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7.2. SR 07-06-2021it ci Elk* River Request for Action To Item Number Mayor and City Council 7.2 Agenda Section Meeting Date Prepared by Public Hearing July 6, 2021 Zack Carlton, Planning Manager Item Description Reviewed by West Oaks LLC and Heritage Maples Senior Peter Beck, City Attorney Living LLC — Broadway on 10, PID 75-842- Chris Leeseber , Senior Planner Reviewed by 0010 ■ Conditional Use Permit to Establish a Justin Femrite, Public Works Director Planned Unit Development Cal Portner, City Administrator ■ Preliminary Plat —Broadway on 10 Action Requested The Planning Commission recommends denying, by motion, the Conditional Use Permit (CUP) establishing the Broadway on 10 residential Planned Unit Development (PUD) as standards 4 and 5 will not be satisfied due to concerns with traffic. The Planning Commission also recommends denying, by motion, the Preliminary Plat of Broadway on 10 as the application does not satisfy standard #8 due to concerns with traffic, noting a lack of adequate connections. Should the City Council move to deny the applications, Council should note specific findings where the standards for approval are not met, and direct staff to return with a Finding of Fact denying the applications on July 19, 2021. Alternatively, should the City Council move to approve the applications, staff recommends including the conditions noted in the Planning Commission Memo dated June 22, 2021, along with any additional conditions the Council deems appropriate. Background/Discussion Case No. CU 21-10 and P 21-05 Figure I CR 12 The applicant proposes a multifamily residential PUD development north of the West Oaks Subdivision. The site had previously been the subject of a residential PUD and is already zoned as such. The application package includes a CUP to modify the existing PUD and establish the residential use, and a preliminary plat to create one parcel for the proposed apartment building and 24 townhome lots. The Elk River Vision P I I E I E o I Y A n elcoming community avith revolutionary and spirited resourcefulness, exceptional [NATURE] service, and community engagement that encourages and inspires prosperity. Updated. August 2020 The proposal includes a 91-unit apartment building and 24 townhome units. To support the additional traffic load, the developer will extend the frontage road through a dedicated right-of-way that connects with the neighborhood to the west, providing an additional access point to Trunk Highway 10. Comprehensive Plan The Comprehensive Plan guides the property for high density residential uses and has been scheduled for high density uses since the 2014 update. Transportation connections, not volume, are of concern, but the project is consistent with the Comprehensive Plan. The target density per the comprehensive plan is 8 to 20 units/acre, and the proposed project comes in at 10 units/acre. Planning Commission Meetings On May 25, 2021, the Planning Commission held a public hearing concerning the proposed project. After receiving public testimony and discussing the applications before them, the Planning Commission unanimously continued the item and asked the applicant to complete a traffic study. The applicant completed the traffic study, and the Commission again reviewed the application on June 22, 2021. A summary of the discussions is outlined below. Traffic The results of the traffic study show an increase in the number of trips through the West Oaks neighborhood. An increase would be expected as a result of any development on this parcel and the study estimates 15 percent of all trips will utilize the existing public streets through West Oaks. The study further estimates that the remaining 85 percent of the daily trips would utilize the new frontage road connection to Highway 10. This percentage may fluctuate but is based off the assumption that most residents will commute for work, and the most efficient route will be the new roadway extension through Big Lake Township. Additionally, in evaluating a livability standard for residential roadways, the traffic study and the public works director both believe the additional traffic on existing and proposed city streets will not increase beyond levels generally held as livable standards for a residential roadway. The Commission discussed the results of the traffic study and had concerns with the findings, which ultimately lead to their recommendation of denial. Specific concerns included the referenced livability standard. The general standard for city streets is 150 to 175 vehicles per hour (peak hour) without severely impacting a streets livability. Estimating 108 existing trips during the peak hour plus adding the traffic from the new development would not exceed this livability standard for Yankton and Xerxes. The public works director notes in his memo that if 85 percent of all peak hour trips from the new development were to utilize the West Oaks neighborhood, the livability standard still would not be exceeded. Additionally, it was stated during the public hearing that the streets are smaller than normal as they had been designed for the current development only. Yankton and Xerxes are built to city standards and of the same width as the new streets in Miske Meadows, Waco Street east of the golf course, and are wider than Mississippi Road south of the golf course. These streets include sidewalks for off-street pedestrian movement and have been designed to handle traffic beyond what is currently utilized by the existing uses. Highway 10 Traffic/Crash Information Staff collected crash data for two nearby segments of Highway 10. The first segment between County Road 15 and Waco Street saw a total of 85 incidents since 2011. Of those crashes, two resulted in serious injuries, and eight resulted in minor injuries, the remaining 75 incidents resulted in possible injuries or property damage. Nearly half, 46% were single vehicles running off the road, and another 16% were collisions with deer/animals. The second segment was between Waco Street and Joplin. This segment saw a total of 67 incidents since 2011, with one serious injury and four minor injuries. The majority of crashes (55%) were rear -end collisions near the signalized intersections. This data did include all traffic movements at all intersections within the reviewed segments. Future Roadway Extensions Staff spoke with Council regarding the roadway extension to the east/Waco on June 7, 2021. Council is exploring the possibility, but there are no plans to construct the connection soon. However, the traffic study shows that traffic from the proposed development will not impact existing city streets enough to require this connection in addition to the connection to the west. Staff continues to explore funding options, feasibility, and timing for this connection. If the City Council desires this connection to go in as soon as possible, staff would like direction from Council to move forward with exploring public funding options and return with an update and possible action items on July 19, 2021. Big Lake Township City staff met with Big Lake Township on June 24, 2021, to discuss the connection to their road network, beyond city limits. The township had concerns with traffic through the existing neighborhood, without additional connections, and is preparing a memo outlining their comments, concerns, and procedures for connection. Action The Planning Commission recommended denial of the CUP and preliminary plat 5-2 due to detrimental impacts resulting from increased traffic through to the existing West Oaks neighborhood and a lack of adequate