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5.2. SR 05-19-2008REQUEST FOR ACTION To Item Number Ci Council 5.2. Agenda Section Meeting Date Prepared by Communi ~ Dec=elo ment Ma 19, 2008 Sheila Caxme ,Senior Planner Item Description Reviewed by Request by Trident Development fox Site Plan Review fox exem Barnhart, Plannin Mana ex Apaztments (The Depot at Elk River Station) Case# SP 08-06 Reviewed by Action Requested Staff and 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 April 1, 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 requited 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 requited to be platted. Summary In 2003, a Planned Unit Development fox Elk River Station was approved. The approval was fox 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. The subject site is platted as Outlot D and was approved fox a 60 unit apartment building with covered parking. The PUD agreement requires Site Plan Review approval by both the Planning Commission and City Council. The applicant is proposing a 60 unit apartment building with underground parking fox 50 vehicles and a 10 ruck-under garage spaces. The parking requirements of the PUD axe met. City staff has approved the Site Plan. 5:API,ANNING bLAINVCase FJes\SY\SP 0&O6 ER Smdon ApcsVCC memo.doc Planning Commission Discussion The Plamung Comnussion reviewed this application at the May 13, 2008 meeting. The Commission had questions about the parking and location of other retail and commercial areas near the development. The applicant indicated they would like to receive park dedication credit fox installing a trail along Twin Lakes Parkway; the Commission indicated they don't make recommendations on that sort of thing. Since the meeting the Parks and Recreation Director has provided a memo discussing this practice and recommends we do not allow the credit. Attachments • Staff Repart to Planning Coxmnission dated May 13, 2008 • Memo from Parks and Recreation Director dated May 14, 2008. Action Motion by Second by Vote Follow Up S:\PLANNING MAIN\Case Files\SP\SP 08-06 ER Suwtloo Ap[s\CC memo.doc REQUEST FOR ACTION To Item Number Plannin Commission 5.3 Agenda Section Meeting Date Prepared by Plannin Items Ma 13, 2008 Sheila Cattne ,Senior Planner Item Description Reviewed by Request by Trident Development for 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 April 1, 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 Oudot 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 1 Q 2008 and April 1, 2008 Memo from Environmental Technician dated March 4, 2008 Applicant's Narrative Case File: SP 08-06 Page 2 Site Plan(s) Civil Drawing(s) Axchitectaral Drawing(s) General Information The Depot at Elk Rivet S[a[ion Trident Development Applicant Trident Development Requested 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 axchitectaral 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 fa4ade. There is a wetland on the north side of the property. Unite There axe 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 fox 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 supports the parking proposal as the intent was to provide a covered parking stall far each unit. There axe 75 surface spaces proposed; for a total of 135 parking stalls fox the development. S:\PLANNING MAIN\Case Files\SY\SP 08-06 ER Station Apts\PC memo S.LOS.doc Case Fde: SP OS-06 The Depot at Elk ffivex Station Page 3 Trident 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 axe 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 OS-06 ER Station Apts\PC memo 5.1.08.doc City of El -~-~ River Private Drives ~ Location Map N Case Number: CU 08-08 TRIDENT DEVELOPMENT TRI ENT Development, LLC. 3601 18th Street South • Suite #t03 • 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 Pazkway Elk River, MN 55330 HAND DELIVERED Re: Site Plan Review -The Depot at Elk River Station Apartments Deaz 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 afoot-story apar~ent building with underground pazking 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. Outiot 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 fuming 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 raihnad stations. The exterior offers a cleazly defined and visible main entry which incorporates azchitectural 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 faFade. 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 aze proposed to be sided with slap-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 azchitechually 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-ofP' 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 architectural 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 aze landscaped with sod. Landscape plantings are also placed in the parking lot islands and around the perimeter of the building. All landscaped areas are 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 screen'ng of the pazking 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. 'T'his 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 omamenta] 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 modem 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 constriction 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 ' 1 f Roger D:~Fink Sr. Vice President Enclosures C: John Peterson, Elk River Station, LLP Jeff Drown, Principal Scott O'Brien, Principal PBA Architects, Inc. Westwood Professional Services 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 oudot will need to be replatted 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 oudot. • 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 enteance 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/ox 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 ox 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 172na 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? Axe roof leaders connected directly to the storm sewer? • It appears that there axe 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 t/~" x 11" format with a page for the signatures of the owner, engineer and contractor. S:\PL.°NNING MAIN\Case Files\SP\SP 08-06 ER Station Apts\03-10-08 engxs mmments.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 axe shown to be planted in the drainage Swale and will make maintaining the Swale difficult. • The ash trees along 172°d Avenue and the maple trees along Twin Lakes Road axe 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 172°d 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 fox 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 0606 ER Station Apts\03-10.08 mgrs comments.doc Page 3 MEMORANDUM TO: Sheila Cartney, Senior Planner FROM: Terry Maurer, Public Works Director ,~-~C' 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 mymemo dated March 10, 2008. Westwood's responses were contained in a memo from them addressed to you dated Maroh 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 by the 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. 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 SP08-06 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 fox an archaeological site in both project areas. No ]crown 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 maybe obtained from the Minnesota Pollution Control Agency prior to or concurrent with application to the City, but must be obtained prior to any grading taking place on the project. Storm water may not be routed directly to wetlands without "pre-treatment" such as a settling pond ox 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 indirectly through the proposed rain garden (for example, a connection to the wetland via overflow channels ar another approved method). This may entail grading the buffet 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 axe not breached ox 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 fox 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 31" ox after July 15`" to minimize the potential for oak wilt infestation in the area. • It was noted that trash collection and dumpstexs axe located inside the underground parking garage. As a reminder, the trash collection area should be large enough to contain both waste and rerycling containers for the complex. Multiple dwelling properties are iequixed to include a minimum of bi-weekly collection of xecyclables in the contract fox refuse collection. 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W.. _.. w~.... x ~~~~µ I~~I..~ ~~~ nw ~~ Trident Development, LLC ~~ 3tl NOT POR CONSTRUCITON l.bf xeamon ati: oz/~2/m The Depot at ~' ~~ `~ n' ~~ '~ Elk River Station °'E,,,;~;~~~ ver MEMORANDUM TO: City Council FROM: Bill Maertz, Parks and Recreation Director DATE: May 14, 2008 SUBJECT: Depot at Elk River Station -Trail Development Trident, the applicant fox the Depot at Elk River Station, made a request at the May 13, 2008 Planning Commission meeting to have the trail along Twin Lakes Road to be credited towards their park dedication costs. F3istorically, pedestrian trails and/or sidewalk, where appropriate, have been required by the city and installed by the developer, at the cost of the developer. This has been common practice fox development in Elk River as well as other communities. The city has not been accepting trails in lieu of park dedication. If this request was granted it would open the city up to claims from previous developers. Staff recommends that the trail be installed by the developer as requested as a condition of plat approval.