7.2. SR 06-15-2020Request for Action
Cty
Elk -
River
To
Item Number
Mayor and City Council
7.2
Agenda Section
Meeting Date
Prepared by
Public hearings
I June 15, 2020
Zack Carlton, Planning Manager
Item Description
Reviewed by
Easement Vacation: Twin Lakes Road & 175th
Cal Portner, City Administrator
Avenue, Community Housing Development
Reviewed by
Corporation
Action Requested
Direct staff, by motion, to prepare a resolution denying the request
to vacate a portion of the right-of-way at the corner of Twin Lakes
Road and 175"' Ave NW as the right-of-way may be needed for
future public improvements and it would not be in the interest of
the public to vacate.
Background/Discussion " CR33
Case No. EV 20-03
The applicant, Community Housing Development Corporation, x
proposes to construct a 55-unit apartment building in the FAST — RA
Hillside Estates zoning district at the corner of Twin Lakes Road
and 175"' Avenue. The property is zoned FAST — Hillside Estates H„'Y Io �
and supports high density residential uses, including apartment cn 12 _
buildings. _
The requested vacation would support the existing conceptual site r6
plan and other future uses of the property. However, the 2018 Twin
Lakes Road corridor study identifies a future roundabout at this''''
intersection, which would utilize the existing right-of-way. The
property across 175`h Ave is also owned by MnDOT and there is a
significant amount of right-of-way available for the improvement.
Figure I - - To reduce future land acquisition costs for an intersection improvement at the intersection of 175`'' Ave
and Twin Lakes Road, staff does not support the vacation and the request does not appear to be in the
public interest.
Financial Impact
None
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u s r
service, and community engagement that encourages and inspires prosperity g /� URE
Attachments
■ Location Map
■ Applicants Narrative
■ Letter to Council dated May 25, 2020
■ Vacation Exhibit received May 14, 2020
■ Conceptual site plan and renderings
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CommunityHousingDevelopment Partnership
Easement Vacation Case No: EV 20-03 Rive
Description of Project Narrative
Detailed description/scope of project.
As guided in the FAST plan, Community Housing Development Corporation (CHDC) proposes to
develop two three-story new construction affordable apartment buildings on the Southeast corner of
Twin Lakes Road NW and 175th Ave NW in Elk River in two phases. The apartment buildings will
consist of approximately 55 units each with a mix of one, two and three bedroom units and surface
and underground parking spaces. Common amenities will likely include storage, roof decks, fitness /
physical therapy room, library, community room, patio area, ball court, playground and community
garden.
Hillside Heights Apartments is an alternative development concept anticipated to serve subsidized
households, families and senior active adults. CHDC has had success developing multi -generational
housing and has seen positive outcomes including reduced loneliness and increased security and
youth enrichment.
What is the purpose of the Easement Vacation? What is being proposed?
As shown in the attached site plan, CHDC will build a corner of the building in the vacated area,
opening up site space and circulation for a second building, site amenities and parking. It is the key
that unlocks the site.
The vacation makes it possible for the development to accomplish all the planning and zoning
objectives for the 1751h Avenue and Twin Lakes Road site in FAST Hillside Heights subarea
including:
• Density at 26 units/acre. (page 38)
• Attractive, activated corner, streetscape and pedestrian connection along Twin Lakes
Parkway. (pages 55-57)
How is the request consistent with City of Elk River Comprehensive Plan?
The vacation is necessary to develop the site that is consistent with the comprehensive plan in the
following ways:
Provide more housing type choices for the growing number of families in Elk River. "As the
percentage of `family households' increased more substantially between 2000 and 2010 than
the County and the State." (page 70)
Diversify the housing types. "As of 2010, 80% perfect of the housing units in Elk River were
owner occupied." and "...it is important for communities to have a mixture of both owner -
occupied and renter -occupied units." (page 71)
Create 55 units of housing for individuals and families at 50% of the area median income.
"In 2010, 40.7% of renters paid over 30% of their household income in rent..." meaning that
they are rent burdened. (page 73)
Help meet the demand of "the strong need to provide affordable housing for people of all
ages." (page 78)
Provide stable, affordable senior housing for "the notable increase in apartment rental needs
in Elk River by members of the baby boom generation." (page 78)
Provide 55 units of affordable housing within a half mile of the Northstar Commuter Rail
Station. "Affordable housing is important to a strong economy and a healthy community."
(page 79)
What has changed to warrant the Easement Vacation?
CHDC entered into a purchase agreement for the site in February 2020 with the goal of
redeveloping the land as guided in the FAST Plan.