roads. The Commission and many members from the public expressed support for the project if the extension of Business Center Drive to Waco Street was completed under a similar timeline as the apartment project. Financial Impact None Mission/Policy/Goal ■ Support residential growth in the community. ■ Opportunity to live, work, and play ■ Meet changing needs - Agile Attachments ■ Planning Commission Packet dated June 22, 2021 ■ Planning Commission Packet dated May 25, 2021 ■ Public Comment letter received June 22, 2021 ■ Public Hearing Notice Map Request for Action ver To Item Number Planning Commission 6.1 Agenda Section Meeting Date Prepared by General BusinessJune 22, 2021 Zack Carlton, Planning Manager Item Description Reviewed by West Oaks LLC and Heritage Maples Senior Chris Leeseber , Senior Planner Reviewed by Living LLC — Broadway on 10 ■ Conditional Use Permit to Establish a Planned Unit Development, Case No. CU 21-10 ■ Preliminary Plat — Broadway on 10, Case No. P 21-05 Action Requested Recommend, by motion, approval of the Conditional Use Permit (CUP) establishing a residential Planned Unit Development (PUD) with the following conditions to satisfy the standards set forth in Section 30-654: 1. A PUD agreement shall be approved by the City Council and signed by both parties prior to the issuance of building permits for any building within the project area. 2. The field road access to Highway 10 shall be removed and vacated in accordance with MnDOT standards. 3. All comments noted in the staff comment letter dated May 7, 2021, shall be addressed prior to sending the PUD agreement to the City Council for approval. 4. Big Lake Township's approval of the frontage road connection to Business Center Drive. Recommend, by motion, approval of the Preliminary Plat for Broadway on 10. i - RR Hwy 10 CR 33 CR 12 tV' Background/Discussion On May 25, 2021, the Planning Commission held a public hearing concerning the proposed project. After receiving public testimony and 3 Figure I -- discussing the applications before them, the Planning Commission unanimously continued to item to June 22, 2021, and asked the applicant to complete a traffic study. The Commission also requested additional information from staff to inform their decision. That traffic study, along with a memo from the Public Works Director is attached. Project Overview The Elk River Vision rNATUREE] I 1 E I E I s A avelcoming community With revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and insires pro perity. Updated. August 2020 The applicant has proposed a multi -family residential development north of the West Oaks Subdivision. The site had previously been the subject of a residential PUD and is already zoned as such. The application package includes a CUP to modify the existing PUD and establish the residential use, and a preliminary plat to create one parcel for the proposed apartment building and 24 townhome lots. The proposal includes a 91-unit apartment building and 24 townhome units. To support the additional traffic load, the developer will extend the frontage road through a dedicated R/W that connects with the neighborhood to the west, providing an additional access point to Highway 10. Comprehensive Plan The Comprehensive Plan guides the property for High Density residential uses and has been scheduled for high density uses since first being re -zoned to PUD. Transportation connections are of concern, but the project is consistent with the Comprehensive Plan. The target density per the comprehensive plan is 8 to 20 units/acre, and the proposed project comes in at 10 units/acre. Traffic The results of the traffic study show an increase in the number of trips through the West Oaks neighborhood. An increase would be expected as a result of any development on this parcel and the study estimates 15 percent of all trips will utilize the existing public streets through West Oaks. The study further estimates that the remaining 85 percent of the daily trips would utilize the new frontage road connection to Highway 10. This percentage may fluctuate but is based off the assumption that most residents will commute for work, and the most efficient route will be the new roadway extension through Big Lake Township. Additionally, in evaluating a livability standard for residential roadways, the traffic study and the Public Works Director both believe the additional traffic on existing and proposed city streets will not detrimentally impact the existing residents. Highway 10 Traffic/Crash Information Staff collected crash data for two nearby segments of Highway 10. The first segment between County Road 15 and Waco Street saw a total of 85 incidents since 2011. Of those crashes, two resulted in serious injuries, and eight resulted in minor injuries, the remaining 75 incidents resulted in possible injuries or property damage. Nearly half, 46% were single vehicles running off the road, and another 16% were collisions with deer/animals. Additionally, with the high number of incidents where cars left the road, more than half the incidents occurred during the five snowy months from November through March. The second segment was between Waco Street and Joplin. This segment saw a total of 67 incidents since 2011, with one serious injury and four minor injuries. The majority of crashes (55%) were rear -end collisions near the signalized intersections. Future Roadway Extensions Staff spoke with Council regarding the roadway extension to the east/Waco on June 7, 2021. Council is interested in exploring the possibility, but there are no plans to construct the connection soon. However, the traffic study does show traffic from the proposed development will not impact existing city streets enough to require this connection in addition to the connection to the west. Additionally, the former alignment of Waco Street did not have dedicated right-of-way, and the re -alignment to its current location did not vacate previously held right-of-way. Big Lake Township The township has jurisdiction over the 300-foot segment of street between the city limits and the existing pavement for Service Drive Northwest. The connection is currently under review by the township and staff has included a condition that the connection must be approved in order for this project to continue. Should Big Lake Township deny the street connection, an updated traffic study could be submitted, or the city can look at alternative options for connecting east to Waco. Financial Impact None Mission/Policy/Goal ■ Support residential growth in the community. ■ Opportunity to live, work, and play ■ Meet changing needs - Agile Attachments ■ Planning Commission Packet dated May 25, 2021 ■ Traffic Study received June 17, 2021 ■ Traffic Memo dated June 17, 2021 ■ Hwy 10 Crash Data ■ Updated Plans received June 16, 2021 STS Swing Traffic Solutions June 17, 2021 To: Todd Olin, Landform From: Vernon Swing, PE Re: Trip Generation and Distribution Study Broadway on 10 Residential Development Elk River, MN Per your request, Swing Traffic Solutions, LLC has conducted a trip generation and distribution analysis for the proposed Broadway on 10 Residential Development in Elk River, MN. The proposed development will include 91 Mid -rise apartment units and 24 townhome units. The site is adjacent to TH 10 and is located to immediately to the west of the Bee Hive Assisted Living of Elk River development, and north of the West Oaks neighborhood. The site will include two accesses, one from a new extension to the east of the TH 10 frontage road originating at 146t" Street, and one via Yankton Street SW through the West Oaks development. (See