5.2.B. SR 06-11-2007
,
REQUEST FOR ACTION
To
Mayor Klinzing, City Council members
Agenda Section Meeting Date
Plannin Items une 11, 2007
Item Description
Concept review of proposed layout for apartments along
Jackson Street, project not yet named.
Item Number
5.2.B.
Prepared by
eremv Barnhart, AICP
Reviewed by
Reviewed by
Action Reauested
Discussion and direction on proposed project.
Bac karound IDisc ussion
Staff has received a concept drawing for a potential apartment/ mixed use development on the east
side of Jackson Street, east ofLons Park, just north of the 'downtown' area. The property is located
in the Old Town land use designated area.
In 2005, the City Council approved a Planned Unit Development plan and rezoning for 76
townhomes on the property. A copy of this layout is attached. The PUD agreement was signed and
recorded in early 2006. The only permitted use of the property, based on that agreement, is 76
townhomes. Eventually, the City will be asked to approve a conditional use permit, which would
allow a change in use (to apartments) and layout. Primarily, the property owner is requesting
feedback on the proposal, to help the formal review process go smoothly.
Staff has generated a brief review letter, attached.
FinanciallmDact
None
Attachments
Proposed layout, dated May 1, 2007
Jackson Villas layout
Staffletter to Briggs, dated May 15, 2007.
,
Overview / Analysis
'Ibis property is located within the downtown task force study area. There is no moratorium in
place to prohibit land use requests in the area. A pteliminary redevelopment plan for the area is not
expected to be completed until later this summer. A final, approvable pho is expected by the end of
the year.
City Staff is working with the applicant on a series of issues, including access, layout, hod use type,
wethnd and water impacts, parking, and hodscaping. Any direction tegarding these issues will be
helpful to Staff and the applicant as further plans are developed.
At its workshop meeting on May 22, 2007, the Phoning Commission provided feedback. Mr. Briggs
was not in attendance, but was represented by an associate. The Planning Commission had no great
concern with apartments (versus the previously approved townhomes) but questioned what market
rate apartments meant. The Commission felt that building materials and design characteristics
would be an important component of a successful application. The Commission also felt that the
layout was inconsistent with the goals of that area, and felt the previously approved layout, with a
greater street presence, building type, etc, better fit the vision of that area. The Commission felt that
parking should be hidden from view of the street. There was some concern with the intention of
the northern third of the ptoperty, that area marked as "mixed use, etc." Furthet information will
be provided at the meeting.
Recommendation
Direction and discussion regarding the proj ect.
Respectfully Submitted
9:>~
Jeremy Barnhart
Planning Managet
Action
Motion by_
Second by _
Vote_
Follow Up
City of Elk River
Memo
To: Pat Briggs
From: Jeremy Barnhart, Planning Manager
CC:
Date: May 15, 2007
Re: Proposed Jackson Street development
Planning Staff has completed its preliminary review of your proposed 7 6 uni~ market rate apartment
complex on J ackson Avenue. The conceptual infonnation you have provided is in support of a Council
review of your concept at their June 11, 2007 woIkshop meeting, and the Planning Commission at their
May 22, 2007 workshop meeting.
To aid in your discussion with the City Council, Staffhas prepared preliminaxy written comments; these are
intended to identify some issues, but should not be considered as complete comments for your project. As
more detailed plans and information come forw.trd, staff will provide comment based on applicable city
ordinances and codes, and Planning Commission and City Council direction from their review.
It is suggested that you begin discussions with the City's Building, Fire, and utility departments to discuss
issues or comments they may have. Please contact me, and I can help coordinate these meetings. I have
included fire department comments among those listed below.
The approved zoning for the property is Planned Unit Development The PUD agreement governing the
property was signed by the previous owner, and lists single-family townhouse dwellings as the permitted
use. There are no conditional uses. I am attaching a copy of the PUD agreement for your information.
Based on your proposed use, a PUD amendment would be necessary. This would involve a fonnal
planned unit development amendment The forms are attached for your convenience
Land Use. applications. As we discussed, the proposed land use would require a land use amendmen~
and the Planning Commission and City Council will be asked to focus on the land use aspect The
following comments should be addressed as you prepare fonnal application. Prior to construction, a
preliminary and final plat was also be necessary, to consolidate the parcels.
Comments identified by Staff include:
Transportation:
a. A traffic inapact study may be necessary to better understand the inapact onto the adjacent street
network, and to determine if additional off site inaprovements are necessary.
,
b. An access directly onto Tyler Street will be necessary, likely due west of the SW comer of the
building.
c. The access onto 175'" off the NW comer is too close to the intersection of Tyler and 175"'. This
will need to be removed
d An interior circular road will be necessary to pull the vehicles out of the parking lot and funnel to
the limited accesses.
Utilities:
a. Storm water will need to be retained on site. Earlier, it was discussed that the water would be
retained to support the interior snow making needs. More specifics on this will need to be reviewed At
minimum, there should be no net increase of water leaving the site.
Landscaping:
a. Additional green space should be introduced to the parking lot and the site in general
Parking:
a. Additional information will be necessary to better understand the parlOng demands for the
project. How many square feet do you anticipate for foed, retail, etc. Is there any other projects of similar
nature that can guide the City on the review of the parking needs.
b. Due to the large size of the parking lot, clear and defined pathways to the entrances will be
necessary.
Architecture:
Please be prepared to comment on the proposed architecture and materials of the building.
Previous discussions have indicated that the building will be approximately 130 feet mll. If this entire
height is above ground, this would represent a significant visual impact on the city skyline. Architecture
and materials should be commensurate with this stature.
Additional comments will be forthcoming as direction from the Council is received If you would like to
discuss these processes further, please contact me. I can be reached at 763/ 635-1034.
Sincerely,
9:>~
Jeremy Barnhart, Alep
Planning Manager
. Page 2
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