It needs site control of the corner in order to apply for the capital funding it needs from the state in
July, 2020.
CHDC is a developer and owner of affordable multifamily housing. Its mission is to sustain high -
quality and affordable homes, to enhance the community over the long term, and to create and
maintain healthy living. CHDC owns approximately 44 properties, comprised of more than 3,600
housing units. It takes a unique, businesslike approach to affordable housing by keeping overhead
costs small and structuring its properties and operations to be financially self-sustaining over the
long term. Founded in 1991, CHDC has provided stability to Minnesota residents and communities
for more than 25 years as a developer and owner.
How compatible is it with surrounding properties?
The proposed apartment building is compatible with the office building to its northwest and with
the multifamily developments to its south surrounding the Elk River Northstar Commuter Rail
Station.
The development's other neighbors are single family homes and open spaces. However, in addition
to the compatibilities described in the second section above, the proposed site plan is compatible
with the guidance in the Hillside Heights subarea in the FAST Plan including:
• Stacked three story residential. (page 38)
• A variety of housing options. (page 55)
• Innovative stormwater practices (considering permeable paving, rain gardens, underground
tanks) and energy generation (considering geothermal, solar ready). (page 59)
• Open space connections and views. (pages 41, 46, 55)
• Landscape buffers. (pages 41, 46)
• Paths and crosswalk to the commuter rail station. (page 40)
The DNR must by notified and provide comment if adjacent to water.
Not applicable
What are the benefits to the City?
• Significantly increases the city's tax base —from $4,480 currently to an estimated $40,108.
• Increases the number and diversity of jobs that offer stable employment and/or attractive
wages and benefits.
o The building will employ at least two on -site property management staff with salaries
estimated to be around $50,000 each.
o The project will create 150 temporary construction jobs at an estimated $51.00 per
hour.
• Rehabilitates a high profile, priority site as identified in the FAST Plan.
• Furthers the housing needs identified in the city's 2018 housing study.
CHDC intends to own the development indefinitely. It will be a good neighbor and ensure
the development remains a community asset for decades to come.
614 North First Street •.State OO • Kftneapolliis, Kftnesota 554OIl
DATE: June 11, 2020
TO: Elk River City Council
FROM: Community Housing Development Corporation ("CHDC")
RE: Additional Considerations for Traffic Control and Right -of -Way Vacation at Twin Lakes Road and 1751n
SITUATION
CHDC understands the public works department does not support the proposed right-of-way (RoW) vacation and
conveyance request because the area may be needed for a roundabout at the intersection. Effective traffic control
remains important, and CHDC offers the following with the goal of finding a collective solution.
BACKGROUND INFORMATION
To fit into the local context, respond to neighbors' concerns and accomplish the site's land use goals in the
Focused Area Study Plan, the building needs to extend into the corner. It is a key that unlocks value for residents
and the city including:
o Minimizing the building height to three stories.
o Activating the streetscape along Twin Lakes Road and making it attractive.
o Achieving 26 units per acre density
o Offering site amenities and utilizing innovative stormwater practices while providing adequate off-street
parking.
It is difficult to know how much RoW would be needed for a roundabout because it has not been designed and
would be tailored to the Twin Lakes Road and 175t" Avenue intersection. The public works director sent a
conceptual layout of a roundabout from a different location, and CHDC's surveyor sited it in the middle of the
1751" & Twin Lakes Road intersection, which is attached for reference.
ISSUES TO CONSIDER
• Alternative traffic control measures such as stop signs or a stoplight and side street stop signs may be nearly as
effective and could be a collective solution. They would also cost less than a roundabout.
• Because the new building only extends into part of the corner, it is possible the city would not need that RoW for
a roundabout as shown on the attached. It remains impossible to know for sure without an approved
roundabout design.
The city could site a roundabout further to the north from the center of the intersection, reducing the need for
RoW in the requested southeastern corner. According to CHDC's surveyor and title company, the city owns the
entire parcel to the north of the corner vacation request, up to the orange dashed line in the attached, which is
approximately 150 feet to the north of the proposed RoW vacation line.
RIGHT—OF—WAY VACATION EXHIBIT
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-„' ITI 1 "'r-^T „' ' `'T�-`' 175TH AVENUE NORTHWEST
CENTERLINE F 775TH LINE OF EXISTING
,--NORTH
AVENUE-N.W . AND OF TYLER RIGHT-OF-WAY PER DOC.