attached site plan figure.) This memorandum documents the anticipated site generated traffic and anticipated distribution of the site generated traffic based on travel time models. Trip Generation The trip generation for the proposed residential development has been estimated based on the methodology described by the Institute of Transportation Engineers (ITE) in Trip Generation, 10th Edition. The Mid -Rise Multi -Family building correspond to ITE Land Use Code 221, and the townhomes correspond to ITE Land Use Code 220. Table 1 summarizes the findings. Table 1 Trip Generation Land Use Daily AM Peak Hour PM Peak Hour Enter Exit Enter Exit Mid -Rise Multi -Family (91) 495 Trips 9 Trips 24 Trips 24 Trips 16 Trips Townhomes (24) 176 Trips 3 Trips 9 Trips 10 Trips 7 Trips TOTAL 671 Trips 1 12 Trips 33 Trips 1 34 Trips 23 Trips As shown in Table 1, the site is estimated to generates 12 entering and 33 exiting trips during the morning traffic peak, 34 entering and 23 exiting trips during the afternoon traffic peak hour. Review of the City's Comprehensive Plan as well as MnDOT's corridor plans indicates 70 percent of the trips generated by developments in Elk River will originate from and be destined to other communities, and 30 percent will originate and be destined to sites in Elk River. To determine the path these two trip types take, a review of travel times from Google Maps was undertaken. In both case whether staying II Page Broadway on 10 Residential, Elk River 1 STS Swing Traffic Solutions within Elk River or destined to locations such as the Target Center or the City of St Cloud, it is evident that taking the frontage road to 1461" Street and TH 10 then driving to a destination is 2 to 3 minutes faster than driving on Yankton Street SW to Waco Street SW then to either TH 10 or Mississippi NW. To provide a very conservative estimate of traffic distribution it is assumed that half of the local trips (those staying within Elk River) would choose to drive to their destination without traveling on TH 10. In other words, 15 percent (higher than likely to occur) of the site generated traffic would travel through the West Oaks neighborhood, and 85 percent would utilize the frontage road to reach TH 10 via 1461n Street. Traffic to/from the proposed development during the Peak times will be distributed to the site as follows: • Entering the site —10 trips will enter via the frontage access access, and 2 trips will enter via Yankton Street SW access during the AM Traffic Peak; and 29 trips will enter the site via the frontage road access, and 5 trips will enter the site via the Yankton Street SW access in the PM Traffic Peak. • Exiting the site — 28 trips will exit via the frontage road access, and 5 trips will exit via Yankton Street SW during the AM Traffic Peak time; and 20 trips will exit via the frontage road access, and 3 trips will exit via Yankton Street SW during the PM Traffic Peak time. To put this in perspective the existing neighborhood West Oaks Development, including the Assisted Living site, generates 76 trips during the AM peak hour and 104 trips during the PM peak hour. This translates to approximately one trip every 47 seconds during the AM peak hour and one trip every 35 seconds during the PM peak hour. The proposed development conservatively will add 7 trips (less than ten percent of the existing neighborhood traffic) during the AM peak hour or one trip every 8.5 minutes; and 8 trips (less than eight percent of the existing neighborhood) during the PM peak hour or one trip every 7.5 minutes. This level of increase will not be noticed or affect the livability of the neighborhood. Further, the development of Broadway on 10 Residential and the connection to the frontage road will likely result in at least 30 percent of the West Oaks traffic diverting to the frontage road as it will take less time to reach their destinations, reducing the total traffic that will travel through the neighborhood. It is noted, per Minnesota State Aid Standards two lane roads have the capacity to carry 10,000 vehicles a day or 1,000 trips during the peak hour, before improvements such as designated left and right turn lanes at intersections are needed to improve the operations. Similarly, neighborhood collector streets often carry 400-500 trips during the peak traffic times without adversely impacting driver delays. The existing conditions are not close to these numbers, and the addition of Broadway on 10 traffic will not impact driver delay or roadway operations. In conclusion, the development peak demand occurring during the AM and PM Peak traffic hours will not adversely impact the West Oaks neighborhood or other current traffic conditions in the vicinity of the site. The site will function well as proposed. Please contact Vernon Swing at s,,.igtraffic@gmail.com or 612-968-4142 with any questions. 2 1 P a g e Broadway on 10 Residential, Elk River STS Swing Traffic Solutions BF E _— River BROADWAY =a _ as! E ON 10 ►o rig Site Plan 3 1 P a g e Broadway on 10 Residential, Elk River Memorandum To: Zack Carlton, Planning Manager From: Justin Femrite, P.E., Public Works Director/Chief Engineer Date: June 17, 2021 Subject: Review of Trip Generation Study— Broadway on 10 Residential Development We are in receipt of the final Trip Generation and Distribution Study completed by Swing Traffic Solutions for the Broadway on 10 Residential Development dated June 17, 2021. We have also reviewed the concerns raised by the public during the Planning Commission hearing for the project. While there are varying opinions surrounding the project, the Trip Generation Study combines review of the proposed project with engineering standards for traffic trips and distributions. Its projections further include social behaviors surrounding most driver's preference of time savings. A 2-lane roadway has carrying capacities of 1,000 vehicles per peak hour was referenced in the study. Certainly, this volume would exceed a `livable' standard for the residents who enter and exit directly off that roadway. As a rule of thumb, a roadway can carry about 150-175 vehicles per hour (peak hour) without severely impacting its livability. Based on the proposed additional peak hour trips of the new development, combined with the existing peak hour trips, the volumes on the off -site connecting streets (Yankton and 1461h Street) are maintained in a `livable' range. Even if the study had said 85% of the new peak hour trips would be forced the other direction (say into West Oaks) the max peak hours counts would be estimated at 108 (existing) + 45 (new) = 153 vehicles per hour. Crash Summary HWY 10 - Waco St to Joplin St Report Version 1.0 February 2020 Crash Severity/Crash Year Crash Severity Total 2011 2012 2013 2014 2016 2016 2017 2018 2019 2020 2021 K- Fatal 0 0 0 0 0 0 0 0 0 0 0 0 A- Serious Injury 1 0 0 0 0 0 0 0 0 1 0 0 B- Minor Injury 4 0 0 0 0 0 1 0 3 0 0 0 C- Possible Injury 12 1 3 1 2 0 0 2 1 1 1 0 N- Prop Dmg Only 50 6 5 11 6 3 1 4 6 6 2 0 U- Unknown 0 0 0 0 0 0 0 0 0 0 0 0 Total) 67 7 8 12 8 3 2 6 10 8 3 OI Crash Severity/Number of Vehicles Crash Severity Total 0 1 2 3+ K- Fatal 0 0 0 0 0 A- Serious Injury 1 0 0 1 0 B- Minor Injury 4 0 0 2 2 C - Possible Injury 12 0 0 11 1 N - Prop Dmg Only 50 0 10 35 5 U- Unknown 0 0 0 0 0 Total 1 67 0 10 49 8 I Basic Type Summary Total % Pedestrian 0 0.0 Bike 0 0.0 Single Vehicle Run Off Road 8 11.9 Single Vehicle Other 2 3.0 Sideswipe Same Direction 7 10.4 Sideswipe Opposing 1 1.5 Rear End 37 55.2 Head On 0 0.0 Left Turn 2 3.0 Angle 9 13.4 Other 1 1.5 Total 67 100.0 First Harmful Event Summary Total % Pedestrian 0 0.0 Bicyclist 0 0.0 Motor Vehicle In