3.3. PCSR 03-04-2021 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 3.3
Agenda Section Meeting Date Prepared by
Public Hearings March 4, 2021 Zack Carlton,Planning Manager
Item Description Reviewed by
Riverwalk Apartment—Stonewood Chris Leeseberg, Senior Planner
Development,LLC Reviewed by
■ Zone Change: FAST to Planned Unit
Development, Case No. ZC 21-01
■ Conditional Use Permit: Establish Residential
PUD, Case No. CU 21-03
Action Requested
Recommend,by motion, approval of the Zone Change with the
condition that the CUP is also approved and recorded.
Recommend,by motion, approval of the Conditional Use Permit with
the following conditions to satisfy the standards set forth in Section —
30-654: CR313_
1. Council approval of the associated applications - Zone Change
(ZC 21-01), Easement Vacation (EV 21-02) and Platted
Exemption (PE 21-01)
2. The CUP will not be recorded until a PUD agreement has been RR — -
approved by the City Council. _ A
3. All comments from the comment letter dated February 26
2021, be addressed. CR 12 _
4. Comments from outside agencies,MnDOT and the DNR are
addressed. a
5. Staff approval of all site, civil, and architectural plans. 11 y
Background/Discussion ywr
The applicant, Stonewood Development LLC,is proposing to establish
6
a high-density Planned Unit Development (PUD) that includes two 89-
unit buildings. The project would be constructed in two phases, the
Figure I _-
first of which includes demolition of the former Saxon Motors
building.
In order to establish the PUD and construct the project,the property must be rezoned to from FAST to PUD.
The project also includes an easement vacation and platted exemption that will be reviewed by the City Council.
The last step will be approval of a PUD Agreement that outlines the project and provides a framework for the
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAWR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
project,which includes materials and colors,building design and architecture, and deviations from ordinance
standards.
Comprehensive Plan
The Comprehensive Plan guides the property for high-density residential uses within the FAST plan. The project
complies with the comprehensive plan.
Site Plan
The project includes two residential buildings constructed along Zane Street,which will now end in a new cul-de-
sac. The project area will be accessed via three driveways—one for each phase and one shared driveway between
the two sites. The majority of surface parking is located between the street and the buildings and remainder of the
parking is provided beneath the buildings. There are no improvements proposed below the bluff,but the existing
stormwater pond will be improved and repaired. A sidewalk will also connect the site to the sidewalk along Zane
Street.
Parking
Ordinance requires parking to be provided at 2.5 stalls/unit—one of which must be within a parking garage. The
project includes at least one covered stall per unit but does not meet the standard for total parking. The deviation
varies between phases but is above two-stalls/unit which has been approved in the past. The project also includes
multiple encroachments into the required parking setbacks. Staff suggested a few changes to improve site
access/circulation and snow storage for the newly proposed cul-de-sac. The setback encroachments can also be
approved as part of the PUD process.
Architecture
The materials proposed for the project are consistent with requirements for apartment buildings throughout the
city. The final design of the building will be refined as the project approaches permitting. The final design and
color selection will be improved in the PUD agreement which will be approved by the city prior to permit
issuance.
Environmental
Due to the location above the bluff along the Mississippi River there are additional requirements from the DNR.
Any deviations can be approved through the PUD process. Requirements of concern include impervious surface
limitations, bluff setback encroachments, and building height. Impervious surfaces are proposed at 26.7% - or
1.7% over the limit of 25%. Ordinance includes a 30-foot buffer from the top of a bluff, the proposed fire-lanes
will be removed, eliminating a majority of the encroachment concerns,but there are still a few encroachments
from parking and drive lanes.
Applicable Regulations
Zone Change
The property is consistent with the guidance from the Comprehensive Plan and Focused Area Study,both of
which guide the property for high-density residential uses. The project is consistent with the Comprehensive Plan.
Conditional Use Permit
In approving a Conditional Use Permit,the council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. 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 or,g nelfare of the neighborhood or the city.
The property has been guided for residential uses since 2014. The guidance provides consistency with
other residential uses in the area in an effort to reduce impacts to other properties in the immediate
vicinity.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. mill be consistent pith the comprehensive plan.
The property is guided for FAST,which promotes high-density residential uses. The use will be consistent
with the comprehensive plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. W1711 not impede the normal and orderly development and improvement of surrounding vacantproperty.
