5.3. PCSR 05-13-2008/~
cty ar
Elk -..-.
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.3
Agenda Section Meeting Date Prepared by
Plannin Items Ma 13, 2008 Sheila Caxtne ,Senior Planner
Item Description Reviewed by
Request by Trident Development fox Site Plan Review approval erem Barnhart, Plannin Mana er
of a 60 unit apartment building on Outlot D Elk River Station Reviewed by
Action Requested
Staff recommends that the Planning Commission recommend approval of the Site Plan, as
illustrated on drawings dated 3-20-08 with the following conditions:
1. All comments of the City Engineer's memos dated Apri11, 2008 and March 10, 2008
shall be addressed.
2. All comments and conditions of the Environmental Technician memo dated March
4, 2008 shall be addressed.
3. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrants, and may require additional hydrants necessary to
preserve the health and safety of the residents.
4. A NPDES permit is required prior to final approval of construction drawings.
5. A tree preservation plan be developed and reviewed by staff in order to determine if
saved trees will be credited to the Landscape Plan.
6. A letter of credit in the amount of 100% of the cost of the improvements, landscape,
and trail installation shall be submitted at the time of building permit application.
Per Section 30-604(b).
7. The property is required to be platted.
Background/Discussion
The subject site is platted as Outlot D Elk River Station and is zoned Planned Unit Development. Outlot
D was approved as a 60 unit apartment building with covered parking. The PUD agreement requires Site
Plan review and approval by both the Planning Commission and City Council.
Attachments
Location Map
Memos from City Engineer dated March 10, 2008 and April 1, 2008
Memo from Environmental Technician dated March 4, 2008
Case File: SP 08-06
Page 2
Applicant's Narrative
• Site Plan(s)
• Civil Drawing(s)
Architectural Drawing(s)
General Information
The Depot at Elk River Station
Trident Development
A IlCant Trident Development
Re uested Action Site Plan Review
Location and Size Approximately 6 acres east of Twin Lakes Road north of 172nd.
Overview
In 2003, a Planned Unit Development for Elk River Station was approved. The approval was for a
mixed use project consisting of a 60 unit apartment building, a daycare center, a 70 unit senior
housing building, five office/retail buildings, a convenience store and townhomes. The townhomes
and senior living is built.
Applicable Regulations
The Elk River Station Planned Unit Development requires Site Plan approval from both the
Planning Commission and City Council.
Analysis
The approved PUD includes a 4-story 60 unit apartment building with underground parking as well
as surface parking, which is being proposed by Trident Development. The parking was approved at
2.25 spaces per unit (total of 135 required) with underground parking at a ratio of one space per
unit. The design of the building includes a stepped down design at the ends of the buildings. The
architectural character of the apartments reflects a railroad theme and incorporates components of
the craftsman design style. The building is also "bent" so it will not provide the appearance of an
extremely long facade. There is a wetland on the north side of the property.
Units
There are 60 units proposed with a mix of 1, 2, and 3 bedroom units. A few units on the east end
will have tuck-under parking. There is a fitness and party room for the tenants.
Parking
The PUD was approved with 135 parking spaces for the site including surface and underground
stalls. The PUD required 60 stalls to be underground; each unit would have one underground stall.
The applicant is proposing 50 underground parking stalls and 10 first floor garage spaces. Staff
S:\PLANNING MAIN\Case Files\SP\SP 08-06 ER Station Apts\PC memo 5.1.08.doc
Case File: SP O8-OG
Page 3
The Depot at Elk Rivex Station
'I'ndent Development
supports the parking proposal as the intent was to provide a covered parking stall for each unit.
There are 75 surface spaces proposed; for a total of 135 parking stalls for the development.
Architecture
The PUD approved a "bent" style building with a railroad theme. As proposed the entryway
incorporates a hip roof with decorative brackets which are also in the roofline. The materials consist
of brick veneer, and shake style maintenance free siding.
Natural Resources
Trees -There are some mature trees on the site that will be saved with this development, staff has
agreed that the saved trees may work towards landscape credits per the landscape ordinance. Once
the trees are identified staff will review and determine which trees can count as landscape trees per
ordinance standards.
