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<br />Phone: 763.635.1000 <br /> <br />www.ElkRiverMN.gov <br /> <br />February 15, 2017 <br /> <br /> <br />Patrick Briggs <br />19021 Freeport St #500E <br />Elk River, MN 55330 <br /> <br /> <br />RE: Concept Review – Elk River Lodges <br /> <br />Dear Mr. Briggs, <br /> <br />Thank you for your application for a Concept Review regarding a proposed residential development <br />at 17354 Zane St NW. City staff reviewed the application on February 6, 2017, and have the <br />following comments. The review was based on the submitted information. Once updated and <br />detailed information is submitted, additional comments should be expected. <br /> <br />These comments are non-binding, and are meant to guide your project for future approval as part of <br />a formal application. <br /> <br />General Comments <br />1. The project meets the Comprehensive Plan guidance for the property as high-density residential. <br />2. Parking requirements described in city code require 2.5 stalls per dwelling unit, one of which <br />must be covered. The application shows covered parking in the new units, and a new garage for <br />the existing Elk River Lodge site. Proof of parking, showing the availability for the full <br />requirement on a site plan, has been accepted in the past. However, deviations from the <br />requirement will need to be achieved through a variance or Planned Unit Development (PUD) <br />process. <br />3. The vegetation shown on the illustrative plan appears to satisfy the landscape requirements, but <br />a detailed landscape plan will be required. <br />4. The building materials and design shown in the submittal appears to meet city requirements, but <br />detailed elevations and floor plans will be required for a formal approval. <br />5. All portions of a building must within 300 feet of an approved fire lane. Additional fire lanes or <br />changes to the circulation/parking areas may be required and will be determined once more <br />detailed information has been submitted. <br />6. Any improvements, structures, or modifications within the floodplain will need to be approved <br />by city staff, and they must comply with state and federal standards. <br />7. As shown in the section, the swimming pool protrudes into the existing bluff. Development <br />within the bluff setback or modifications to the bluff area will need additional reviews and <br />approval from the city and DNR. <br /> <br />VIA EMAIL: pat@thebriggscompanies.com