3.PCSR 05-22-2007J
acy or
Elk -..-,
River
REQUEST FOR ACTION
To Item Number
Planning Commission 3
Agenda Section Meeting Date Prepared by
Plannin Items Ma 22, 2007 erem Barnhart, AICP
Item Description Reviewed by
Concept review of proposed layout for apartments along
Jackson Street, project not yet named. Reviewed by
Action Requested
Discussion and direction on proposed project.
Background/Discussion
Staff has received a concept drawing for a potential apartment/ mixed use development on the east
side of Jackson Street, east of Lions 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. 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.
Financial Impact
None
Attachments
Proposed layout
Jackson Villas layout
Staff letter to Briggs, dated May 15, 2007.
Overview/ Analysis
This 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 preliminary redevelopment plan for the area is not
expected to be completed until later this summer. A final, approvable plan is expected by the end of
the year.
City Staff is working with the application on a series of issues, including access, layout, land use type,
wetland and water impacts, parking, and landscaping. Any direction regarding these issues will be
helpful to Staff and the applicant as further plans are developed.
Recommendation
Direction and discussion regarding the project.
Respectfully Submitted
~~'~
Jeremy Barnhart
Planning Manager
Action Motion by Second by Vote
Follow Up
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 76 unit, market rate apartment
complex on Jackson Avenue. The conceptual information you have provided is in support of a Council
review of your concept at their June 11, 2007 workshop meeting, and the Planni a Commission at their
May 22, 2007 workshop meeting.
To aid in your discussion with the City Council, Staff has prepared preliminary written comments; these are
intended to identify some issues, but should not be considered as complete comments for pour project As
more detailed plans and information come forward, staff will provide comment based on applicable city
ordinances and codes, and Plaxuung 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 formal
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 amendment,
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 formal 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 impact study may be necessary to better understand the impact onto the adjacent street
network, and to determine if additional off site improvements are necessary.
b. An access directly onto Tyler Street will be necessary, likely due west of the SW corner of the
building.
c. The access onto 175 off the NW corner is too close to the intersection of Tyler and 175. "Phis
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.
Paslflng.
a. Additional information will be necessary to better understand the parking demands for the
project How many square feet do you anticipate for food, 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 tall. 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,
Jeremy Barnhart, AICP
Planning Manager
• Page 2
Apri130, 2007
Mr. Jeremy Barnhart, Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
direct - 763-635-1034
fax - 763-635-1090
e-mail - jbamhart@ci.elk-river.mn.us
Dear Mr. Barnhart:
~~~ ~~~~
l ~
_ ~
Thank you for assistance in helping us prepare this conceptual submission for the development of a
planned unit development (PUD) on the property we have under purchase agreement along Jackson Avenue
in Elk River. We are seeking direction from the Planning Commission and the City Council on the attached
general site plan (scaled), and the issues contained in this letter. Following is a brief outline of our proposal.
Residential Element:
We propose to construct 2 separate 38-unit buildings, with market rate apartment homes to be
leased. The Briggs Companies will develop, construct, own and manage these properties. The buildings
will include underground parking with elevators serving 3 levels above grade. Common areas in each
building will include dining and entertainment center facilities, a media center including photocopying
capability, high speed Internet and computer access, fax machine and other related amenities for use by our
clients, with additional common area facilities to be determined. The exterior of each building will be gable
roof, with upgraded siding and roofmg materials, brick or similar material and other exterior features in
compliance with City requirements under the PUD, to be determined. There will be a mix of 1 bedroom, 2
bedroom and 3 bedroom units, each with individual washer and dryer hookups and covered deck/porches.
Exterior work will include the construction of a storm water retention pond entirely within the
boundaries of the property (not extending into "Lions Park"). Excavated material from pond construction
will be used to raise the elevations of parking lots, drives and building pads. Non-compactable soils
generated during grading, pond construction and building excavation will be either used in rear yard green
space or along boulevard berms according to a more formal landscape plan to be submitted following
concept approval. Pond construction will require permitting for de-watering in order to access material lying
below the water table that exists on the site. This process is intended to minimize soil correction costs that
are necessary as part of this proposed development, and also to eliminate as much as possible the import
and/or export of materials.
Mixed Use Element:
The northerly one-third of the site is proposed to be developed into a mixture of professional office,
commercial, and retail spaces, consistent with the "Old Town" use called for in the City guide plan. More
details about the specific uses within the mixed use outlot shown on the site plan are not available at this
time.
We will be prepared to discuss the downtown re-development task force mission to insure an "Old
Town" theme for the area at the scheduled Planning Commission and City Council meetings. In addition, we
will be asking your City staff and the Planning Commission and City Council to help us explore feasibility
for establishing a tax increment financing (TIF) district for the area, including this site.
Sincerely, _
r
Michael W. Olson
land development specialist
The Briggs Companies