STREET N. W. PER DOC. NO. 'S ,l N0. 'S 597343 & 699754
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SUMMARY
I hereby certify that this survey, plan, or VACATION AREA
report was prepared by me or
under my 16,338 sq. ft. / 0.3751 acres
supervision and that I am a
duly Licensed
Land Surveyor under the laws of the State
of Minnesota.
LEGEND
Date: April 28, 2020
® DENOTES AREA TO BE VACATED FROM 0 100
QUIT CLAIM DEED DOC. NO. 699754
DENOTES AREA TO BE VACATED FROM
Christopher A. Terwedo
® WARRANTY DEED DOC. NO. 597343 SCALE IN FEET
Minnesota License No. 53536
RIGHT-OF-WAY VACATION EXHIBIT FOR:
1229 Tyler Street NE, Suite 100
Community Housing
- MNLMinneapolis, Minnesota 55413
Development Corporation
�� PHONE: (612) 466-3300
FAX: (612) 466-3383
SITE LOCATION: 17451 Twin Lakes Road NW
Egan, Field £r Nowak(, Inc. WWWE-FNSURVEY.COM
Elk River, MN
55330
COPYRIGHT® 2020 By EGAN, FIELD & NOWAK, INC.
Land surveyors since 1872
FILE NO. 5028 DRAWING NAME: 39002 RW Vacation - Aerial.dwg SHEET 2 OF 2
RIGHT—OF—WAY VACATION EXHIBIT
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CENTERLINE OF 775TH LINE OF EXISTING
,--NORTH
AVENUE-N.W. . AND OF TYLER / RIGHT-OF-WAY PER DOC.
STREET N. W. PER DOC. NO. 'S ,l N0. 'S 597343 & 699754
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SUMMARY
I hereby certify that this survey, plan, or VACATION AREA
report was prepared by me or
under my 16,338 sq. ft. / 0.3751 acres
supervision and that I am a
duly Licensed
Land Surveyor under the laws of the State
of Minnesota.
LEGEND
Date: April 28, 2020
® DENOTES AREA TO BE VACATED FROM 0 100
QUIT CLAIM DEED DOC. NO. 699754
DENOTES AREA TO BE VACATED FROM
Christopher A. Terwedo
® WARRANTY DEED DOC. NO. 597343 SCALE IN FEET
Minnesota License No. 53536
RIGHT-OF-WAY VACATION EXHIBIT FOR:
1229 Tyler Street NE, Suite 100
Community Housing
- MNLMinneapolis, Minnesota 55413
Development Corporation
�� PHONE: (612) 466-3300
FAX: (612) 466-3383
SITE LOCATION: 17451 Twin Lakes Road NW
Egan, Field £r Nowak(, Inc. WWWE-FNSURVEY.COM
Elk River, MN
55330
COPYRIGHT® 2020 By EGAN, FIELD & NOWAK, INC.
Land surveyors since 1872
FILE NO. 5028 DRAWING NAME: 39002 RW Vacation - Aerial.dwg SHEET 2 OF 2
Right -of -Way Vacation.
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Community Housing Development Partnership
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Easement Vacation Case No: Ell 20-03 ver
Background
■ Request to vacate R/W at SE corner of Twin Lakes Road and
175,h Ave.
■ Remnant R/W from previous alignment
■ Facilitate development of adjacent parcel
■ Improve layout and site design
■ 2018 TLR Corridor study identifies possible round -a -bout
■ Additional R/W may be needed
■ Don't vacate at this time.
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PHASE 1 , PHASE 2
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SITE PLAN
PRELIMINARY CONCEPT
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Hillside Heights Apartments
ELK RIVER, MN. 11 05.19.2020 / 20-0009
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RIGHT-OF-WAY VACATION EXHIBIT
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AVENUE. N.W. AND OF TYLER ° RIGHT-OF-WAY PER DOC.
STREET N. W. PER DOC NO.'S 1r N0. 5 597343_ & 699754
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Standard for Review
■ The vacation of public rights -of -way must be in the "public
interest" as determined by the City Council.
■ As there are planned improvements at this intersection requiring
expansion of the existing footprint, staff does not believe the
requested vacation is in the public interest.
Action Requested
■ Direct, by motion, the preparation of a findings of fact denying
the requested easement vacation.
■ A discussion of the proposed apartment project is scheduled
for July 6, 2020.
PHASE 1 , PHASE 2
---------------
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SITE PLAN
PRELIMINARY CONCEPT
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Hillside Heights Apartments
ELK RIVER, MN. 11 05.19.2020 / 20-0009