Wetlands -There is a wetland on the north side of the site. The development is maintaining a 20
foot buffer. Native plantings will be planted near the wetland as recommended by staff. A rain
garden is proposed to infiltrate the runoff before it goes into the wetland. Staff is in support of the
rain garden.
Parks
Park Plan -The Comprehensive Park Plan does indicate a trail corridor in this area. A trail is
required along Twin Lakes Parkway; the applicant is aware of this.
Staff recommends approval of the Site Plan as presented.
Action Motion by Second by Vote
Follow Up
S:\PLANNING MAIN\Case Files\SP\SP 08-OG ER Station Apts\PC memo 5.1.08.doc
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"" Case Number: CU 08-08 TRIDENT DEVELOPMENT
River
RI EN
Development, LLC.
3601 18th Street South • Suite #103 • St. Cloud, MN 56301
Phone: 320.258.4438 • Fax: 320.252.3603
February 22, 2008
Elk River Planning Commission
Ms. Sheila Cartney, Senior Planner
Mr. Terry J. Maurer, P.E., City Engineer
Mr. Cliff Anderson, Fire Marshal
13065 Orono Parkway
Elk River, MN 55330 HAND DELIVERED
Re: Site Plan Review -The Depot at Elk River Station Apartments
Dear Members of the Planning Commission, Ms. Cartney, Mr. Maurer and Mr.
Anderson:
Trident Development, LLC is pleased to submit this application for Site Plan Review for
a 60-Unit apartment development to be called The Depot at Elk River Station. Our
preliminary design proposes afour-story apartment building with underground parking to
be constructed on what is now Outlot D, Elk River Station. This site is included in the
Planned Unit Development (PUD) of Elk River Station and has previously been approved
conceptually as a 4-story, 60 unit apartment use. (see staff report memorandum dated 11-
18-02) Final plat of Outlot D will be required before a building permit is approved.
Existing Conditions. Outlot D is approximately 5.86 acres, resulting in a gross density
of 10.24 units per acre or 4,251 square feet of land per dwelling unit. A wetland complex
exists on this northern portion of the lot which is estimated to be 3.5 acres. A stand of
mature, deciduous trees (poplar and oak) exists along the south boundary of the wetland.
Our grading plan attempts to preserve as many existing trees as practical.
Site Plan. The apartment building is positioned so as to observe a 30 foot building set-
back from the property lines and a 45 foot set-back (20' set-back + 25' buffer) from the
existing wetland boundary. The parking lot surface observes a 10 foot set-back from the
property lines. The building is also "angled" to lessen the visual impact of the building's
size.
Parking Plan. The proposed site plan provides vehicular access onto 172°d Avenue.
Surface parking for 75 vehicles is provided, together with 50 underground stalls and 10
"at grade" drive-in garage bays, to a total of 135 spaces, or a parking ratio of 2.25 per
dwelling unit. The parking surface offers 24 foot wide drive lanes, adequate turning radii
for fire truck circulation and an extended, 20 foot wide "fire access lane" to provide
sufficient fire protection.
Architecture. In observance of the Development Standards for Elk River Station, the
building facade and exterior walls attempt to include architectural features of buildings
found in historic rural railroad stations. The exterior offers a clearly defined and visible
main entry which incorporates architectural character of a railway station. Additional
visual interest is created by the use of arched bracing members at the eaves, variation in
exterior materials, dormers and variation of roof lines. The building exterior is also
comprised of aesthetically pleasing, subtle, earth tone colors. Windows and exterior
doors include decorative grids to add residential character to the facade.
Exterior Building Materials. The building exterior is complimented by a variety of
materials, textures and colors. The hipped roof features "high-profile" laminated, asphalt
shingles which give a textured appearance. The upper floor is enhanced with decorative,
maintenance-free siding product giving a "split shake" shingle appearance. The middle 2
floors are proposed to be sided with alap-siding product made of steel or fiber-
cementious material. And the ground floor exterior introduces a unique, fiber/cementious
product from Nichiha Corp. which delivers the enduring appearance of brick and cultured
stone.
