6.1. PCSR 04-28-2020Request for Action
Cty
Elk -
River
To
Item Number
Planning Commission
6.1
Agenda Section
TMeeting Date
Prepared by
Public Hearings
Aril 28, 2020
Zack Carlton, Planning Manager
Item Description
Reviewed by
Pines at Elk River, LLC —18461 Twin Lakes Road
Chris Leeseberg, Senior Planner
■ Zone Change from Business Park (BP) to
Reviewed by
Planned Unit Development (P.U.D.), Case No.
ZC 20-02
■ Preliminary Plat for a townhome development
to be known as Tall Pines P.U.D. 2nd Addition,
Case No. P 20-03
■ Conditional Use Permit for PUD, Case No. CU
20-03.
Action Requested
Recommend, by motion, approval of the zone change from
Business Park to Planned Unit Development (PUD), with the
following conditions:
1. A PUD agreement must be approved by the City Council
prior to recording the Zone Change.
Recommend, by motion, approval of the Conditional Use Permit
establishing a residential Planned Unit Development (PUD), with
the following conditions:
1. A PUD Agreement shall be developed and signed by both
parties prior to issuance of a building permit.
2. A permit from Sherburne County is required for work
adjacent the Twin Lakes Road (CSAH 13) and for
connection to their stormwater system.
3. Streets and access must comply with MN State Fire Code
Chapter 5 and Appendix D.
4. Provide detail connections to sewer and water systems and
ensure the watermain is looped.
5. Staff approval of all site, utility, engineering, and landscaping
plans.
6. Approval of a parking diagram illustrating a minimum of 1
off-street (Public ROS parking space per two units.
7. Hydrants must be spaced to ensure all portions of a
residence are within 250 feet of a hydrant.
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The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u e r
service, and community engagement that encourages and inspires prosperity g /� URE
8. Wetland setbacks shall be consistent with the site plan dated 6-7-2019.
9. A homeowner's association must be established, subject to review and approval of the city
attorney, and shall be responsible for all, landscaping, snow clearing, and regular maintenance of
private drives and driveways.
10. Submit an updated landscaping plan showing additional screening along the north property line.
11. Submit elevations of townhome exteriors which demonstrate variation in building materials.
Twenty-five percent of the front building facade shall have an exterior finish of brick, stucco, or
natural/ artificial stone.
12. Adjacent homes shall not be the same color.
13. Provide a trail connection from the end of the private cul-de-sac to the trail along the west side of
Twin Lakes Road.
14. No more than two of the same facade design/details shall be adjacent to one another.
15. Mailboxes shall be clustered and located on the private street.
Recommend, by motion, approval of the Preliminary Plat of Tall Pines Second Addition P.U.D
1. The preliminary plat shall include right-of-way dedication for the cul-de-sac on Line Ave.
Background/Discussion
The applicant, Roger Derrick with the Pines at Elk River, LLC, is proposing to develop a 6.33 -acre parcel
along Line Ave. with 29 residential townhomes on 40 -foot wide lots. The project will be like the Tall
Pines subdivision, also developed by Roger Derrick, south along 183Td Cir. Some units will have the
option for a lookout basement. Kliever Lake Fields, West Oaks, and Miske Meadows have also included
detached townhome units like those proposed with this project. The property is currently zoned Business
Park (BP), and a zone change to support the proposed Planned Unit Development is required.
Comprehensive Plan
The Comprehensive Plan guides this area as Mixed Use which allows a mixture of housing, jobs and/or
retail services uses within close proximity to each other. The area also provides another setting for high
density residential land uses. The proposed use and rezoning to a residential PUD is supported by the
Comprehensive Plan.
Site Plan
The 29 townhome lots are laid out along a single private street with access from the west to Line Ave.
The city will be moving forward with a cul-de-sac on Line Ave. which will require additional right-of-way
from the project area. The plat and all site plans must be updated to include the right-of-way dedication
which accounts for all standard cul-de-sac and utility designs.
Each home will have driveway access to a private street, and no additional access points to public rights-
of-way are proposed. The proposed layout is concerning as the cul-de-sac does not support an adequate
turn around for emergency service and delivery vehicles, and there are no similar private streets in town
with this many units served by a single access point to a public street.
