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<br /> <br />If access from southbound Twin Lakes Road is to be maintained, the developer will need to improve the <br />temporary access to include a dedicated turn-lane. If this access is not improved, the temporary access will <br />need to be removed. <br /> <br />There are two existing wetlands on the property, and the developer has proposed filling one of the wetlands. <br />This action will require an additional approval from the state before building permits will be issued. An <br />approval letter will be required as part of future building permit applications. The southern building <br />encroaches into the wetland setback/buffer. The area outside of the impervious impacts to the buffer will <br />need to be left as unmaintained vegetation. <br /> <br />Building Plans <br />Submitted plans show an apartment building with four-stories of residential units and one floor of parking. <br />The majority of units within each building are designated as efficiency units. The commission should discuss <br />this distribution and make a recommendation whether the mix is appropriate. <br /> <br />The developer has submitted conceptual graphics of the building's exterior. Architecturally prepared building <br />elevations identifying building materials, colors, and the percentage of each material must be submitted for <br />review. <br /> <br />Plans request a reduction in the parking requirements for the use. Ordinance requires 2.5 parking stalls per <br />residential unit, a total of 395 stalls. Additionally, one covered stall per unit is required, a total of 158. Plans <br />identify 258 total stalls, with 124 covered stalls for a parking ration of 1.63 stalls/unit. The city has traditionally <br />supported reduced parking requests at 2 stalls per unit subject to proof of parking availability should parking <br />concerns arise. The site has little space for proof of parking, and the requested ratio is below what has been <br />approved in the past. The developer notes that parking demands should be reduced due to the number of <br />efficiency units. The PUD process can be used to approve this deviation, and the Planning Commission should <br />discuss this request in greater detail. <br /> <br />City Services <br />The new buildings will connect to city services. Submitted plans did not detail these connections and updated <br />plans will need to be submitted and approved by Elk River Municipal Utilities and the city engineer. <br /> <br />Comprehensive Plan <br />The proposed amendment to the land use plan will update the guidance for the subject property from mixed <br />residential to multifamily. The property is adjacent to two existing apartment developments and will be <br />compatible with surrounding land uses. <br /> <br />Zone Change <br />The proposed zoning amendment supports the residential PUD proposal. The zone change to PUD can be <br />approved after the land use amendment has been adopted. <br /> <br />Ordinance Amendment <br />The city uses an ordinance amendment process to memorialize the standards of the PUD. The ordinance will <br />describe the permitted uses, architectural standards, setbacks, and site plan. All future permits will be <br />evaluated against the approved PUD standards. Staff will guide the commission through a discussion regarding <br />the various PUD deviations and request separate recommendations on each item. The commission will then <br />have an opportunity to recommend moving the plans forward for council consideration or request updated <br />plans from the developer. <br /> <br />Financial Impact <br />None <br />Page 7 of 86