Transport 57 85.1 Parked Motor Vehicle 0 0.0 Train 0 0.0 Deer/Animal 2 3.0 Other - Non Fixed Object 0 0.0 Collision Fixed Object 6 9.0 Non -Collision Harmful Events 2 3.0 Non -Harmful Events 0 0.0 Other/Unknown 0 0.0 Total 67 100.0 Relationship to Intersection Summary Total % Not at Intersection/Interchange 21 31.3 Four -Way Intersection 36 53.7 T or Y Intersection 0 0.0 Five -Way Intersection or More 2 3.0 Roundabout 0 0.0 Intersection Related 5 7.5 Driveway Access Related 1 1.5 At School Crossing 0 0.0 Railway Grade Crossing 0 0.0 Shared Use Path or Trail 0 0.0 Interchange or Ramp 0 0.0 Crossover Related 0 0.0 Acceleration/Deceleration Lane 0 0.0 Other/Unknown 2 3.0 Total 67 100.0 Weather 1 Summary Total % Clear 35 52.2 Cloudy 25 37.3 Rain 1 1.5 Snow 4 6.0 Sleet, Hail (Freezing Rain/Drizzle) 2 3.0 Fog/Smog/Smoke 0 0.0 Blowing Sand/Soil/Dirt/Snow 0 0.0 Severe Crosswinds 0 0.0 Other/Unknown 0 0.0 Total 67 100.0 Light Condition Summary Total % Daylight 50 74.6 Sunrise 1 1.5 Sunset 4 6.0 Dark (Str Lights On) 7 10.4 Dark (Str Lights Off) 0 0.0 Dark (No Str Lights) 5 7.5 Dark (Unknown Light) 0 0.0 Other/Unknown 0 0.0 Total 67 100.0 Report Generated 06/17/2021 MnCMAT 2.0.0 Page 1 of 2 Crash Summary HWY 10 - Waco St to Joplin St Report Version 1.0 February 2020 Time of Day/Day of Week From To 00:00 02:00 04:00 06:00 08:00 10:00 12:00 14:00 16:00 18:00 20:00 22:00 Total % 01:69 03:69 06:69 07:69 09:69 11:69 13:69 16:69 17:69 19:69 21:69 23:69 SUN 1 0 0 0 0 0 1 2 0 0 0 0 4 6.0 MON 0 0 0 0 0 1 1 2 2 0 1 0 7 10.4 TUE 0 0 0 4 0 0 1 3 5 0 0 0 13 19.4 WED 0 0 0 0 1 1 1 0 3 2 2 0 10 14.9 THU 0 0 0 1 0 1 0 2 2 3 0 0 9 13.4 FRI 0 0 0 0 0 2 2 1 3 4 1 0 13 19.4 SAT 0 0 0 1 2 1 1 2 2 1 0 1 11 16.4 Total 1 0 0 6 3 6 7 12 17 10 4 1 67 100.0 % 1.5 0.0 0.0 9.0 4.5 9.0 10.4 17.9 25.4 14.9 6.0 1.5 100.0 100.0 Driver & Non -Motorist Age/Gender Summary Age M F NR No Value Total % <14 0 0 0 0 0 0.0 14 0 0 0 0 0 0.0 16 0 0 0 0 0 0.0 16 0 2 0 0 2 1.5 17 2 1 0 0 3 2.3 18 2 0 0 0 2 1.5 19 2 1 0 0 3 2.3 20 0 0 0 0 0 0.0 21-24 7 9 0 0 16 12.1 26-29 7 6 0 0 13 9.8 30-34 12 7 0 0 19 14.4 36-39 7 11 0 0 18 13.6 40-44 2 3 0 0 5 3.8 46-49 13 5 0 0 18 13.6 60-64 5 1 0 0 6 4.5 66-69 7 5 0 0 12 9.1 60-64 6 2 0 0 8 6.1 66-69 0 2 0 0 2 1.5 70-74 0 1 0 0 1 0.8 76-79 0 0 0 0 0 0.0 80-84 1 2 0 0 3 2.3 86-89 0 0 0 0 0 0.0 90-94 0 0 0 0 0 0.0 96+ 0 0 0 0 0 0.0 No Value 0 0 0 1 1 0.8 Total 73 58 0 1 132 100.0 % 55.3 43.9 0.0 0.8 100.0 100.0 Selection Filter: ORK AREA: State - ROUTE FILTER APPLIED Analyst: Notes: R an Sandhoefner Month Summary Total % January 4 6.0 February 11 16.4 March 6 9.0 April 4 6.0 May 7 10.4 June 7 10.4 July 9 13.4 August 5 7.5 September 2 3.0 October 4 6.0 November 2 3.0 December 6 9.0 Total 67 100.0 Physical Condition Summary Total % Apparently Normal (Including No Drugs/Alcohol) 124 96.9 Physical Disability (Short Term or Long Term) 0 0.0 Medical Issue (III, Sick or Fainted) 0 0.0 Emotional (Depression, Angry, Disturbed, etc.) 0 0.0 Asleep or Fatigued 0 0.0 Has Been Drinking Alcohol 3 2.3 Has Been Taking Illicit Drugs 0 0.0 Has Been Taking Medications 0 0.0 Other/Unknown 1 0.8 Not Applicable 0 0.0 Total 128 100.0 Report Generated 06/17/2021 MnCMAT 2.0.0 Page 2 of 2 Crash Summary EB HWY 10 - CR 15 to Waco St. Report Version 1.0 February 2020 Crash Severity/Crash Year Crash Severity Total 2011 2012 2013 2014 2016 2016 2017 2018 2019 2020 2021 K- Fatal 0 0 0 0 0 0 0 0 0 0 0 0 A- Serious Injury 2 0 1 0 0 0 0 1 0 0 0 0 B- Minor Injury 8 1 0 1 1 1 2 0 0 1 1 0 C- Possible Injury 14 1 2 3 3 0 1 2 1 0 1 0 N- Prop Dmg Only 61 8 5 7 12 4 5 6 3 6 4 1 U- Unknown 0 0 0 0 0 0 0 0 0 0 0 0 Total) 85 10 8 11 16 5 8 9 4 7 6 1 I Crash Severity/Number of Vehicles Crash Severity Total 0 1 2 3+ K- Fatal 0 0 0 0 0 A- Serious Injury 2 0 1 1 0 B- Minor Injury 8 0 3 5 0 C- Possible Injury 14 0 9 5 0 N - Prop Dmg Only 61 0 40 20 1 U- Unknown 0 0 0 0 0 Total 1 85 0 53 31 1 I Basic Type Summary Total % Pedestrian 0 0.0 Bike 0 0.0 Single Vehicle Run Off Road 39 45.9 Single Vehicle Other 14 16.5 Sideswipe Same Direction 7 8.2 Sideswipe Opposing 0 0.0 Rear End 12 14.1 Head On 0 0.0 Left Turn 1 1.2 Angle 10 11.8 Other 2 2.4 Total 85 100.0 First Harmful Event Summary Total % Pedestrian 0 0.0 Bicyclist 0 0.0 Motor Vehicle In Transport 31 36.5 Parked Motor Vehicle 1 1.2 Train 0 0.0 Deer/Animal 14 16.5 Other - Non Fixed Object 0 0.0 Collision Fixed Object 30 35.3 Non -Collision Harmful Events 9 10.6 Non -Harmful Events 0 0.0 Other/Unknown 0 0.0 Total 85 100.0 Relationship to Intersection Summary Total % Not at Intersection/Interchange 50 58.8 Four -Way Intersection 16 18.8 T or Y Intersection 6 7.1 Five -Way Intersection or More 0 0.0 Roundabout 0 0.0 Intersection Related 5 5.9 Driveway Access Related 1 1.2 At School Crossing 0 0.0 Railway Grade Crossing 0 0.0 Shared Use Path or Trail 0 0.0 Interchange or Ramp 2 2.4 Crossover Related 1 1.2 Acceleration/Deceleration Lane 0 0.0 Other/Unknown 4 4.7 Total 85 100.0 Weather 1 Summary Total % Clear 34 40.0 Cloudy 25 29.4 Rain 1 1.2 Snow 18 21.2 Sleet, Hail (Freezing Rain/Drizzle) 3 3.5 Fog/Smog/Smoke 1 1.2 Blowing Sand/Soil/Dirt/Snow 1 1.2 Severe Crosswinds 0 0.0 Other/Unknown 2 2.4 Total 85 100.0 Light Condition Summary Total % Daylight 53 62.4 Sunrise 5 5.9 Sunset 0 0.0 Dark (Str Lights On) 6 7.1 Dark (Str Lights Off) 0 0.0 Dark (No Str Lights) 20 23.5 Dark (Unknown Light) 1 1.2 Other/Unknown 0 0.0 Total 85 100.0 Report Generated 06/17/2021 MnCMAT 2.0.0 Page 1 of 2 Crash Summary EB HWY 10 - CR 15 to Waco St. Report Version 1.0 February 2020 Time of Day/Day of Week From To 00:00 02:00 04:00 06:00 08:00 10:00 12:00 14:00 16:00 18:00 20:00 22:00 Total % 01:69 03:69 06:69 07:69 09:69 11:69 13:69 16:69 17:69 19:69 21:69 23:69 SUN 0 0 1 0 1 0 2 1 0 0 0 0 5 5.9 MON 0 0 0 4 1 1 1 0 2 5 0 1 15 17.6 TUE 0 1 0 1 1 3 1 0 1 0 1 0 9 10.6 WED 1 0 3 1 2 0 0 0 1 1 1 0 10 11.8 THU 0 0 1 3 0 1 2 0 4 1 2 0 14 16.5 FRI 0 0 2 3 2 1 5 2 1 1 0 0 17 20.0 SAT 0 0 0 2 1 2 2 3 1 3 1 0 15 17.6 Total 1 1 7 14 8 8 13 6 10 11 5 1 85 100.0 % 1.2 1.2 8.2 16.5 9.4 9.4 15.3 7.1 11.8 12.9 5.9 1.2 100.0 100.0 Driver & Non -Motorist Age/Gender Summary Age M F NR No Value Total % <14 0 0 0 0 0 0.0 14 0 0 0 0 0 0.0 16 0 0 0 0 0 0.0 16 0 2 0 0 2 1.7 17 5 1 0 0 6 5.1 18 2 1 0 0 3 2.5 19 2 1 0 0 3 2.5 20 3 1 0 0 4 3.4 21-24 6 5 0 0 11 9.3 26-29 6 6 0 0 12 10.2 30-34 10 6 0 0 16 13.6 36-39 3 3 0 0 6 5.1 40-44 9 5 0 0 14 11.9 46-49 3 4 0 0 7 5.9 60-64 8 7 0 0 15 12.7 66-69 3 2 0 0 5 4.2 60-64 0 3 0 0 3 2.5 66-69 1 3 0 0 4 3.4 70-74 2 1 0 0 3 2.5 76-79 3 0 0 0 3 2.5 80-84 0 0 0 0 0 0.0 86-89 0 0 0 0 0 0.0 90-94 0 0 0 0 0 0.0 96+ 0 0 0 0 0 0.0 No Value 0 0 0 1 1 0.8 Total 66 51 0 1 118 100.0 % 55.9 43.2 0.0 0.8 100.0 100.0 Selection Filter: ORK AREA: State - ROUTE FILTER APPLIED Analyst: Notes: R an Sandhoefner Month Summary Total % January 10 11.8 February 5 5.9 March 10 11.8 April 7 8.2 May 3 3.5 June 9 10.6 July 2 2.4 August 6 7.1 September 7 8.2 October 6 7.1 November 13 15.3 December 7 8.2 Total 85 100.0 Physical Condition Summary Total % Apparently Normal (Including No Drugs/Alcohol) 97 85.8 Physical Disability (Short Term or Long Term) 0 0.0 Medical Issue (III, Sick or Fainted) 1 0.9 Emotional (Depression, Angry, Disturbed, etc.) 0 0.0 Asleep or Fatigued 3 2.7 Has Been Drinking Alcohol 4 3.5 Has Been Taking Illicit Drugs 1 0.9 Has Been Taking Medications 0 0.0 Other/Unknown 7 6.2 Not Applicable 0 0.0 Total 113 100.0 Report Generated 06/17/2021 MnCMAT 2.0.0 Page 2 of 2 0 r �' IIMI ■/ � aN IPA. a } ✓ ` ` SUBMITTED TO City of Elk River 13065 Orono Parkway Elk River, MN 55330 ree.