Exterior Lighting. Exterior building lighting will include some fixtures architecturally
integrated with the building style, together with building and parking illumination for
security purposes. Parking lot lighting will be provided by light poles, no higher than 25
feet, featuring "shoe-box" style, "full cut-off' lenses to limit illumination of neighboring
properties.
Signage. The site plan proposes one, free-standing, monument sign located at the entry
drive. The sign design compliments the overall azchitectural design of the project. The
sign materials compliment the exterior elements of the building, include landscape
plantings at the base and will be illuminated. A separate sign permit will be issued in
accordance with the City sign ordinance. No additional wall signs or free standing signs
are contemplated at this time.
Trash, Outdoor Storage, Loading Area. Trash collection and dumpsters are
incorporated into the overall building design. Trash dumpsters are located in a central
portion of the underground parking garage and are concealed from view. The proposed
development does not involve any outdoor storage or loading docks.
Landscaping. The site is proposed to be generously landscaped with a combination of
overstory trees, ornamental trees, coniferous trees, shrubs and flowers. All other exposed
ground areas are landscaped with sod. Landscape plantings aze also placed in the parking
lot islands and around the perimeter of the building. All landscaped areas aze irrigated
with an underground, automated sprinkler system. Due to the close proximity to the
townhome dwelling to the east, a landscape buffer is proposed along the east properly
line to provide visual screening of the parking and traffic from the neighboring
townhomes. Due to the large, existing natural wetland basin on the north half of this lot,
the calculation for minimum tree plantings is measured using the perimeter of the upland
portion of the site. This perimeter dimension dictates a minimum of 40 to 41 trees. The
landscape plan indicates a quantity of 40 trees to be planted, in a mixture of overstory,
conifer and ornamental trees.
Features and Amenities. The Depot at Elk River Station is designed to appeal to
working couples, single professionals and empty-nesters. The current floor plan proposes
a mixture of 28, 1-bedroom units, 28, 2-bedroom units and 4, 3-bedroom units. The
apartments offer spacious floor plans, equipped with modern kitchens, contemporary
fixtures and appliances, washer and dryer in each unit, window treatments, walk-in
closets, individually controlled heat and air conditioning, balcony or patio. The common
areas of the building offer amenities such as secured entry and surveillance system,
lockable tenant storage, hydraulic elevator, 450 square foot fitness center furnished with
gym-quality equipment, 790 square foot community room, resident lounge and a business
center. Residents may also enjoy the outdoor picnic area and views of the natural habitat
to the north. The property will also provide for an on-site manager and management
office.
Project Timing. Assuming all City approvals (including final plat) are obtained by June,
2008, we would propose to commence construction immediately upon obtaining a
building permit. Assuming construction starts in July, 2008, the expected construction
period would be nine months, making the property ready for occupancy in Spring of
2009.
Thank you for considering this Site Plan Application. We look forward to presenting this
project at the Planning Commission meeting. Once Site Plan approval is received, we
intend to proceed with completing the final plat for Outlot D. If there are any questions
or comments prior to the meeting, please feel free to contact me at (320) 258-4438 or
(612) 242-6097.
Regards,
Trident Development, LLC
- .
Roger ink
Sr. Vice President
Enclosures
C: John Peterson, Elk River Station, LLP
Jeff Drown, Principal
Scott O'Brien, Principal
PBA Architects, Inc.
Westwood Professional Services
ver
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Terry Maurer, Public Works Director
DATE: March 10, 2008
SUBJECT: The Depot at Elk River Station
File #226-196P
As request, we have reviewed the submittal package for The Depot at Elk River Station,
which is the proposed 60-unit apartment complex in Outlot D of Elk River Station. The
submittal package consisted of a seven-sheet set of plans prepared by Westwood
Professional Services dated February 22, 2008, including a storm drainage calculation with
the same date. Based on our review, we would offer the following comments:
A. Final Plat
• The outlot will need to be repla,tted to create a buildable lot.
• Additional drainage and utility easement needs to be provided in the southwest
corner where the existing sanitary sewer and watermain cuts the corner of the outlot.
• A 10-foot wide drainage and utility easement needs to be provided along the east
property line.
• A drainage and utility easement needs to be provided over the proposed watermain
up to and including the proposed hydrant, as these are deemed to be public lines so
that the utilities can operate and maintain the hydrant.
