5.5. PCSR 05-25-2021 Request for Action
Cir•ci
Elk -
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To Item Number
Planning Commission 5.5
Agenda Section Meeting Date Prepared by
Public Hearings May 25, 2021 Zack Carlton,Planning Manager
Item Description Reviewed by
West Oaks LLC and Heritage Maples Senior Chris Leeseber , Senior Planner
Living LLC—Broadway on 10 Reviewed by
■ Conditional Use Permit to Establish a
Planned Unit Development
■ Preliminary Plat—Broadway on 10
Action Requested
Recommend,by motion, approval of the Conditional Use Permit
(CUP) establishing a residential Planned Unit Development (PUD)
with the following conditions to satisfy the standards set forth in
Section 30-654:
1. A PUD agreement shall be approved by the City Council and
signed by both parties prior to the issuance of building permits CR 33
for any building within the project area.
2. The field road access to Highway 10 shall be removed and
3
vacated in accordance with MnDOT standards. I x
3. All comments noted in the staff comment letter dated May 7, L RR
2021, shall be addressed prior to sending the PUD agreement
to the City Council for approval. • Hwy 10
CR 12
Recommend,by motion,the Preliminary Plat for Broadway on 10.
Background/Discussion
The applicant has proposed a multi-family residential development �P
north of the West Oaks Subdivision. The site had previously been the yk�
subject of a residential PUD and is already zoned as such. The %9
application package includes a CUP to modify the existing PUD and
establish the residential use, and a preliminary plat to create one parcel
Figure i
for the proposed apartment building, and 24 townhome lots.
The proposal includes an 88-unit apartment building and 24 townhome units. To support the additional traffic
load, the developer will extend the frontage road through a dedicated R/W that connects with the neighborhood
to the west providing an additional access point to Highway 10.
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAfUR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
Comprehensive Plan
The Comprehensive Plan guides the property for High Density residential uses, and has been scheduled for high
density uses since first being re-zoned to PUD. Transportation connections are of concern,but the project is
consistent with the Comprehensive Plan.
Site Plan
Submitted plans identify an L-shaped apartment building on the north half of the site. The apartment includes a
parking lot with access to a service drive on the east side. The building includes underground parking and access to
the garage is also located on the east side of the building. The only public street access will be from a single
driveway that serves the apartment building and the townhomes. The townhomes are clustered in 2 and 4-unit
buildings south of the apartment complex. Each unit has access to the private drive. The southern and eastern end
of the site includes wetlands, stormwater ponds, and existing vegetation. There is also a sidewalk along the south
side of the new street that connects to the existing network.
Parking
The apartment includes 88 units and according to city ordinances this requires 220 parking stalls — 88 of which
need to be covered. Plans include 91 covered stalls and 71 surface stalls, for a total of 162 spaces. The applicant
has provided a breakdown of parking counts per unit,including 2 stalls for the larger units and 1.5 stalls for the 1
BR and studio units. Based on recent approvals, the unit counts appear to reflect what has worked in Elk River,
but the Planning Commission may require additional proof of parking stalls up to 176 stalls,which would provide
an average of 2-stalls per unit.
The townhomes are located on a 24 foot wide private street and are setback 25-30 feet. The longer driveways
provide opportunities for up to 4 vehicles per unit (2 in the garage and 2 on the driveway). A typical street width is
36 feet wide and allows parking on one side of the street,the private street will need to be signed no parking to
allow parking on one side of the street.
Landscaping
The submitted landscape plans meet ordinance standards for tree counts and includes detailed plans for the
townhomes on the southern half of the project.
Applicable Regulations
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.
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
L mill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
The project site has been targeted for high-density residential uses and abuts townhome developments to
the south. The additional units will add traffic to the nearby city streets, and an additional exit is being
added to provide an alternative route for the development.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. mill be consistent nith the comprehensive plan.
The use is consistent with the comprehensive plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
The properties abutting the site are fully developed,and there is one remaining lot to the east with
additional development potential. Development of that lot will provide a third access point to this area of
the city. This project will not impede the normal and orderly development of surrounding vacant
property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,police and fare
protection, drainage, refuse disposal, mater and server systems,parks and schools;and will not, in particular, create trafc
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
Traffic is a concern for the West Oaks neighborhood to the south of the project area. While the
development does add an additional access to Highway 10, the Planning Commission could require a
traffic study in order to gain a better understanding of anticipated traffic patterns.
The buildings will connect to city services, contribute to the park dedication fund,and has not requested
financial assistance. Aside from the potential traffic concerns,the project will not adversely affect essential
public facilities.
The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to
existing city streets.
5. mill 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.