- �: suer 6:A- 4G ME4, 9 �P y� m 2-1 p %9069 Spa PREPARED BY Landform Professional Services, LLC 105 511 Ave S, Suite 513 Minneapolis, MN 55401 Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC III If I rill TABLE OF CONTENTS Introduction......................................................................................................................................... ConditionalUse Permit........................................................................................................................ PreliminaryPlat.................................................................................................................................... Summary.............................................................................................................................................. ContactInformation............................................................................................................................ 1 1 2 2 3 On behalf of the Broadway at 10 site, Landform is pleased to submit this application for conditional use permit and preliminary plat approval to allow a planned unit development which contains an 91-unit multi -family apartment building and 24 villa homes. Our development plan includes a public roadway on the north side of the site with a private drive to serve the multi -family apartment and villa homes. The improvements also include parking, sidewalk, landscaping, stormwater and utilities. We are excited about the improvements proposed for this site. Conditional Use Permit We are requesting City approval for a conditional use permit for a planned unit development as allowed by Section 30-1564(c)(3). We have reviewed the request in accordance with City ordinance standards in Section 30.654 and find that the ordinance standards have been met. Specifically: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed planned unit development won't negatively affect the use or enjoyment or neighboring properties. The proposed uses are compatible with surrounding properties with the multi -family apartment is set in the center of the site with the single-family villa homes adjacent to the existing townhome development to the southeast to provide a transition between uses. 2. Will be consistent with the comprehensive plan. The proposed planned unit development is consistent with the comprehensive plan 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The proposed planned unit development is surrounded by developed properties and will not impede the improvement or redevelopment of these properties. 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 proposed planned unit development will be served by public facilities and services. The development will not overburden or adversely affect these public facilities or services. Will 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. Broadway on 10, Elk River, MN June 16, 2021 CHU20001312 1 The proposed planned unit development will not include uses that will be detrimental to others or contain an excessive amount of traffic, noise, smoke, fumes, glare, odor, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposed planned unit development has only a minor impact on the existing wetland to provide access into the site. The majority of the wetland will remain undisturbed as a natural feature for the enjoyment of the residents. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The subdivision will comply with most of the applicable zoning and subdivision standards however, there are a few areas where the plans will require flexibility from the standards as part of the planned unit development. The areas we have identified that require flexibility are: a. A 24-foot wide private drive where a 32-foot public street is required and; b. 91 enclosed parking spaces and 69 surface parking spaces where 91 enclosed parking spaces and 132 surface parking spaces are required. This maintains the enclosed parking stall requirement and asks for flexibility from the surface parking requirement. Additionally, the plans show 22 proof of parking spaces that could be surfaced if there is an identified need for additional parking spaces from the development. We believe the parking and drive aisle is adequate for the proposed mix of uses. As we continue to refine the layout and site design based on city comments and feedback, additional flexibilities may be identified. Preliminary Plat We are also requesting approval of a preliminary plat to create one lot for a 91-unit multi -family apartment building and 24 lots for villa homes. Summary We respectfully request approval of the Conditional Use Permit and Preliminary Plat to allow for a 91-unit multi -family apartment and 24 villa homes served by a private drive. Broadway on 10, Elk River, MN June 16, 2021 CHU20001312 2 Contact Information This document was prepared by: Kevin Shay Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Kevin Shay at kshay(c)landform.net or 612.638.0228. Broadway on 10, Elk River, MN June 16, 2021 CHU20001312 3 NORTH E=pI c..... emonc 0 IINAVLs 0 eoNoscoolnG 0 creove� All IN, — NATONN.00« sRT,I.11 �NPPE All m 11 .� oL.E IT ® TTw"IN q INAH oNr ® LYN_IIN-111N ® —o. ON.T[N-11 0U) rv[nmi�o oimnNa BROADWAY ON 10 ELK RIVER, MINNESOTA imJ iaJ 0-- = J U NN s-rucnNA TNcssrE cone Tsa A — soil p.p icx.sTorvoow �g sLoaeoiresTON ®� ® ® ceLSH somN IE ILL Ts �P TogoE. wTR^ E s.sT� A111T10—�noN °Ell LI--- awT.wTa. p Nmeresre�Na L1.11H ETOErawT a-1-1aowT BROADWAY INVESTORS II, LLC CIVIL ENGINEER SURVEYOR LANDFORM III ENIT1111AGENUE, XnEev LANDFORM VI Eev LANOSCAPEARCHITECT ARCHITECT LANDFORM DSO Architecture 1 Q 4 Know whcd s Below. 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MUI STRAIGHTFO—ON—) —N FLOOR: 33.1M -. SECOND FLOOR: 33,970 S.F. IHIRDFLOOK 33.- ::*',1 S.F.(111,111 I,F,IMISFRAICHUIOUNDAIION WALLS) FA—.] :,6�O S.V AM. GROSS PARKM PROVIDED! I , PER UNIT 19'd1p 2Vdp 22'd,,p EFFICIENCY CWSM Is I'll (—bu—) L—AlF WYT.. 10 122 SLEEPING ROOMS 1.34 CARS 1. SLI 111- -0.1 91 - - - - - - - - -- Or 71 D 8 18 32 84 FEET REF H Pdso �A X-C H Il T—ECT U K E BROADWAY ON TEN APARTMENT BUILDING GARAGE PLAN UNIT MN PARKING - 71 CARS T 2A ic r 10 Fri 1A L F FIT -,. to -t 1F 1 7 Ll ME -Th 2A ic IA is p 2C V L arm Mwowwn,lIESS IA 1. 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A� "T- K., BROADWAY ON TEN TOWNHOME PLANS -Q., 7 -- ( ;i�>• ` ,Gi�arl:1 � lul I�. 1 ' � Request for Action ver To Item Number Planning Commission 5.5 Agenda Section Meeting Date Prepared by Public Hearings May 25, 2021 Zack Carlton, Planning Manager Item Description Reviewed by West Oaks LLC and Heritage Maples Senior Chris Leeseber , Senior Planner Reviewed by Living LLC — Broadway on 10 ■ Conditional Use Permit to Establish a Planned Unit Development ■ Preliminary Plat —Broadway on 10 Action Requested Recommend, by motion, approval of the Conditional Use Permit (CUP) establishing a residential Planned Unit Development (PUD) with the following conditions to satisfy the standards set forth in Section 30-654: ` f 1. A PUD agreement shall be approved by the City Council and lJ - signed by both parties prior to the issuance of building permits u CR33 for any building within the project area. 2. The field road access to Highway 10 shall be removed and vacated in accordance with MnDOT standards. 