Townhome standards require one-half guest parking space per unit in an off-street parking lot or private
drive. The private streets appear to provide this standard, but an exhibit demonstrating compliance must
be submitted.
Delineated wetlands appear on the north and south sides of the project area, and the plans show
encroachment into the 45 -foot minimum setback required per ordinance. The applicant has requested
approval of the encroachment as part of the PUD process.
A proposed drainage pond on the southeast corner of the site will be utilized for stormwater
management. City ordinances also require a 45 -foot minimum setback for structures around stormwater
ponds to facilitate water quality best management practices. The site plan indicates encroachments for
two lots, and the applicant has requested approval of the encroachment as part of the PUD process.
Engineering and Utilities
Properties are graded to direct runoff to the private streets, which collect stormwater via catch basins, and
to the rear of the property. Stormwater collected in the streets is directed to the proposed stormwater
pond. All homes will be served by city sewer and water.
Landscaping
The proposed landscape plan shows several trees along the private streets, and between the townhomes.
The plan also shows the required shrubs for each townhome. Additional screening along the north
property line is recommended.
Parks
Park dedication will be required for 29 medium density units.
Applicable Regulations
Zone Change
In revieaving a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly
affected by the proposal, the conservation of property values, the use to nrhich the property affected is being devoted at the time,
and relevant provisions, if any, in the land use plan.
The proposed use complies with the guidance provided in the land use plan.
Conditional Use Permit/PUD
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. mill not endanger, injure or detrimentally affect the use and enjoyment of other properly in the immediate vicinity or
the public health, safety, morals, comfort, convenience orgeneral n ,e fare of the neighborhood or the city.
The residential use will not detrimentally affect the use and enjoyment of adjacent properties.
However, the residents of the future townhomes may be impacted by the existing light manufacturing
facility directly north of the subdivision. Preservation of existing vegetation and additional landscaping
are recommended along the north property line to mitigate these impacts.
2. mill be consistent with the Comprehensive Plan.
The property is guided for mixed use where residential uses are permitted. The use will be consistent
with the Comprehensive Plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
Development of the narrow property immediately south of the subdivision may be impacted by the
proposed subdivision. However, the property has access to Line Ave., and it is unknown what type of
development will occur to the south. The property allows additional townhomes, industrial uses, and
possible commercial uses. Without knowing what use may be established on the property, stubbing in
a R/W connection, or limiting this project may not be appropriate.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police
and fire protection, drainage, refuse disposal, mater and server systems, parks and schools; and will not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks
and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent
and neighboring public thoroughfares.
The City Council had previously expressed traffic concerns with the intersection of Line Ave. and
CSAH 12. Since the last review in 2019, MnDOT has narrowed in on the final design for the
interchange at Main and 169, which appears to facilitate the closure of Line Ave. with a cul -d -sac
south of 5`' St. The applicant has also submitted a traffic analysis which shows no significant impact to
the surrounding road network.
5. mill not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to
any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The proposed residential use will not involve uses, activities, processes, materials, equipment, or
conditions that will be detrimental to other properties.
6. mill not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance.
Grading is proposed to create minimal impacts to natural areas, and the use will not result in the
destruction of scenic or historic feature of major importance.
7. mill fully coVywith all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpermit to establish and operate the proposed use in the city.
The conditions included in the recommendation for approval will ensure the subdivision will fully
comply with all requirements of this code.
Additionally, Sec 30-1564 describes the standards for establishment of a PUD district.
7. Land will be honed into the PUD honing district only upon approval of a conceptplan for the PUD, pursuant
to the procedure set forth in this section. A PUD will be authorized on land in a PUD Zoning district only upon
issuance of a conditional use permit, pursuant to the procedure set forth in this section.
A Conditional Use Permit will be issued in accordance with the above standards.
2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land
use map, and to those uses identified in the conceptplan for the PUD Zoning district and the conditional use
permit for the PUD.
The Comprehensive Plan and land use map guide this area for mixed use, which includes
residential uses.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant will be in control of all parcels prior to recording the CUP and plat.
4. A PUD shall be designed to form a desirable unied environment within itsproposed boundaries, including
uniform design elements, landscaping lighting and signage.
The PUD is designed as one project with uniform design elements throughout the project area.