The surrounding properties are fully developed,with many already constructed as high-density residential,
and the proposal will not impede the normal and orderly development of surrounding vacant properties.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and hill not adversely affect essential public facilities and services including streets,police and fare
protection, drainage, refuse di posal, nater and sever ystems,parks and schools;and will not, in particular, create traffic
congestion or interference pith traffic on adjacent and neighboring public thoroughfares.
Essential public facilities are available for the subject parcel so 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. The Park
and Recreation Commission has recommended additional trail easements along the bluff to support the
city's park and trail master plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
5. Vill not involve uses, activities,processes, materials, equipment and conditions of operation that hill be detrimental to any
persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
As the proposed use is guided by the comprehensive plan,the use 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.
Staff does not see a need to impose specific conditions to satisfy this standard.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The Wild and Scenic standards for projects along the Mississippi River include numerous requirements for
projects along the river. Some of these have been discussed earlier in the staff report. Regulating authorities
understand that areas in urbanized sections of the river should be treated differently than undisturbed areas
and as such, some deviations can be supported.
Staff has included a requirement that comments from the comment letter be addressed prior to recording.
7. mill fully conpywitb all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The PUD process provides an opportunity for deviations from strict ordinance standards. These have been
discussed and any additional deviations will be identified in the PUD agreement to be approved by the city.
Included conditions of approval address deviations from city codes.
If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Financial Impact
None
Mission/Policy/Goal
■ Responsibly grow
■ Meet changing needs -Agile
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
■ Architectural Plans and Renderings
■ Comment Letter dated February 26, 2021
TRACT CTRACT DSLOT PERIMETER (TO TOP OF BLUFF) FORDETERMINING REQUIRED QUANTITY OF TREES;LENGTH- 2,312 LF2,312 LF/40 = 57.8 + 3 = 61 TREESSSC1ISL2NAH1ABS2BHS1SP3BHS1PE2SSC1FM2NAH1SSC2FM1CH2AE1SP4ABS2NAH2BO2CH1BHS1SGM3SGM3NAH2BL3AE1SSC1ABS2FM1CH1BO2ISL2SSC2PE1FM1NAH1ABS2BHS1SSC1SP1BHS1SP2EDGING, TYPICALROCK MULCH, TYPICALEDGING, TYPICALROCK MULCH, TYPICALNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODINFILTRATION BASIN ANDADJACENT DISTURBED NATIVEAREAS TO BE SEEDED WITHNATIVE SEED MIX AND COVEREDWITH EROSION CONTROL FABRIC.INFILTRATION BASIN ANDTO BE SEEDED WITHNATIVE SEED MIX ANDCOVERED WITH EROSIONCONTROL FABRIC.INFILTRATION BASIN ANDTO BE SEEDED WITHNATIVE SEED MIX ANDCOVERED WITH EROSIONCONTROL FABRIC.GRASSY PAVE AREA, REFER TOCIVIL PLANSREVIEW PLANNOT FOR