B. Grading Plan
The majority of the parking lot slopes to the entrance to the underground parking.
It appears that much of the drainage, especially in a large frequency storm, will end
up at the door to the underground parking. Revisions to the grades and/or to the
storm sewer plan need to be provided to protect against flooding of the underground
parking.
• Consider periodic curb cuts to direct drainage from the east curb line to the side lot
Swale. Snowplowing in this area will need to be conducted in such a manner to keep
these drainage swales open.
• Drainage collects along the fire lane on the west side of the building and flows
around to the retaining wall location. A spillway or pipe will be needed to convey
this drainage to the bio retention pond.
• Grades at the rear of the building are significantly lower than the patio/decks. No
access to the ground at the rear of the building from these units will be possible.
• The original wetland delineation report for this project needs to be resubmitted
relative to the wetland boundary on this lot. Prior to any work being done on this
lot, the wetland boundary originally delineated needs to be reestablished and verified
by the city's Environmental Division.
• After grading and construction of the bio retention pond adjacent to the wetland on
the north side of the lot, a 25-foot width measured from the wetland edge, needs to
be planted in native plantings. Recommendations for planting materials can be
obtained from the Soil and Water Conservation District. At the edge of the 25-foot
planting, wetland buffer signs according to the city's ordinance need to be installed.
• The construction sequencing needs to be done in a manner to protect the bio
retention pond area from sediment washing into the area, as well as compaction
from construction equipment. The area should be protected with fencing prior to
construction and with silt fence immediately after construction.
• The grading appears to involve a significant amount of export. Construction traffic
on 172°d Avenue needs to be limited to that portion between Twin Lakes and the
construction driveway.
C. Utility Plan
• The sanitary sewer service seems excessively deep.
• A sampling manhole 48 inches in diameter needs to be placed on the sanitary sewer
service.
• Add an 8" gate valve to the water service line.
• A review by the city's Fire Department has determined that the hydrant at the
northeast corner of the building is not necessary and can be replaced with a hydrant
located in the parking lot median immediately opposite the water service into the
building.
• How is the roof drainage routed? Are roof leaders connected directly to the storm
sewer?
• It appears that there are existing small utilities in the area of the proposed driveway
which map cause conflicts with the driveway and/or proposed storm sewer.
D. Erosion and Sediment Control
The site is large enough that it will require a NPDES permit. A copy of the permit
once obtained, must be provided to the city.
A Storm Water Pollution Prevention Plan (SWPPP) must be submitted and
approved for the site. The SWPPP must be in an 8 1/z" x 11" format with a page for
the signatures of the owner, engineer and contractor.
S:\PLANNING MAIN\Case Files\SP\SP OS-OG ER Station Apts\03-10-08 engts comments.doc Page 2
• No grading may begin on the site until a signed SWPPP and a copy of the NPDES
permit have been provided to the city, as well as an initial inspection of the perimeter
erosion control measures and rock driveway construction has taken place and been
approved.
E. Landscape Plan
• Scotch pines along the east property line are shown to be planted in the drainage
swale and will make maintaining the swale difficult.
• The ash trees along 172nd Avenue and the maple trees along Twin Lakes Road are
shown to be planted in the road right-of--way. These need to be moved to the lot.
• The monument sign on Sheet A100 is located on top of the sanitary sewer service.
The monument sign is not shown on the site plan. Is the monument sign proposed
to be built?
F. Miscellaneous
• A 10-foot bituminous trail should be built along the Twin Lakes Road lot frontage in
the Twin Lakes Road right-of--way, including a pedestrian ramp at 172nd Avenue.
• Adjacent to the building where the fire lane is provided, this trail can be utilized as
the fire lane by simply widening it to the required 20 feet and strengthening it to
support the vehicle weight. This may provide a better option for the fire lane
requirement by allowing additional green space adjacent to the west side of the
building.
• Eliminate the crosswalk paint at the driveway.
• Record drawings of the final construction need to be provided to the city. In
addition, GIS data on the constructed utilities including field surveyed locations of
sanitary sewer, water and storm sewer (X, Y, Z) on county coordinate system also
need to be provided.