3. All comments noted in the staff comment letter dated May 7, RR 2021, shall be addressed prior to sending the PUD agreement ` to the City Council for approval. • Hwy 10 CR 12 Recommend, by motion, the Preliminary Plat for Broadway on 10. Background/Discussion The applicant has proposed a multi -family residential development P� north of the West Oaks Subdivision. The site had previously been the by subject of a residential PUD and is already zoned as such. The application package includes a CUP to modify the existing PUD and establish the residential use, and a preliminary plat to create one parcel for the proposed apartment building, and 24 townhome lots. Figure i _ The proposal includes an 88-unit apartment building and 24 townhome units. To support the additional traffic load, the developer will extend the frontage road through a dedicated R/W that connects with the neighborhood to the west providing an additional access point to Highway 10. The Elk River Vision rNATUREE] I 1 E I E I s A avelcoming community With revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and insires pro perity. Updated. August 2020 Comprehensive Plan The Comprehensive Plan guides the property for High Density residential uses, and has been scheduled for high density uses since first being re -zoned to PUD. Transportation connections are of concern, but the project is consistent with the Comprehensive Plan. Site Plan Submitted plans identify an L-shaped apartment building on the north half of the site. The apartment includes a parking lot with access to a service drive on the east side. The building includes underground parking and access to the garage is also located on the east side of the building. The only public street access will be from a single driveway that serves the apartment building and the townhomes. The townhomes are clustered in 2 and 4-unit buildings south of the apartment complex. Each unit has access to the private drive. The southern and eastern end of the site includes wetlands, stormwater ponds, and existing vegetation. There is also a sidewalk along the south side of the new street that connects to the existing network. Parking The apartment includes 88 units and according to city ordinances this requires 220 parking stalls — 88 of which need to be covered. Plans include 91 covered stalls and 71 surface stalls, for a total of 162 spaces. The applicant has provided a breakdown of parking counts per unit, including 2 stalls for the larger units and 1.5 stalls for the 1 BR and studio units. Based on recent approvals, the unit counts appear to reflect what has worked in Elk River, but the Planning Commission may require additional proof of parking stalls up to 176 stalls, which would provide an average of 2-stalls per unit. The townhomes are located on a 24 foot wide private street and are setback 25-30 feet. The longer driveways provide opportunities for up to 4 vehicles per unit (2 in the garage and 2 on the driveway). A typical street width is 36 feet wide and allows parking on one side of the street, the private street will need to be signed no parking to allow parking on one side of the street. Landscaping The submitted landscape plans meet ordinance standards for tree counts and includes detailed plans for the townhomes on the southern half of the project. Applicable Regulations In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. mill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The project site has been targeted for high -density residential uses and abuts townhome developments to the south. The additional units will add traffic to the nearby city streets, and an additional exit is being added to provide an alternative route for the development. Staff does not see a need to impose specific conditions to satisfy this standard. 2. WIN be consistent with the comprehensive plan. The use is consistent with the comprehensive plan. Staff does not see a need to impose specific conditions to satisfy this standard. 3. WIN not impede the normal and orderly development and improvement of surrounding vacant property. The properties abutting the site are fully developed, and there is one remaining lot to the east with additional development potential. Development of that lot will provide a third access point to this area of the city. This project will not impede the normal and orderly development of surrounding vacant property. Staff does not see a need to impose specific conditions to satisfy this standard. 4. Weill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare protection, drainage, refuse disposal, water and server systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. Traffic is a concern for the West Oaks neighborhood to the south of the project area. While the development does add an additional access to Highway 10, the Planning Commission could require a traffic study in order to gain a better understanding of anticipated traffic patterns. The buildings will connect to city services, contribute to the park dedication fund, and has not requested financial assistance. Aside from the potential traffic concerns, the project will not adversely affect essential public facilities. The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to existing city streets. 5. WIN 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. Again, traffic is the biggest concern under this standard. The project will not involve uses or activities that will be detrimental due to noise, smoke, fumes, glare, odors, dust or vibrations. The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to existing city streets. 6. Weill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. While there will be significant grading on the site, the wetland delineation has been approved and plans show adequate provisions will be made to protect the wetland areas within the subject site. The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff does not see a need to impose specific conditions to satisfy this standard. 7. Wlill fully eovpywitb 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. As this project will be developed as a PUD, there are certain standards that will deviate from the ordinance as written. These changes will be documented in a PUD agreement, which will be approved by the City Council. Staff does not see a need to impose specific conditions to satisfy this standard. Preliminary Pla City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent nvith the ,oning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the honing regulations and this article. The proposed subdivision requires approval of a CUP. Provided the CUP/PUD is approved, along with the recommended conditions, the proposed subdivision is consistent with all zoning regulations. 2. The proposed subdivision is consistent nrith all applicable general and specialiTed 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 toflooding, and drainage are suitable for the type and density of development and uses contemplated. The physical characteristics of the site support the proposed use. The wetlands and any potential impacts are under review and must comply with any all state and local standards. 4. The proposed subdivision makes adequate provision for neater supply, storm drainage, sen age transportation, erosion control and all other services, facilities and improvements otherm'se 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 Y411 not cause substantial environmental damage. The subdivision will not cause substantial environmental damage. The proposed subdivision nrill not conflict nrith easements of record or with easements established by judgment of a court There are no conflicts with easements of record. 