CONSTRUCTION( IN FEET )1 inch = ft.GRAPHIC SCALE404-27-18TREESSYMQUANTITYSIZE47243PLANTING LEGENDISLNAHNorthern Acclaim Honeylocust2" CALIPER(Gleditsia tricanthos var. inermis 'Harve')Ivory Silk Lilac (Syringa reticulata 'Ivory Silk')1 1/2" CALIPERBLBoulevard Linden (Tilia americana 'Boulevard')2" CALIPERCommon Hackberry (Celtis occidentalis)CH2" CALIPERAccolade Elm (Ulmus japonica 'Morton')AE2" CALIPERNOTE! CONTRACTOR TO PROVIDE AND INSTALL QUANTITIES OF PLANT MATERIALS SHOWN ON PLANS.QUANTITES SHOWN IN LEGEND ARE FOR GENERAL REFERENCE AND ARE TO BE VERIFIED PRIOR TO BID.NOTES1.CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES ANDIMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE.2.LANDSCAPE CONTRACTOR TO REMOVE WEEDS, REMAINING VEGETATION, AND FINE GRADE ENTIRE SITE PRIOR TO PLANTING.RECEIVE APPROVAL FROM CONSTRUCTION MANAGER FOR APPROVAL OF FINE GRADING.3.FINISH GRADES AND EDGING SHALL BE APPROVED BY ENGINEER PRIOR TO PLANTING OPERATIONS.4.CONTRACTOR SHALL IMPORT ADDITIONAL CLEAN TOPSOIL, AS REQUIRED, FREE OF WEEDS, RHIZOMES, ROCKS, STICKS ANDOTHER DELETERIOUS MATERIAL.5.EDGING TO BE COMMERCIAL GRADE PVC EDGING. INSTALL EDGING LEVEL AND EVEN PER NORMAL INDUSTRY STANDARDS AND ASRECOMMENDED BY MANUFACTURER..6.ALL NEWLY PLANTED MATERIAL SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 3 HOURS OF PLANTING.7.THIRTY DAYS AFTER PLANTING, CONTRACTOR SHALL RE-STAKE AND STRAIGHTEN TREES AS NECESSARY.8.ALL PLANTING BEDS ARE TO RECEIVE 3" DEPTH OF 2-4" DIA. CLEAN WASHED, RIVER ROCK OVER A 5 OZ. WOVEN LANDSCAPEWEED-BARRIER FABRIC. SUBMIT SAMPLE OF ROCK AND LANDSCAPE FABRIC FOR APPROVAL.9.ALL PLANTING BEDS TO HAVE 'PREEN FOR PERENNIALS' OR APPROVED EQUAL PRE-EMERGENT HERBICIDE APPLIED AT RATESRECOMMENDED BY MANUFACTURER.10.ALL PLANTS IN LAWN AND ROCK MULCH BEDS TO RECEIVE 4" DEPTH SHREDDED CEDAR WOOD MULCH AS INDICATED BELOW;a.TREES- 5' DIAMETERb.SHRUBS - 2' DIAMETERc.PERENNIALS - 18" DIAMETER16.CONTRACTOR SHALL MAINTAIN PLANTING BEDS AND LAWN AREAS FOR A PERIOD OF 1-YEAR UPON COMPLETION OF PLANTINGOPERATIONS.17.CONTRACTOR SHALL GUARANTEE PLANT MATERIAL TO BE ALIVE AND IN A HEALTHY CONDITION FOR A PERIOD OF 1-YEAR FROMDATE OF SUBSTANTIAL COMPLETION OF PLANTING OPERATIONS. PLANTS WITH LESS THAN 50% CANOPY AS DETERMINED BYLANDSCAPE ARCHITECT SHALL BE CONSIDERED DEAD AND BE REPLACED BY CONTRACTOR.CONTRACTOR SHALL GUARANTEEDREPLACED PLANT MATERIAL FOR 1 ADDITIONAL YEAR FROM REPLACEMENT.18.ALL NEWLY LANDSCAPED AREAS INCLUDING SOD, HYDROSEEDED LAWN AND SHRUB BEDS TO BE IRRIGATED WITH AUTOMATICIRRIGATION SYSTEM. CONTRACTOR TO DESIGN-BUILD IRRIGATION SYSTEM IN COMPLIANCE ALL LAWS, RULES, CODES AND PERNORMAL INDUSTRY STANDARDS. LAWN AREAS TO BE IRRIGATED WITH POP-UP SPRAY HEADS/ROTORS. SHRUB BEDS TO BEIRRIGATED WITH DRIP IRRIGATION. SPRINKLER OVER-SPRAY NOT TO BE PERMITTED ONTO BUILDING, STRUCTURES AND PAVEDSURFACES.HYDROSEEDED LAWNROCK MULCH BED OVER WEED BARRIERFABRICSODDED LAWN10Scotch Pine (Pinus sylvestris)SP6' HEIGHTPROJECT NUMBERDRAFTED BYDATEREVIEWED BY21 001RIVERWALK APARTMENTS
ELK RIVER, MINNESOTA