5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
Nearby land uses include single-family residential, commercial development, light manufacturing,
a senior facility, and developable vacant land. All parcels are within the mixed-use area guided by
the Comprehensive Plan. The PUD will not cause undesirable impacts on adjacent lands and land
uses.
6. A PUD shall be served by adequate transportation, Yater, sanitary sewer and drainage systems.
The project area will be served by public services and will not adversely impact transportation
networks within the area.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities.
Existing public facilities are not impacted by the proposed project. However, the planned cul-de-
sac on Line Avenue requires dedication of additional right-of-way.
8. The council may establish varied and reasonable lot area, frontage, sideyard, and setback requirements for a
PUD and may authon.Ze a density which it determines to be appropriate under the circumstances. Any permitted
density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and
welfare.
The proposal is consistent with densities described in the comprehensive plan, setbacks from
public rights-of-way, and design standards for similar developments within city code.
9. More than one principal building may be constructed on a lot within a PUD if authori.Zed by the council.
Unless otherwise permitted by the council, a PUD shall comply Yith the schedules of dimensional regulations set
forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar
uses.
The project does not conflict with standards described in city code.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
1. The proposed subdivision is consistent with the Zoning regulations (article UI of this chapter) and conforms in all
respects Yith all requirements of this Code, including the honing regulations and this article.
The proposed subdivision requires approval of a rezoning application. Provided the zoning is
amended to PUD, and recommended conditions are included, the proposed subdivision is
consistent with all zoning regulations.
2. The proposed subdivision is consistent with all applicable general and speciali.Zed city, county, and regional plans,
including, but not limited to, the city's comprehensive development plan.
The subdivision is consistent with all applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and
uses contemplated.
The physical characteristics of the site support the proposed use. Encroachments into the 45 -foot
wedand setback and buffer can be approved through the PUD process, but staff has included a
condition that encroachments closer than 25 feet from the wetland or stormwater pond are not
permitted.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sen age transportation,
erosion control and all other services, facilities and improvements otherwise required in this article.
The subdivision includes public utilities and stormwater infrastructure that meets city requirements.
Additional permits required to comply with erosion control standards are a required and must be
secured prior to building permit issuance.
5. The proposed subdivision will not cause substantial environmental damage.
The subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or nvith easements established by judgment of a
court.
There are no conflicts with easements of record.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring
land.
The proposed subdivision will not impact reasonable development of neighboring land.
8. The proposed subdivision is notpremature. A subdivision is premature if any of the follon"ing exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature as the above conditions have been provided for.
In reviewing the standards for approval of a Zone Change, Conditional Use Permit, Planned Unit
Development, and Preliminary Plat, the proposed project meets the standards, and is recommended for
approval with the outlined conditions.
Financial Impact
None
Council Meeting
If acted on, this item will go to the May 18, 2020, City Council meeting.
Attachments
■ Location Map
■ Applicant's Narrative dated February 2020
■ Traffic Analysis dated February 3, 2020
■ Site Plans and Preliminary Plat
■ Building Elevations and Floor Plans
Pines at Elk River, LLC
5001 American Blvd W., #501 ♦ Bloomington, MN 55437 ♦ 952.830.0161 ♦ Fax: 952.831.1215
Tall Pines II P.U.D.
Narrative February 2020
We own property fronting on Line Avenue adjacent to Twin Lakes Road and to our original Tall Pines townhome
development. We are proposing to develop Tall Pines II into 30 detached townhome lots similar to Tall Pines and West
Oaks (29 townhomes if the City wants Line Avenue to cul-de-sac at our development).
Attached is the recent Spack Solutions traffic study showing "no significant operational impacts" on existing Line Avenue
traffic (3% or less). It will be three (3) years before Tall Pines II is fully built out, which may be irrelevant because of the
City's plan to reroute the Line Avenue cut through traffic.
We plan to offer three building designs: the Bridgeport, the Wellington, and the Hampton. Twenty-seven homes will be
one -level slab on grade, and three homes will have basements. Plans for the Bridgeport, Wellington, and Hampton are
attached, as well as our development plan showing how homes fit on each lot. Sunrooms, fireplaces, and a variety of
upgrades, as well as some triple garages are available as options. Prices will start in the $275,000 range.