7. The proposed subdivision mill 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 follonving exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary server systems. d. Lack of adequate off -site public improvements or support systems. The Planning Commission should consider whether a traffic study is appropriate to evaluate impacts to existing city streets. If denial of the CUP or Preliminary Plat should occur, it shall accompany recommendations or deterininations by findings or a report stating how the proposed use does not comply with the standards set forth in the ordinance. Financial Impact None Mission/Policy/Goal ■ Support residential growth in the community. ■ Opportunity to live, work, and play ■ Meet changing needs - Agile Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plans ■ Architectural Plans/Elevations ■ Staff Comment Letter dated May 7, 2021 s. 10�41�6-02 75-13i2�1 3 1 U 16-018 0 1. d . r q. t1-4i s 23 0 { 4 1 _ _ r ir f 76-21 ale r At ML Of S 7. 5 -RAO 9-0145' 100 CAAks LLCIO - Club -a Case No: P 21-05 ` lii I l It. & oLn itiolial Us Peen-ilt River 0 r �' IIMI ■/ � aN IPA. a } ✓ ` ` SUBMITTED TO City of Elk River 13065 Orono Parkway Elk River, MN 55330 ree.- �: suer 6:A- NG MEMO 9 �P y� m � YEARS 'p •eeee• PREPARED BY Landform Professional Services, LLC 105 5" Ave S, Suite 513 Minneapolis, MN 55401 Landform®, SensiblyGree n® and Site to Finish® are registered service marks of Landform Professional Services, LLC III ❑r I rill TABLE OF CONTENTS Introduction..................................................................................................................................................1 ConditionalUse Permit.................................................................................................................................1 PreliminaryPlat.............................................................................................................................................2 Summary....................................................................................................................................................... 2 ContactInformation......................................................................................................................................2 Introduction On behalf of the Broadway at 10 site, Landform is pleased to submit this application for conditional use permit and preliminary plat approval to allow a planned unit development which contains an 88-unit multi -family apartment building and 24 villa homes. Our development plan includes a public roadway on the north side of the site with a private drive to serve the multi -family apartment and villa homes. The improvements also include parking, sidewalk, landscaping, stormwater and utilities. We are excited about the improvements proposed for this site. Conditional Use Permit We are requesting City approval for a conditional use permit for a planned unit development as allowed by Section 30-1564(c)(3). We have reviewed the request in accordance with City ordinance standards in Section 30.654 and find that the ordinance standards have been met. Specifically: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed planned unit development won't negatively affect the use or enjoyment or neighboring properties. The proposed uses are compatible with surrounding properties with the multi -family apartment is set in the center of the site with the single-family villa homes adjacent to the existing townhome development to the southeast to provide a transition between uses. 2. Will be consistent with the comprehensive plan. The proposed planned unit development is consistent with the comprehensive plan 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The proposed planned unit development is surrounded by developed properties and will not impede the improvement or redevelopment of these properties. 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 proposed planned unit development will be served by public facilities and services. The development will not overburden or adversely affect these public facilities or services. Will 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. Broadway on 10, Elk River, MN April 26, 2021 CHU200013I2 1 The proposed planned unit development will not include uses that will be detrimental to others or contain an excessive amount of traffic, noise, smoke, fumes, glare, odor, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposed planned unit development has only a minor impact on the existing wetland to provide access into the site. The majority of the wetland will remain undisturbed as a natural feature for the enjoyment of the residents. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The subdivision will comply with most of the applicable zoning and subdivision standards however, there are a few areas where the plans will require flexibility from the standards as part of the planned unit development. The areas we have identified that require flexibility are: a. A 24-foot wide private drive where a 32-foot public street is required and b. 90 enclosed parking spaces and 69 surface parking spaces where 88 enclosed parking spaces and 132 surface parking spaces are required. This maintains the enclosed parking stall requirement and asks for flexibility from the surface parking requirement. We believe the parking and drive aisle is adequate for the proposed mix of uses. As we continue to refine the layout and site design based on city comments and feedback, additional flexibilities may be identified. Preliminary Plat We are also requesting approval of a preliminary plat to create one lot for an 88-unit multi -family apartment building and 24 lots for villa homes. Summary We respectfully request approval of the Conditional Use Permit and Preliminary Plat to allow for a multi -family apartment and 24 villa homes served by a private drive. Contact Information This document was prepared by: Kevin Shay Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Kevin Shay at kshay(cDlandform.net. or 612.638.0228. 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W _i LOWER LEVEL MAIN LEVEL I 'L -------------- ------------- 7�.�� 0 8 16 32 64 FEET UPPER LEVEL QUADRUPLEX DUPLEX 1 -7 dFil BROADWAY ON TEN TOWNHOME PLANS -® -1 ��i City of EIk ;z,; River 13065 Orono Parkway Elk River, MN 55330 May 7, 2021 Landform Kevin Shay 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 VIA EMAIL: kshay@landform.net RE: Conditional Use Permit and Preliminary Plat — Broadway on 10 Dear Mr. Shay, Thank you for your applications for a Conditional Use Permit (CUP) and Preliminary Plat to develop a multi -family residential project. I will be reviewing your application and preparing the staff report for the Planning Commission and City Council. On April 26, 2021, the city received your application for the above use. Per state statute 15.99, the city is required to act within 60-days of receiving a complete application. Subdivision 3 of that section requires the city to notify an applicant within 15 business days if information is missing, delaying the start of the 60-day review period. A city may extend the 60-day review period up to 120 days to complete the review. With the receipt of the additional materials on April 28, 2021, your applications have been deemed complete, and the 60-day review period starts. The application has been assigned Case Numbers CU 21-10 and P 21-05 and is scheduled to be reviewed by the Planning Commission on May 25, 2021, at 6:30 p.m. at the Elk River City Hall, 13065 Orono Parkway. With a Planning Commission recommendation on that date, the City Council will review your application on June 7, 2021. Staff conducted a thorough site plan review on April 3, 2021, and has the following comment. 1. Provide a fire apparatus turning movement diagram to verify fire department access. 2. Developer will need to coordinate relocation of the overhead Connexus power line prior to developing the townhome product. 