STONEWOOD DEVELOPMENTJHJH1-26-21PAVING PLANL1L a n d s ca p e A r c h i t e c t u r e2415 3rd. St. N. Fargo ND 58102 701.298.8392 jim@hdallc.netNATIVE MNDOT 34-261 SEED MIX ANDMNDOT TYPE 3 EROSION CONTROL FABRIC.SEED AT 31.5 LBS/ACRE4Black Hills Spruce (Picea glauca)BHS6' HEIGHT3Princeton Elm (Ulmus americana 'Princeton')PE2" CALIPER8Autumn Brilliance Serviceberry (Amelanchier x 'Autumn Brilliance')ABS1 1/2" CALIPER4Bur Oak (Quercus macrocarpa)BO2" CALIPER5Freeman Maple (Acer x freemanii)FM2" CALIPER6Sienna Glenn Maple (Acer x freemanii 'Sienna')SGM2" CALIPER8SSCSpring Snow Crab (Malus 'Spring Snow')1 1/2" CALIPERSubdivision IV. Sec. 30-934 - Landscaping, (3). Minimum requirements.The number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of the described area as measured in feet divided by 40.2,312 lf/40 = 57.8 + 3 = 61 trees required (69 Shown)Overstory trees. 50% of the required trees shall be overstory trees. 61 x 0.50 = 30.5 (34 Shown)Ornamental trees. 25% of the required trees shall be ornamental trees. 61 x 0.25 = 15.25 (20 Shown)Coniferous trees. 25% of the required trees shall be coniferous trees. 61 x 0.25 = 15.25 (15 Shown)OVERSTORY TREESORNAMENTAL TREESCONIFER TREES
TRACT CTRACT DSLOT PERIMETER (TO TOP OF BLUFF) FORDETERMINING REQUIRED QUANTITY OF TREES;LENGTH- 2,312 LF2,312 LF/40 = 57.8 + 3 = 61 TREESSSC1ISL2NAH1ABS2BHS1SP3BHS1PE2SSC1FM2NAH1SSC2FM1CH2AE1SP4ABS2NAH2BO2CH1BHS1SGM3SGM3NAH2BL3AE1SSC1ABS2FM1CH1BO2ISL2SSC2PE1FM1NAH1ABS2BHS1SSC1SP1BHS1SP2EDGING, TYPICALROCK MULCH, TYPICALEDGING, TYPICALROCK MULCH, TYPICALNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINNATIVE RIPARIAN AREA TO REMAINHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNHYDROSEEDED LAWNSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODSODINFILTRATION BASIN ANDADJACENT DISTURBED NATIVEAREAS TO BE SEEDED WITHNATIVE SEED MIX AND COVEREDWITH EROSION CONTROL FABRIC.INFILTRATION BASIN ANDTO BE SEEDED WITHNATIVE SEED MIX ANDCOVERED WITH EROSIONCONTROL FABRIC.INFILTRATION BASIN ANDTO BE SEEDED WITHNATIVE SEED MIX ANDCOVERED WITH EROSIONCONTROL FABRIC.GRASSY PAVE AREA, REFER TOCIVIL PLANSREVIEW PLANNOT FOR CONSTRUCTION( IN FEET )1 inch = ft.GRAPHIC SCALE404-27-18TREESSYMQUANTITYSIZE47243PLANTING LEGENDISLNAHNorthern Acclaim Honeylocust2" CALIPER(Gleditsia tricanthos var. inermis 'Harve')Ivory Silk Lilac (Syringa reticulata 'Ivory Silk')1 1/2" CALIPERBLBoulevard Linden (Tilia americana 'Boulevard')2" CALIPERCommon Hackberry (Celtis occidentalis)CH2" CALIPERAccolade Elm (Ulmus japonica 'Morton')AE2" CALIPERNOTE! CONTRACTOR TO PROVIDE AND INSTALL QUANTITIES OF PLANT MATERIALS SHOWN ON PLANS.QUANTITES SHOWN IN LEGEND ARE FOR GENERAL REFERENCE AND ARE TO BE VERIFIED PRIOR TO BID.NOTES1.CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES ANDIMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE.2.LANDSCAPE CONTRACTOR TO REMOVE WEEDS, REMAINING VEGETATION, AND FINE GRADE ENTIRE SITE PRIOR TO PLANTING.RECEIVE APPROVAL FROM CONSTRUCTION MANAGER FOR APPROVAL OF FINE GRADING.3.FINISH GRADES AND EDGING SHALL BE APPROVED BY ENGINEER PRIOR TO PLANTING OPERATIONS.4.CONTRACTOR SHALL IMPORT ADDITIONAL CLEAN TOPSOIL, AS REQUIRED, FREE OF WEEDS, RHIZOMES, ROCKS, STICKS ANDOTHER DELETERIOUS MATERIAL.5.EDGING TO BE COMMERCIAL GRADE PVC EDGING. INSTALL EDGING LEVEL AND EVEN PER NORMAL INDUSTRY STANDARDS AND ASRECOMMENDED BY MANUFACTURER..6.ALL NEWLY PLANTED MATERIAL SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 3 HOURS OF PLANTING.7.THIRTY DAYS AFTER PLANTING, CONTRACTOR SHALL RE-STAKE AND STRAIGHTEN TREES AS NECESSARY.8.ALL PLANTING BEDS ARE TO RECEIVE 3" DEPTH OF 2-4" DIA. CLEAN WASHED, RIVER ROCK OVER A 5 OZ. WOVEN LANDSCAPEWEED-BARRIER FABRIC. SUBMIT SAMPLE OF ROCK AND LANDSCAPE FABRIC FOR APPROVAL.9.ALL PLANTING BEDS TO HAVE 'PREEN FOR PERENNIALS' OR APPROVED EQUAL PRE-EMERGENT HERBICIDE APPLIED AT RATESRECOMMENDED BY MANUFACTURER.10.ALL PLANTS IN LAWN AND ROCK MULCH BEDS TO RECEIVE 4" DEPTH SHREDDED CEDAR WOOD MULCH AS INDICATED BELOW;a.TREES- 5' DIAMETERb.SHRUBS - 2' DIAMETERc.PERENNIALS - 18" DIAMETER16.CONTRACTOR SHALL MAINTAIN PLANTING BEDS AND LAWN AREAS FOR A PERIOD OF 1-YEAR UPON COMPLETION OF PLANTINGOPERATIONS.17.CONTRACTOR SHALL GUARANTEE PLANT MATERIAL TO BE ALIVE AND IN A HEALTHY CONDITION FOR A PERIOD OF 1-YEAR FROMDATE OF SUBSTANTIAL COMPLETION OF PLANTING OPERATIONS. PLANTS WITH LESS THAN 50% CANOPY AS DETERMINED BYLANDSCAPE ARCHITECT SHALL BE CONSIDERED DEAD AND BE REPLACED BY CONTRACTOR.CONTRACTOR SHALL GUARANTEEDREPLACED PLANT MATERIAL FOR 1 ADDITIONAL YEAR FROM REPLACEMENT.18.ALL NEWLY LANDSCAPED AREAS INCLUDING SOD, HYDROSEEDED LAWN AND SHRUB BEDS TO BE IRRIGATED WITH AUTOMATICIRRIGATION SYSTEM. CONTRACTOR TO DESIGN-BUILD IRRIGATION SYSTEM IN COMPLIANCE ALL LAWS, RULES, CODES AND PERNORMAL INDUSTRY STANDARDS. LAWN AREAS TO BE IRRIGATED WITH POP-UP SPRAY HEADS/ROTORS. SHRUB BEDS TO BEIRRIGATED WITH DRIP IRRIGATION. SPRINKLER OVER-SPRAY NOT TO BE PERMITTED ONTO BUILDING, STRUCTURES AND PAVEDSURFACES.HYDROSEEDED LAWNROCK MULCH BED OVER WEED BARRIERFABRICSODDED LAWN10Scotch Pine (Pinus sylvestris)SP6' HEIGHTPROJECT NUMBERDRAFTED BYDATEREVIEWED BY21 001RIVERWALK APARTMENTS
ELK RIVER, MINNESOTA
STONEWOOD DEVELOPMENTJHJH1-26-21PAVING PLANL1L a n d s ca p e A r c h i t e c t u r e2415 3rd. St. N. Fargo ND 58102 701.298.8392 jim@hdallc.netNATIVE MNDOT 34-261 SEED MIX ANDMNDOT TYPE 3 EROSION CONTROL FABRIC.SEED AT 31.5 LBS/ACRE4Black Hills Spruce (Picea glauca)BHS6' HEIGHT3Princeton Elm (Ulmus americana 'Princeton')PE2" CALIPER8Autumn Brilliance Serviceberry (Amelanchier x 'Autumn Brilliance')ABS1 1/2" CALIPER4Bur Oak (Quercus macrocarpa)BO2" CALIPER5Freeman Maple (Acer x freemanii)FM2" CALIPER6Sienna Glenn Maple (Acer x freemanii 'Sienna')SGM2" CALIPER8SSCSpring Snow Crab (Malus 'Spring Snow')1 1/2" CALIPERSubdivision IV. Sec. 30-934 - Landscaping, (3). Minimum requirements.The number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of the described area as measured in feet divided by 40.2,312 lf/40 = 57.8 + 3 = 61 trees required (69 Shown)Overstory trees. 50% of the required trees shall be overstory trees. 61 x 0.50 = 30.5 (34 Shown)Ornamental trees. 25% of the required trees shall be ornamental trees. 61 x 0.25 = 15.25 (20 Shown)Coniferous trees. 25% of the required trees shall be coniferous trees. 61 x 0.25 = 15.25 (15 Shown)OVERSTORY TREESORNAMENTAL TREESCONIFER TREES
RiverwalkElk River, Minnesota
Phone: 763.635.1000
www.ElkRiverMN.gov
February 26, 2021
Stonewood Development, LLC
Mark Buchholz
4376 33rd Avenue S, Suite 121
Fargo, ND 58104
RE: Zone Change, Conditional Use Permit Application, Easement Vacation, and Plat.