As with Tall Pines, since each home is a single-family dwelling, homeowners are responsible for their own building
maintenance. The Tall Pines II Homeowners Association (HOA) will be professionally managed by Crawford Management
Company (they also manage Tall Pines). They will see to the maintenance of the grounds, including lawn care, irrigation
operations, as well as snow plowing and shoveling. The monthly HOA dues will be $100 (the same as Tall Pines).
Wetlands that are adjacent to or contained on our property were defined by Bogart Pederson in 2018. We have worked
and reworked the site plan in an effort to stay as far as away from the wetlands as we can. This is a narrow site, so we
are somewhat limited. There are four lots that we are requesting variances to encroach upon the 20 foot setbacks (but
not the 25 foot buffer). Part of the requested setback variance would not be required if we were to fill per deminimus
that portion of the wetlands. Our engineers have worked with the City Environmental Coordinator, Amanda Bednar,
going over several iterations of our plan and we all agree that it doesn't make any sense to fill part of the wetlands just
so we can limit our variance setback request.
The holding pond that we originally designed needs to be substantially enlarged due to the municipal well that is located
across Twin Lakes Road. Due to the proximity of the municipal well, the statute requires us to line our pond with clay in
order to slow down the water infiltration. That requirement necessitates constructing a substantially larger pond, which
results in the loss of one lot and impacts the fire turn -around set -back on 2 other lots. I am told that drainage ponds
have the same buffer and setback requirement as wetlands, which is difficult to understand since the purpose of the
pond is to collect all runoff water from the site, so what is there to protect?
Therefore, we are also requesting a set -back variance for two lots adjacent to the pond and for two lots adjacent to the
fire turn -around.
Pines at Elk River, LLC
As with West Oaks and Tall Pines, our buyers are empty nesters who want one -level maintenance -free living. At this
stage of their lives, they enjoy having a new home they can customize to their taste. We believe Tall Pines II P.U.D. will
be an excellent addition to the City's housing stock.
Thank you for your consideration.
Roger Derrick
Chief Manager
Pines at Elk River, LLC
Attachments:
• Spack Solutions Traffic Study
• Land Use Application (will be submitted separately with property owner's signature)
• Zoning Change Application
• Conditional Use Permit Application
• Preliminary Plat Application
• Final Plat Application
• Erosion Control Agreement
• Easement Vacation (may not be needed)
• Plans and photographs of:
o Bridgeport
o Wellington
o Hampton
• Engineering Drawings by Bogart Pederson:
o Alternate Site Plan showing an adjacent Line Avenue cul-de-sac
o Preliminary Development Plan
o Preliminary Plat
o Preliminary Site Plan
o Preliminary Grading & Erosion Control Plan
o Preliminary Utility Plan
o Preliminary Landscape Plan
Roger@chofamerica.com
From: Roger@chofamerica.com
Sent: Tuesday, February 4, 2020 2:36 PM
To: Justin Femrite
Cc: Patrick Kelly; Mike@chofamerica.com; 'Elizabeth Merwin Smith'; Rob DeGroot
Subject: Tall Pines 2
Attachments: Spack assessment.pdf
Hi Justin,
Attached please find the traffic assessment done by Spack Solutions.
They did their analysis based on the existing Line Avenue traffic with the assumption that we will be building 30
townhomes.
As you can see, they do not consider our site to be a high traffic generator.
They see no significant impacts to surrounding roadways or intersections due to trips generated from our development.
Spack Solutions estimates that 30 homes will increase the traffic on Line Avenue by only 3%.
It should be noted that it will take 3 years for Tall Pines 2 to be fully built out.
The schedule is as follows:
• 2020 — Governmental approval process/land development/limited initial building construction
• 2021-15 homes to be occupied
• 2022 — remaining 15 homes should be occupied
This schedule is consistent with our experience with the existing Tall Pines development around the corner.
Justin, I understand you will be discussing this with Zach and others and will get back to me with suggestions for the best
plan to move forward.
I look forward to hearing from you
Thank you
Roger Derrick
5001 American Blvd W. Ste 501
Bloomington, MN 55437
612-644-3724
l%
`�.)Spack
SOLUTIONS
Technical Memorandum
To: Roger Derrick, Pines at Elk River, LLC
From: Max Moreland, PE, PTOE
Date: February 3, 2020
Re: Traffic Assessment — Line Avenue Residential Development
Purpose of Report and Study Objectives
A new residential development with 30 townhome units is proposed on Line Avenue south of
5th Street in Elk River, Minnesota.
