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January 19, 2021 <br /> <br />The Mullins Group, Inc. <br />VIA EMAIL: mmullins@mullinsgroupinc.com <br />Matt Mullins <br />4735 Spruce Way <br />Medina, MN 55359 <br />RE: Concept Review – Main and Gates Project <br /> <br />Dear Applicant, <br /> <br />Thank you for applying for a concept review. The submitted plans have been provided to all city <br />departments to solicit initial feedback on your conceptual project. The following comments should <br />be considered in preparing final plans butare not a comprehensive review of a formal submittal. <br /> <br />General Comments: <br />1.The requested parking deviation was noted as a concern from multiple departments. <br />Ordinance requires 138 parking stalls to support the residential use and 13 stalls to support <br />the commercial space – for a total of 151 required stalls. Submitted plans include 91 parking <br />stalls, or 60 stalls short of the ordinance standards. <br />a.Staff and Planning Commission/Council have supported a reduced parking <br />requirement in the past but has generally maintained a 2-stall per unit minimum. <br />i.Excluding the townhomes, 110 residential stalls would be required at 2 stalls per <br />unit. <br />b.Assuming a 50% reduction to the commercial requirement, the current proposal <br />provides residential parking at a rate of 1.5 stalls/unit. <br />c.The potential for on street parking willneed tobe reviewed in more detail. <br /> <br />2.The proposed building height exceeds the maximum height outlined in the ordinance. This <br />will need to be approved with a variance or through a PUD. <br /> <br />rd <br />3.The existing water service line for 425 3 Street runs to Gates Ave through the former 326 <br />Gates Avenue property (it was under the house that was demolished). This existing service <br />rd <br />needs to be considered for any construction at the corner of 3 Street and Gates Avenue. <br />4.There is an existing three-phase overhead line along Main Street that could impact the design <br />and construction of a future project. <br />5.A six-foot wide sidewalk along all public streets will be recommended by staff. The project <br />will also require ADA compliant pedestrian ramps at both entrances and at new crosswalk <br />locations. <br />Phone: 763.635.1000 <br /> <br />www.ElkRiverMN.gov <br />