Again, traffic is the biggest concern under this standard. The project will not involve uses or activities that
will be detrimental due to noise, smoke, fumes,glare, odors, dust or vibrations.
The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to
existing city streets.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
While there will be significant grading on the site,the wetland delineation has been approved and plans
show adequate provisions will be made to protect the wetland areas within the subject site. The use will
not result in the destruction,loss or damage of a natural, scenic or historic feature of major importance.
Staff does not see a need to impose specific conditions to satisfy this standard.
7. mill fully co*ywitb 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.
As this project will be developed as a PUD,there are certain standards that will deviate from the
ordinance as written. These changes will be documented in a PUD agreement,which will be approved by
the City Council.
Staff does not see a need to impose specific conditions to satisfy this standard.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
1. The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in all respects with
all requirements of this Code, including the honing regulations and this article.
The proposed subdivision requires approval of a CUP. Provided the CUP/PUD is approved, along with the
recommended conditions,the proposed subdivision is consistent with all zoning regulations.
2. The proposed subdivision is consistent with all applicable general and speciali.Zed city, county, and regional plans, including, but
not limited to, the city's comprehensive development plan.
The subdivision is consistent with all applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and
siltation, susceptibility to flooding and drainage are suitable for the type and density of development and uses contemplated.
The physical characteristics of the site support the proposed use. The wetlands and any potential impacts are
under review and must comply with any all state and local standards.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and
all other services,facilities and improvements otherwise required in this article.
The subdivision includes public utilities and stormwater infrastructure that meets city requirements.
Additional permits required to comply with erosion control standards are a required and must be secured
prior to building permit issuance.
5. The proposed subdivision will not cause substantial environmental damage.
The subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court
There are no conflicts with easements of record.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land.
The proposed subdivision will not impact reasonable development of neighboring land.
8. The proposed subdivision is notpremature.A subdivision is premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to
existing city streets.
If denial of the CUP or Preliminary Plat 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 the ordinance.
Financial Impact
None
Mission/Policy/Goal
■ Support residential growth in the community.
■ Opportunity to live,work, and play
■ Meet changing needs -Agile
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
■ Architectural Plans/Elevations
■ Staff Comment Letter dated May 7, 2021
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SUBMITTED TO Q•*G ME4,0PREPARED BY
City of Elk River Landform Professional Services, LLC
13065 Orono Parkway YEARS 105 511 Ave S, Suite 513
Elk River, MN 55330 ;9969 SO Minneapolis, MN 55401
Landform-,SensiblyGreen-and Site to Finish®are registered service marks of Landform Professional Services,LLC
TABLE OF CONTENTS
Introduction..................................................................................................................................................1
ConditionalUse Permit.................................................................................................................................1
PreliminaryPlat.............................................................................................................................................2
Summary.......................................................................................................................................................2
ContactInformation......................................................................................................................................2
Introduction
On behalf of the Broadway at 10 site, Landform is pleased to submit this application for conditional use permit and
preliminary plat approval to allow a planned unit development which contains an 88-unit multi-family apartment
building and 24 villa homes. Our development plan includes a public roadway on the north side of the site with a
private drive to serve the multi-family apartment and villa homes. The improvements also include parking, sidewalk,
landscaping, stormwater and utilities. We are excited about the improvements proposed for this site.
Conditional Use Permit
We are requesting City approval for a conditional use permit for a planned unit development as allowed by Section
30-1564(c)(3).
We have reviewed the request in accordance with City ordinance standards in Section 30.654 and find that the
ordinance standards have been met. Specifically:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity
or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The proposed planned unit development won't negatively affect the use or enjoyment or neighboring properties.
The proposed uses are compatible with surrounding properties with the multi-family apartment is set in the
center of the site with the single-family villa homes adjacent to the existing townhome development to the
southeast to provide a transition between uses.
2. Will be consistent with the comprehensive plan.
The proposed planned unit development is consistent with the comprehensive plan
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The proposed planned unit development is surrounded by developed properties and will not impede the
improvement or redevelopment of these properties.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and
will not,in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
The proposed planned unit development will be served by public facilities and services. The development will not
overburden or adversely affect these public facilities or services.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
Broadway on 10,Elk River,MN April 26,2021
CHU200013I2 1
The proposed planned unit development will not include uses that will be detrimental to others or contain an
excessive amount of traffic, noise, smoke,fumes, glare, odor, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The proposed planned unit development has only a minor impact on the existing wetland to provide access into
the site. The majority of the wetland will remain undisturbed as a natural feature for the enjoyment of the
residents.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license or permit to establish and operate the proposed use in the city.