Dear Applicant,
Thank you for your submittal on January 25, 2021. Staff has reviewed the plans and drawings and
have the following comments.
Please address these comments in a response letter and on future submittals:
General Comments:
1. The Parks and Recreation Commission reviewed the project on February 10, 2021 and
recommends Park Dedication be satisfied through cash dedication and a trail easement along
the top of the bluff. The City Council also discussed capping park dedication at $500,000 for
large multi-family projects. This will be updated via ordinance later.
Add the trail easement to the plat and site plans in an updated plan set.
2. A formal access agreement for the shared driveway to Zane Street will be required.
Staff can review this prior to releasing the plat for recording.
3. The minimum parking setback is 10’ from property lines. There are numerous locations
where this setback is not met. The deviation can be approved by the Planning Commission
and Council through the PUD process. Changes to the submitted site plan may be required
after their review.
4. Ordinance requires 2.5 parking stalls per unit, or 223 spaces for each of the two phases.
Submitted plans identify a deficiency with both phases – 2.13 stalls/unit for phase one and
2.17 stalls/unit for phase two. The deviation can be approved by the Planning Commission
and Council through the PUD process. Changes to the submitted site plan may be required
after their review.
5. Ordinance requires one covered parking stall per residential unit. The proposed
development meets this standard.
VIA EMAIL: mbuchholz@gmail.com
6. Submit lighting plans for review and comment. Review and approval of the lighting plan must
be done prior to recording the CUP or releasing the plat for recording.
7. Staff approval of material/color selections along with final building elevations will be
required prior to recording the CUP or releasing the plat for recording. Disagreements
between staff and the applicant will be discussed with the City Council as part of the
approval for the PUD agreement.
8. Proposed signage must be included on final site plans and elevations.
9. As both buildings proposed to be sprinkled, the fire lanes along the back of building are not
required. The fire lanes should be removed to accommodate the recommended trail
easement from the park and recreation commission.
Please address this change on future updates.
10. The existing stormwater pipes that convey water from Zane Street through the site must
remain in a drainage and utility easement.
Update the plat to include the appropriate drainage and utility easement.
11. A formal agreement for the proposed shared storm sewer system between the two
properties must be formalized in an easement and agreement.
Staff can review this prior to releasing the plat for recording.
12. Please submit a turning radius exhibit demonstrating a right-turn from the north exit
for the parking lot in front of phase 2.
13. Eliminate the northern most parking stall from the lot in front of phase 2 (includes a
number “9”) and the eastern most stall in the lot north of phase 2 (includes a number
“17). Adjust the curb and sidewalks appropriately. There should be as much buffer as
possible between the R/W and the sidewalks to accommodate snow storage for the
cul-de-sac.
14. Stormwater management requirements need to be met as listed in Ordinance Sec. 78-503.
- Stormwater and urban runoff control. and Sec. 78-504. - Post construction
stormwater management for proposed impervious surfaces. http://mn-\
elkriver.civicplus.com/Document Center/View/3180.
The stormwater plans continue to be reviewed by the engineering department
and additional comments may follow when their review is complete.
15. Submitted plans note that proposed hardcover is 26.7%. City ordinances limit the
hardcover to 25% for areas within the wild and scenic river district. The deviation can
be approved by the Planning Commission and Council through the PUD process.
Changes to the submitted site plan may be required after their review.
