
CF 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.
New Horizon
Anadeemy
x
0 25 50 1v: -ee: T
*City staff estimates
y'r:
Property ValluesmAffordable 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; Family 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: Trulia
Property ValluesmRecently completed projects
Su nwood Village:
Opened in 2016.
Values of properties within 750
feet changed as follows:
2018-19: increased by 13%
2019-20: increased by 39%
Dublin Crossing:
Opened in 2018.
Values of properties within 500
feet changed as follows:
2018-19: increased by 13%
2019-20: increased by 14%
On -site management for a safe community
1W 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
Andrew Hughes
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
EST.191
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Elk River, MN
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Elk River, MN
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Elk River, MN
EST.191
PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
Elk Ridge Center's businesses have lived up to the original
developer's vision of high standards by creating an inviting,
clean and safe shopping environment for their customers.
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PEARLE ��I � I��Y Pearle Vision - Gary Tonsager
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It's very concerning that building a large Apartment in an
already established Retail Shopping Center will dramatically
destroy the Establishment's unique look and feel.
➢ How will this high -density apartment building and parking
lot age over the years, where renters move in and move
out all the time and have nothing invested in it?
E�S'T1`9' G�1
PEARLE ��vl s lo�Y PearleVision - Gary Tonsager
Elk River, MN
Does locating this
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space to fit in.
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EST.191
PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
Specific Concerns:
➢ Parking: A building of this size requires 150 parking
spaces, present plan shows 120 (2-spaces for each unit).
Where do visitors park when they visit?
➢ Difficult Parking Lot Access: There are two driveway
entrances shown into the parking lot. One from the
feeder road between the Daycare and the proposed
Apartment. The other that goes directly through my
parking lot, near the front doors of both Pearle Vision
and The Noble Quitter. Driveway access here to the
proposed Apartment here would be a hazard and is
unacceptable. Our customer's safety is paramount.
EST.191
PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
Specific Concerns:
➢ Snow Removal: During the winter, where do the tenants
move their cars to when it comes time to plow the
Apartment Parking Lot? In the Business Parking Lots next
door? If so, how do the businesses get their lots plowed?
➢ A 60-unit Apartment Building will bring to the Elk Ridge
Center area an extremely high concentration of residents
and vehicles.
➢ Holt Street NW will become extremely busy and
congested at both ends of the street.
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PEARLS VISION' Pearle Vision - Gary Tonsager
Elk River, MN
Neighborhood -Local
Traffic Light Ramp onto Neighborhood -Local
169 North/South Ramp onto
169 North
Location of only
Major Traffic
Congestion -Bottle Neck
Typical Neighborhood -Local Traffic Flow
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- Preliminary gouts dated: qct 29, 2019
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PEARLS VISION' Pearle Vision - Gary Tonsager
Elk River, MN
Neighborhood -Local
Traffic Light Ramp onto
169 North/South
Location of
Major Traffic
Congestion -Bottle Neck
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Neighborhood -Local
Ramp onto
169 North
only
Typical Neighborhood -Local Traffic Flow
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l:Preliminary youts dated:
qct' 29, 2019
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Pearle Vision - Gary Tonsager
Elk River, MN
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Pearle Vision - Gary Tonsager
Elk River, MN
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EST.191
PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
Specific Concerns:
➢ Again, the Apartment Complex is far too large for this
piece of property. Being three stories tall, it will
dominate everything in the surrounding area. The look
and feel of the center will change dramatically
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EST. 1961
Pearle Vision - Gary Tonsager
PEARLEOOVISIONI" Elk River, MN
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Elk River, MN
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PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
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Elk River, MN
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Elk River, MN
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PEARLEOOVISION"
Last few words...
Pearle Vision - Gary Tonsager
Elk River, MN
Building ahigh-density Apartment building will eliminate
any chance for the Elk Ridge Center to grow as it was
intended. What new commercial business will want to
invest in a small Center once it's been opened up to
high -density Residential rezoning as well?
➢ What happens to the value of "my building" once I have
an apartment complex connected to mine? I have
invested time and money in my business here, with the
promise this would be a Retail Center, not ahigh-density
Housing Complex.
EST.191
PEARLEOOVISION" Pearle Vision - Gary Tonsager
Elk River, MN
➢ Allowing a 3-story Apartment Complex to be built inside
of Elk Ridge Center is the wrong thing do. The look and
feel of the Center would change dramatically. The
Apartment would become the focus of Elk Ridge
Center, not just be another part of the Center.
It would be the Center.
Thank you for your attention.