5.2. PCSR 09-15-2009~/
City of
Elk -~--
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.2.
Agenda Section Meeting Date Prepared by
Plannin Items Se tember 15, 2009 Jerem Barnhart, Plannin Mana er
Item Description Reviewed by
Request by DuffyDevelopmentfnr Site Plan Review Approval
of a 53-unit Apartment Conditional Use Pernut Approval to Reviewed by
Amend the Planned Unit Development Agreement, all in Lot 1,
Block 1 of Elk River Station 3`~ Addition.
Action Requested
Staff supports a Planning Commission recommendation to amend the Planned Unit Development
agreement, allowing 53 units, and parking at a ration of 2.32 spaces per unit.
Staff recommends that the Planning Commission recommend approval of the Site Plan, as
illustrated on drawings dated 9-3-09 with the following conditions:
1. All comments of the City Engineer's memos dated September 10, 2009 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 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).
6. No building permit may be issued until the plat is recorded.
7. Landscaping plan be amended to incorporate native plantings along the wetland,
and a rain garden to management storm water run off prior to entering the wetland.
Background/Discussion
C-n June 16, 2008, the City Council approved the platting of Outlot D, Elk River Station into a buildable
lot: Lot 1, Block 1, Elk River Station 3'~ addition. At that time, the Council also approved the site plan
fora 60-unit, 4 story apartment building.
The original developer of the 60-unit apartment building has since abandoned the project. John Duffy,
Duffy Development, is now proposing a 53-unit affordable apartment building on the same site. The
building exterior will be consistent with the original design and the design standards of the PUD
agreement.
Case File: SP 09-03, C[J 09-20
Page 2
Attachments
Elk River Station apartments
Duffy Development
Location Map
Memos from CityEngineer dated March 10, 2008 and September 10, 2009
Memo from Environmental Technician dated March 4, 2008
Applicant's Narrative
Site Plan
Civil Drawing
Architectural Drawing
General Information
Applicant Duffy Development
Requested Action Site Plan Approval, Conditional Use Permit Approval
Location and Size Approximately6 acres east of Twin Lakes Road north of 172nd.
Overview
In 2003, a Planned Unit Development (PUD) 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 PUD requires site plan approval from both the Planning Commission and
City Council.
Because the PUD Agreement provides fora 60-unit building, an amendment is necessary to permit
the construction of a different number.
Analysis
The design of the building includes a stepped down design at the ends of the buildings. The
building will utilize a mix of exterior materials, including brick, maintenance-free siding, and
maintenance-free shake siding. 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 53 units proposed with a mix of 1, 2, and 3 bedroom units. There appears to be a large
lobby, and gathering space on each floor.
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Case File: SP 09-03, CU 09-20
Page 3
Elk River Station apartments
Duffy Development
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.
With the reduction of units from 60, the applicant is proposing 52 underground parking stalls. 54
surface stalls are proposed, excluding 17 proof of parking stalls. In all, there could be 123 parking
stalls on site, at a ratio of 2.32 spaces per unit. This is less that the typica12.5 spaces per unit
required by standard ordinance. The reduction could be supported due to the projects location
adjacent to the train station, and the likelihood that inhabitants would be using the train station for
some of their transportation needs. Additionally, the reduction maybe supported because the
inhabitants are likelyyoung families, with two or less drivers per unit, reducing the parking demand.
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. It is suggested that native plantings be planted near the wetland as recommended by
staff. It is further suggested that the final landscaping plan include a rain garden to address some
water treatment goals.
Parks
Park Plan -The Comprehensive Park Plan does indicate a trail corridor in this area. A trail is
required along Twin Lakes Parkway.
Park dedication will be satisfied by cash, in lieu of a land donation.
Action Motion by Second by Vote
Follow Up
S:\PLANNING MAIN\Case Files\CCJP\CU 09-20 Depot ERStation-Duffy\PC memo 9-15-09.doc
of
fiver
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, Public Works Director ~'
DATE: September 10, 2009
SUBJECT: Elk River Station 53-Unit Apartment Building
File #226-196P
As requested, I have reviewed the drawings submitted for the proposed Elk River Station
53-unit apartment building to be located in the northeast quadrant of Twin Lakes Road and
172°d Avenue NW. The submittal contains a site plan, grading and storm sewer plan,
landscaping plan, and utility plan. At this point in time, there is not a significant amount of
detail shown on the plans; however, it appears from a site civil standpoint this proposal is
very similar to the Depot at Elk River Station proposal that worked its way through the city
in the early part of 2008. My suggestion would be that the site civil requirements be
essentially the same for this new proposal as was approved for the previous proposal. To
that end, I have attached a copy of my March 10, 2008 comments from the detailed plans
submittal for the Depot at Elk River Station. It appears that many of these
recommendations from the earlier proposal have already been incorporated into the current
proposal. Once detailed plans are submitted, we will be looking for concurrence with all of
the major issues identified for the site civil concerns of the original Depot at Elk River
Station proposal.
If you have any questions regarding this information, please contact me.
S:APLANNING MAIN\Case Files\CUP\CU U9-20 Depot EK Station-DuffyAengrs comments.doc
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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 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 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 constnuction.
• 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 comer 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 directlyto the storm
sewer?
• It appears that there are existing small utilities in the area of the proposed driveway
which may 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 '/z" x 11" format with a page for
the signatures of the owner, engineer and contractor.
• 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.
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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 172°d 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 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 mayprovide 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.
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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 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 Eluizination System) permit will be necessary for this
project with a SWPPP (Storm Water Pollution Prevention Plan). The NPDES permit
may be 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 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 indirectly through
the proposed rain garden (for example, a connection to the wetland via overflow
channels or another approved method). This may 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 3150 or
after July 15~' to minimize 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.
ELK RIVER STATION APARTMENTS
NARRATIVE
The Elk River Station Apartments is proposed to be a four story structure
with underground parking in a similar architectural style as the surrounding
buildings. It's located in a new, growing part of the city, with a pristine
wetland along the north boundary and access to commuter rail to the south.
The site is very well located between retail and industrial job sources.
The building itself would be wood frame with an underground concrete
parking garage. It will be built with 100% maintenance free materials
consisting of brick and vinyl siding. There will be well lit surface parking
with one stall per unit plus '/ stall shown as proof of parking in a lawn area.
The site will be well landscaped as shown on the drawings. Amenities would
include at party/gathering room, exercise room and site office. The
developer would like to add a tot lot along the north side of the building,
facing the wetland.
The market for this site is clearly working families. The site is well located
for access to the job market both within the city and commuting to the
Minneapolis market. We are setting our rents to attract the 60% of median
income families. That would be a minimum income earner of $22,000/yr
and up to a maximum of $50,340 fora 2 parent 2 child family, or $58,380
for a two parent 4 child family. Rents would be in the range of $630 for a
one bedroom, $730 for a two bedroom unit and $830 for a three bedroom
apartment. Heated garage parking would be included in the rent.
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