The primary purpose of this technical memorandum is to determine the amount of traffic to be
generated by this development and how that compares to traffic volumes on Line Avenue with
the current and future proposed layouts of that road. The proposed site plan will also be
reviewed from a transportation perspective.
A site plan dated June 7, 2019 is attached for reference.
Conclusions
Using standard trip generation data for the proposed 30 -unit multi -family housing
development, the expected weekday changes in traffic volumes are:
• An increase in total daily trips by approximately 220 trips. This is equivalent to
approximately 3% of the existing daily traffic volumes on Line Avenue adjacent to the
development.
An increase in total a.m. peak hour trips by approximately 15 trips. This is equivalent
to approximately 3% of the existing a.m. peak hour traffic volumes on Line Avenue
adjacent to the development.
An increase in total p.m. peak hour trips by approximately 15 trips. This is equivalent
to approximately 2% of the existing p.m. peak hour traffic volumes on Line Avenue
adjacent to the development.
Though the trip generation from this site will cause an increase in area traffic volumes, the site
is not forecast to be a high traffic generator. No significant operational impacts are anticipated
for the surrounding roadways and intersections due to trips from this proposed development
under the current and proposed roadway configurations.
O 1 Main St SE, #204,11
Minneapolis, MN 55414 USA 1(888) 859-9425 www.spacl<sotutions.com
SpackSolutions 2 of 6 Line Avenue Residential Development
Traffic Assessment
Site Characteristics
The development site is located on the east side of Line Avenue approximately 300 feet south
of 5th Street. One access point to the site is proposed. This private roadway will serve 30
residential townhome units and ends in a cul-de-sac on the east side of the development. A
driveway is proposed for each unit along the private roadway.
Line Avenue Modifications
Line Avenue currently extends from Main Street/1811t Avenue to Twin Lakes Road and has
intersections with 3rd Street/183rd Circle and 5th Street. In an effort to reduce commuter cut -
through traffic on Line Avenue, the City of Elk River has plans to cut Line Avenue south of 5th
Street. This will result in a cul-de-sac just north of the proposed development site access. 5th
Street will still connect to Line Avenue providing the ability to get to Twin Lakes Road, but there
will no longer be a direct connection from 5th Street to Main Street/181St Avenue via Line
Avenue.
The 169 Redefine project may lead to an alternative layout of Line Avenue, but those plans are
not yet finalized and therefore not analyzed here.
Traffic Volumes
Traffic volumes were collected at Line Avenue/51h Street and other nearby intersections in 2016
as part of a Traffic Impact Study that Spack Solutions conducted for Line Avenue. Utilizing these
2016 traffic counts, a growth rate was applied to the counts to factor those counts to reflect
current 2020 conditions.
The growth rate used is based on historical traffic counts collected on Line Avenue over the last
six years. Based on that information, a growth rate of approximately 1.5% per year was
calculated. Applying this background growth rate to the 2016 traffic volumes established the
2020 traffic volumes.
The factored 2020 volumes on Line Avenue in front of the proposed site access for the peak
hours and the entire day are shown in Table 1. These volumes are shown in 15 -minute
increments in an attachment.
Table 1— 2020 Line Avenue Traffic Volumes
PeriodTime
Northbound Volumes
Southbound Volumes
AM Peak Hour
144
388
7:00 to 8:00 a.m.
PM Peak Hour
475
254
4:30 to 5:30 p.m.
Daily
3,793
3,905
Spack Solutions 3 of 6 Line Avenue Residential Development
Traffic Assessment
When Line Avenue is cut south of 5th Street, there will be effectively no traffic on Line Avenue
at the site access as cut through traffic will be removed and all adjacent development related
traffic will occur south of the proposed residential development.
Trip Generation
The traffic forecasts for the site are based on the data and methods published in the Institute
of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The ITE Trip Generation
Manual is a compilation of traffic data for various land uses from existing developments
throughout the United States. Table 2 presents the weekday trip generation for the proposed
development.
Table 2 — Weekday Trip Generation
Description Daily Trips AM Peak Hour PM Peak Hour
(source) Entering Exiting j Entering j Exiting Entering Exiting
Multi -family Housing (low
rise) - 30 Units
MENEEN
(ITE210)
It can be seen in Table 2 that the forecast trip generation for the proposed residential building
is approximately 15 trips in the a.m. and p.m. peak hours. It is noted that this development is
anticipated to have a majority of retired residents which may result in a trip generation that is
lower than shown in Table 2, especially during peak hours.