If you have any questions regarding these comments, please contact me.
S:\PLANNING MAIN\Case Files\SP\SP 08-06 ER Station Apts\03-10-08 engrs comments.doc Page 3
t-uver
MEMORANDUM
TO: Sheila Carfney, Senior Planner
FROM: Terry Maurer, Public Works Director
DATE: April 1, 2008
SUBJECT: The Deport At Elk River Station 226-196P
As requested, I have reviewed the responses received from Westwood Professional Services
concerning my memo dated March 10, 2008. Westwood's responses were contained in a
memo from them addressed to you dated March 21, 2008. Accompanying the memo was a
set of plans with a revision date of March 20, 2008 and a revised storm sewer calculation
with a similar date. All of the comments and/or revisions to the plans adequately address the
issues raised in my earlier memo. The one issue that will need to be addressed in the final
design is the construction of the fire lane along the rear portion of the building. There is
some question raised bythe Fire Department whether the current section for that fire lane
will provide an adequate base for a fire truck in the spring of the year. This issue can be
discussed further with the engineer and addressed during the construction of the project.
If you have any questions regarding any of these comments or Westwood's changes, please
contact me.
ver
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Nicola Blake-Bradley, Environmental Technician
DATE: March 4, 2008
SUBJECT: Concerns regarding the Site Plan Review for:
The Depot at Elk River Station Apartments SP08-O6
During review of the plans for the item listed above (Depot Apartments), several items of
concern were noted for the site. The following concerns were identified:
• The City's Archaeological Model indicates a high potential for an archaeological site
in both project areas. No known SHPO (State Historic Preservation Office) site is
located on the property. Staff recommends that the standard condition listed below
is placed upon the request:
"Any item or condition found that indicates the site is likely to yield information
important to prehistory or history shall be reported to the City immediately. Further,
the City reserves the right to stop work authorized in its approval until the site is
appropriately investigated and work is authorized to continue by the City."
Due to the amount of grading and excavation that will occur on the site, an NPDES
(National Pollutant Discharge Elimination System) permit will be necessary for this
project with a SWPPP (Storm Water Pollution Prevention Plan). The NPDES permit
map be obtained from the Minnesota Pollution Control Agency prior to or
concurrent with application to the City, but must be obtained prrorto any grading
taking place on the project.
Storm water may not be routed directly to wetlands without "pre-treatment" such as
a settling pond or infiltration area. A drainage ditch (County Ditch 10) borders the
property on the northern edge and partially drains the wetland complex located on
the parcel to be developed. Due to the presence of a drainage ditch, both the Board
of Water and Soil Resources (BWSR) and the Army Corps of Engineers (ACOE)
have jurisdiction over the wetland on the property. Indirect wetland impacts due to
loss of hydrology (from altering the watershed of the wetland) would constitute a
violation of the Wetland Conservation Act. Therefore, staff recommends that storm
water from the building and parking area is routed to the wetland indirectlq through
the proposed rain garden (for example, a connection to the wetland via overflow
channels or another approved method). This map entail grading the buffer setback
area to create a small berm to ensure storm water is not directly discharged to the
wetland and to route the water to the rain garden.
o In addition, the wetland delineation for the plat should be verified by a
certified wetland delineator and City Environmental Staff to ensure that
wetland boundaries are not breached or impacted during the grading process
to create the rain garden prior to work being conducted in the area. Erosion
control measures (i.e. silt fence) should be installed between the wetland
boundary and the area to be graded as a safety measure as well.
With the potential of grading into the 20' wetland buffer setback comes the potential
for complete tree removal in the area. Oak wilt is a serious disease, which has
severely affected oak trees in Sherburne County (and Elk River, specifically). Staff
recommends that every precaution to preserve trees is implemented. Staff further
recommends that any necessary oak tree removal is conducted prior to March 31S` or
after July 15~' to minimise the potential for oak wilt infestation in the area.
• It was noted that trash collection and dumpsters are located inside the underground
parking garage. As a reminder, the trash collection area should be large enough to
contain both waste and recycling containers for the complex. Multiple dwelling
properties are required to include a minimum of bi-weekly collection of recyclables
in the contract for refuse collection.
i
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