The subdivision will comply with most of the applicable zoning and subdivision standards however, there are a
few areas where the plans will require flexibility from the standards as part of the planned unit development. The
areas we have identified that require flexibility are:
a. A 24-foot wide private drive where a 32-foot public street is required and
b. 90 enclosed parking spaces and 69 surface parking spaces where 88 enclosed parking spaces
and 132 surface parking spaces are required.This maintains the enclosed parking stall
requirement and asks for flexibility from the surface parking requirement.
We believe the parking and drive aisle is adequate for the proposed mix of uses. As we continue to refine the
layout and site design based on city comments and feedback, additional flexibilities may be identified.
Preliminary Plat
We are also requesting approval of a preliminary plat to create one lot for an 88-unit multi-family apartment building
and 24 lots for villa homes.
Summary
We respectfully request approval of the Conditional Use Permit and Preliminary Plat to allow for a multi-family
apartment and 24 villa homes served by a private drive.
Contact Information
This document was prepared by:
Kevin Shay
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kevin Shay at kshay(c)landform.net or
612.638.0228.
Broadway on 10,Elk River,MN April 26,2021
CHU200013I2 2
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City of
River
13065 Orono Parkway
Elk River,MN 55330
May 7,2021
Landform VIA EMAIL: kshay@landform.net
Kevin Shay
105 South Fifth Avenue, Suite 513
Minneapolis,MN 55401
RE: Conditional Use Permit and Preliminary Plat—Broadway on 10
Dear Mr. Shay,
Thank you for your applications for a Conditional Use Permit (CUP) and Preliminary Plat to
develop a multi-family residential project. I will be reviewing your application and preparing the
staff report for the Planning Commission and City Council.
On April 26,2021,the city received your application for the above use. Per state statute 15.99, the
city is required to act within 60-days of receiving a complete application. Subdivision 3 of that
section requires the city to notify an applicant within 15 business days if information is missing,
delaying the start of the 60-day review period. A city may extend the 60-day review period up to 120
days to complete the review.
With the receipt of the additional materials on April 28,2021,your applications have been deemed
complete, and the 60-day review period starts. The application has been assigned Case Numbers
CU 21-10 and P 21-05 and is scheduled to be reviewed by the Planning Commission on May 25,
2021,at 6:30 p.m. at the Elk River City Hall, 13065 Orono Parkway. With a Planning Commission
recommendation on that date, the City Council will review your application on June 7,2021.
Staff conducted a thorough site plan review on April 3,2021,and has the following comment.
1. Provide a fire apparatus turning movement diagram to verify fire department access.
2. Developer will need to coordinate relocation of the overhead Connexus power line prior to
developing the townhome product.
3. Provide a landscaping plan for the townhome product. Use the following standards as a
basis for the plan:
httgs://EbraLy.municode.com/mn/elk river/codes/code of ordinances?nodeId=COOR
CH30LADERE ARTVIZO DIV6REDI SDIINGE S30-994TODI
4. Parking standards are not met, staff notes the parking outline in the plan set and will discuss
with the Planning Commission. Approval of the deviation will be noted in the PUD
agreement.
5. Submit a lighting plan for review.
6. Extend sidewalk from Yankton to the west along Business Center Dr to west property line.
r011R10 0
Phone: 763.635.1000 [NAWRE]
www.ElkRiverMN.gov
7. Replace 12" CMP with 12" RCP across Business Center Dr.
8. Stormwater management needs to meet NPDES and city stormwater ordinance.
9. Filtration basin 2 would be city owned and requires access for maintenance. Other basins
will be privately owned and maintained.
10. Ensure all EOF elevations are correct. Basin 1 appears to be a typo.
11. Freeboards between EOFs and low floors must be at minimum 1 foot.
12. Add catch basins just outside of private street entrance to gather storm water for treatment
on site.
13. Grades must be less than or equal to 3:1.
14. Wetland delineation approved in 2020 and shown on site plan. Road extension on north
shown as wetland impacts. Wetland impacts have not yet been applied for or reviewed
by the TEP via Wetland Conservation Act (WCA) requirement. All structures must
meet the 45'wetland setback and this area should be within a D&U easement (at least first
25' setback). Currently only wetland boundary is within D&U. Stormwater ponds may not be
located within delineated wetlands.
15. There are two dead end watermains shown in the utility plan: one in the parking lot circle
and another in the cul-de-sac;no dead-end mains shall be constructed, all watermains shall
be looped.
If we need additional information,we will let you know.
Let me know if you have any questions.
Sincerely,
Zack Carlton, Planning Manager
Ph: 763.635.1035
zcarlton e,ElkRiverMN.gov