ITE's Transportation Impact Analyses for Site Development report recommends a detailed
traffic impact study be done for developments generating 100 or more new trips in a peak hour.
That is the threshold where development traffic may adversely impact the transportation
system and intersection operations should be analyzed. Based on this threshold and the results
shown in Table 2, a full study would not be needed.
Impact Analysis
To see the impact of site trips on the surrounding network, vehicles need to be distributed from
the development throughout the roadway network. A trip distribution pattern for trips going
to/from the proposed residential development was developed based on location and access to
the surrounding region as well as previously collected traffic counts. That pattern is:
• 15% of the generated traffic to/from the west on 5th Street
• 10% of the generated traffic to/from the north on Line Avenue
• 10% of the generated traffic to/from the east on 181St Avenue
• 20% of the generated traffic to/from the south on Zane Street
• 45% of the generated traffic to/from the west on Main Street
This breaks down to 25% of site traffic going to/from the north at the site access and 75% going
to/from the south.
Spack Solutions
4 of 6 Line Avenue Residential Development
Traffic Assessment
When Line Avenue is cut north of the site access, it is anticipated the distribution pattern would
be:
• 10% of the generated traffic to/from the west on 3 d Street
• 20% of the generated traffic to/from the east on 1811t Avenue
• 20% of the generated traffic to/from the south on Zane Street
• 50% of the generated traffic to/from the west on Main Street
In this scenario 100% of the site traffic would go to/from the south at the site access.
The new site trips from the residential development are shown in Figure 1 for the existing Line
Avenue layout and Figure 2 for the proposed future Line Avenue Layout.
Figure 1— New Site Trips — Existing Line Avenue Layout
AM Peak Hour
+ 00 rafto\
PM Peak Hour
Daily
n��
Spack Solutions 5 of 6 Line Avenue Residential Development
Traffic Assessment
Figure 2 — New Site Trips — Future Line Avenue Layout
AM Peak Hour
° O '° Q ��li O ANN
°
PM Peak Hour
0
J 4
o
s p $ n ---.
r
Daily
40
p f t p55�}
00 otl o�p \ "Yp
As seen in Figures 1 and 2, the highest peak hour volume increase for any movement at an
existing intersection due to the new site traffic is ten vehicles. That equates to an increase of
approximately one vehicle every six minutes for those movements. Based on these volumes,
none of the surrounding intersections are anticipated to be significantly impacted by site traffic.
Additionally, the Line Avenue/Main Street intersection was modeled as having Level of Service
B and C operations in the peak hours in the 2016 Traffic Impact Study. The amount of traffic
being added to that intersection from this development would not be expected to significantly
impact those operations under the existing or future roadway configurations.
Spack Solutions 6 of 6 Line Avenue Residential Development
Traffic Assessment
Site Review
There are currently no pedestrian or bicycle facilities on Line Avenue at the location of the site
access. The Elk River Comprehensive Plan indicates a trail facility is proposed on Line Avenue in
the future. When that facility is constructed, it is recommended that this development connect
to that facility with ADA compliant curb ramps, sidewalks, and potentially a pedestrian crossing
on Line Avenue, if needed.
Within the site, vehicles will be able to use the cul-de-sac as a turnaround point, and a
hammerhead turnaround is provided off of the private road to allow larger vehicles (delivery,
garbage collection, etc.) to be able to turn around within the site.
Attachments
• Site Plan
• 2020 Line Avenue Traffic Volumes
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2020 Volumes on Line Ave at Proposed Site Access
Time
Northbound
Southbound
00:00
3
3
00:15
5
4
00:30
3
4
00:45
1
1
01:00
4
0
01:15
2
0
01:30
1
2
01:45
2
3
02:00
2
1
02:15
4
1
02:30
2
3
02:45
1
1
03:00
4
4
03:15
2
9
03:30
1
4
03:45
1
6
04:00
1
6
04:15
2
12
04:30
1
17
04:45
1
19
05:00
9
36
05:15
8
42
05:30
11
78
05:45
11
52
06:00
19
77
06:15
22
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