16. Section 30-2022 requires a 30-foot setback from the top-of-bluff. Plans identify
parking and drive lane setbacks into this easement. The deviation can be approved by
the Planning Commission and Council through the PUD process. Changes to the
submitted site plan may be required after their review.
Additional comments provided by MnDOT are attached and need to be addressed as part of an
approved project. Unaddressed comments may be included as conditions for approval. Staff
reserves the right to continue review of all site, building, grading and utility plans
Thank you, and please let me know if you have any questions.
Sincerely,
Zack Carlton, Planning Manager
763.635.1035
Metropolitan District
Waters Edge Building
1500 County Road B2 West
Roseville, MN 55113
An equal opportunity employer
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
February 19, 2021
Jennifer Green
Senior Administrative Assistant
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: MnDOT Review # P21-008
Stonewood Development
NW Quad US10 & 173rd Avenue
Elk River, Sherburne County
Dear Ms. Green:
Thank you for the opportunity to review the plat and plans for Stonewood Development. MnDOT
has reviewed the documents and has the following comments:
Noise:
MnDOT's policy is to assist local governments in promoting compatibility between land use and
highways. Residential uses located adjacent to highways often result in complaints about traffic
noise. Traffic noise from this highway could exceed noise standards established by the Minnesota
Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and
the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities having
the authority to regulate land use shall take all reasonable measures to prevent the establishment of
land use activities, listed in the MPCA's Noise Area Classification (NAC), anywhere that the
establishment of the land use would result in immediate violations of established State noise
standards.
MnDOT policy regarding development adjacent to existing highways prohibits the expenditure of
highway funds for noise mitigation measures in such developed areas. The project proposer is
required to assess the existing noise situation and take the action deemed necessary to minimize the
impact to the proposed development from any highway noise.
If you have any questions regarding MnDOT's noise policy please contact Natalie Ries in Metro
District’s Noise and Air Quality Unit at 651-234-7681 or Natalie.Ries@state.mn.us.
Bicycle/Pedestrian:
This property falls within a Sherburne County Proposed Trail Corridor. The applicant should
coordinate with Sherburne County to determine the appropriate location for a trail on this property
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
and to ensure development and fire access do not prevent future trail construction. Public access
points between the trail and Zane St NW should also be considered.
For questions regarding these comments, contact Jesse Thornsen, Metro Multimodal, at
Jesse.Thornsen@state.mn.us or 651-234-7788.
Water Resources:
Assuming the portion of Zane St/Yale St where the cul-de-sac is proposed will have curb and gutter,
no drainage permit will be required as all drainage runs towards the river and away from MnDOT
right-of-way. If this is not correct then a drainage permit will be required.
For questions regards these comments, contact Jason Swenson, Metro Water Resources, at
jason.swenson@state.mn.us or (651) 234-7539.
Permits:
As mentioned above, a drainage permit would be required if the cul-de-sac does not have curb and
gutter. Additionally any use of, or work within or affecting, MnDOT right of way will require
permits.
Permits can be applied for at this site: https://olpa.dot.state.mn.us/OLPA/. Please upload a copy of
this letter when applying for any permits.
Please direct questions regarding permit requirements to Buck Craig of MnDOT’s Metro Permits
Section at (651) 775-0405 or Buck.Craig@state.mn.us.
Review Submittal Options
MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received
electronically can be processed more rapidly. Do not submit files via a cloud service or SharePoint
link. In order of preference, review materials may be submitted as:
1. Email documents and plans in PDF format to metrodevreviews.dot@state.mn.us.
Attachments may not exceed 20 megabytes per email. Documents can be zipped as well. If
multiple emails are necessary, number each message.
2. PDF file(s) uploaded to MnDOT’s external shared internet workspace site at:
https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at
metrodevreviews.dot@state.mn.us for uploading instructions, and send an email listing the
file name(s) after the document(s) has/have been uploaded.
If you have any questions concerning this review, please contact me at (651) 234-7797.
Sincerely,
Cameron Muhic
Senior Planner
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
Copy sent via E-Mail:
Buck Craig, Permits Lance Schowalter, Design
Jason Swenson, Water Resources Ashley Roup, Traffic
Jennifer Wiltgen, Area Coordinator Michael Lynch, Right-of-Way
Mackenzie Turner Bargen, Multimodal Jesse Thornsen, Multimodal
Russell Owen, Metropolitan Council Natalie Ries, Noise and Air Quality