3. Provide a landscaping plan for the townhome product. Use the following standards as a basis for the plan: httgs://EbraLy.municode.com/mn/elk river/codes/code of ordinances?nodeId=COOR CH30LADERE ARTVIZO DIV6REDI SDIINGE S30-994TODI 4. Parking standards are not met, staff notes the parking outline in the plan set and will discuss with the Planning Commission. Approval of the deviation will be noted in the PUD agreement. 5. Submit a lighting plan for review. 6. Extend sidewalk from Yankton to the west along Business Center Dr to west property line. Phone: 763.635.1000 NAWREJ www.ElkRiverMN.gov 7. Replace 12" CMP with 12" RCP across Business Center Dr. 8. Stormwater management needs to meet NPDES and city stormwater ordinance. 9. Filtration basin 2 would be city owned and requires access for maintenance. Other basins will be privately owned and maintained. 10. Ensure all EOF elevations are correct. Basin 1 appears to be a typo. 11. Freeboards between EOFs and low floors must be at minimum 1 foot. 12. Add catch basins just outside of private street entrance to gather storm water for treatment on site. 13. Grades must be less than or equal to 3:1. 14. Wetland delineation approved in 2020 and shown on site plan. Road extension on north shown as wetland impacts. Wetland impacts have not yet been applied for or reviewed by the TEP via Wetland Conservation Act (WCA) requirement. All structures must meet the 45' wetland setback and this area should be within a D&U easement (at least first 25' setback). Currently only wetland boundary is within D&U. Stormwater ponds may not be located within delineated wetlands. 15. There are two dead end watermains shown in the utility plan: one in the parking lot circle and another in the cul-de-sac; no dead-end mains shall be constructed, all watermains shall be looped. If we need additional information, we will let you know. Let me know if you have any questions. Sincerely, Zack Carlton, Planning Manager Ph: 763.635.1035 zcarlton e,ElkRiverMN.gov Conditional Use Permit next to Elk Dale Replate thoughts My name Daniel Leistico — I've lived at 144th St. NW 34 years o When I built, I never would have dreamed that the lot behind me would still be sitting o Denny Chuba deserves to do something with the land — this plan is just not a safe one from a volume of residence/traffic standpoint. o This is the third plan I've seen for the lot ■ A convenient store 16-17 years ago and then I believe a 55+ townhome community 13-14 years ago • Convenient store never made it off the ground — my understanding is the 55+ townhome community fell victim to the recession At the June 91h Town of Big Lake Board meeting, the representative of the development made 2 comments that stood out to me 0 1. The Elk River Planning Commission was surprised that the developer didn't come to them with a plan for more units as it is zoned that way 0 2. There is an easement right away from the Government center all the way to the 14/15 County road bridge ■ Got me thinking — apartments in that lot would probably make sense if the frontage road was connected all the way from Waco to the 14/15 bridge and the Hwy 10 accesses were eliminated in between. I wouldn't like it but it would make sense. The Big Lake Township board wanted to meet with Elk River (did this happen yet??) and get a copy of the traffic study. o One of the board members was concerned that most of the traffic would be trying to access Hwy 10 through the 145th St NW access. The traffic study stated as such. Until the access east of the Beehive is put in, I can't see anything being a good fit for that property. If that is addressed, maybe a 35-40 unit 55+ townhomes would be the max amount from a traffic standpoint until the only access to Hwy 10 would be Waco and the 14/15 bridge. Maybe that is a re -zoning — I don't know. What I do know is adding 180 —190 vehicles (85% of 112 units times 2 vehicles per household) trying to access Hwy 10 through 145 St NW and come home that way is creating a problem and a dangerous one. One last point — the billboard that was on that property for the last 25 years came down on June 31d. I hope it is not a case that this is already a done deal. It could be coincidence or contract up or other things. Personally, I don't believe in coincidences and I would not eliminate a revenue stream unless I replaced it with a better revenue stream so it seemed odd to me. ArcGIS Web Map 75-49" 120 10 { 0 CAMP COZY 75-131-2430 0 PAR LO L, 70-4 70'47 LO Ln na 10 Lh r L lus 1 t-416-0145 7'5-842-0010 `' � _ RI['ER 10-41"140 7851h Aven ue 75-7. 3210 A LINAME DIC CLINIC f MERCY ME DAY SURGERY Q o C 75, 6 61-0?05 � 9 Ca 9 J, an <n m 7 m si No F- CID lr +qV nUL, Businesscenterarive CD O o 75-785-01175 ` 75-8 3" 130 s r 7/1 /2021, 9:25:20 AM featureLayerlD Parcels 1:4,363 0 0.04 0.07 0.14 mi 0 0.05 0.1 0.2 km Sherburne County Public Works - GIS Division Web AppBuilder for ArcGIS Sherburne County Public Works - GIS Division West Oaks LLC Planned Unit Development Preliminary Plat +' ,P 3143-0221t' i 3 10 15-0239: s� # 10w4.16-75 + # ' -; -�- � - � '� +►� ._ - _ r 145 L _ Ila 7549#2-010r, •R � i je r� 10-4fil` D1# 141 01 10 69-01d5 1U 45a 154 I, { ��' 4 R` `"' s : -:; I�-I -,i 'e st 0 pi s LLC - uba Case No P 21- 5 CU 21-1 El �. Prelim Plat & Conditional Use Permit diver Background ■ Multi -family residential PUD ■ 91-unit apartment building ■ 24 townhome units (attached) ■ Market rate — no "affordable housing" ■ Rents expected at $1,100 to $1,800/month ■ New street connection to Big Lake Township ■ Connecting to HW'Y 10 via existing R/W ■ Staff met with the township, and they expressed concerns with traffic through existing neighborhood without additional road connections. Comprehensive Plan ■ Comp Plan guides site for high density residential (8-20 units/acre) ■ High density housing approved in 2006 with Heritage Maples ■ 8-20 units/acre established by the 2014 Comp Plan ■ 10 units/acre proposed ■ Majority of West Oaks and Beehive Homes were developed after Comp Plan approval, beginning in 2015. ■ 96 homes and 20-bed memory care facility NIMBI 000 no SIVI ME 1.0 �NI ME— on moll U&SAI al ME no so No" ME No i I , � IIr ful ■ ■■ i� �■ ■■ �■ ■■ i, 01 i... ii ■■ ism ME] ON ME A an _L _ ��r� ■. ■r FINE ■. ■ 3 ■■ ■■ ■■ ME aen■■3 -,� 1■.G I79 ■■ A _Qag ° � � � � 1� _— ■■ E� ■■ ■■. ■■ Ala � 0 NORTH Know whco s Below. COII balore you dig. 0 60 120 Emp— _ _ _ sir: ' it ■■� i!'ig ..' .... i _ ' - ac—• 7.. �. Ilt �l. WALKOUT Vl SINGLE HUNG WINDOW ASPHALT SHINGLES WILOW-EMULATINIGGLASS 1 METAL TRIM �tl1•alllaidiC1a b IIsul16;AIL..... lwna��rl�lurnaunre VINYLLAPSIDING1�'MRIS'PIIEYF.'mIS11I'�P!R" :. — ♦ I� dsp / Traffic ■ At request of PC a traffic study was completed by applicant ■ Proj ect is estimated to generate: ■ 12 entering & 33 exiting trips (a.m. traffic peak) ■ 34 entering & 23 exiting trips (p.m. traffic peak) ■ Trip Direction — estimate based on destination ■ 15% utilize public streets in West Oaks (Yankton/Xerxes) ■ 85% utilize public streets to Highway 10 ■ Estimated peak hour traffic through West Oaks is 111 to 113 cars (assumes an estimated 104 existing cars) Traffic ■ Inverting the estimated trips (85% through West Oaks) creates an estimated peak hour at 153 vehicles/hour ■ Livability standard for a standard city street is 150-175 cars/hour ■ Yankton and Xerxes are standard width city streets ■ 60' R/W and 33' feet wide with a sidewalk ■ Same as Miske Meadows (Twin Lakes Parkway, Ivanhoe, and 190th Ave) with a planned connection to Twin Lakes Estates ■ The traffic study does not show a detrimental impact to the existing neighborhood — confirmed by the Public Works Director. 40 All VV No• w Wl - AW -PAN sp Jig Opp LTI I I I L 1 . � Jri . • 'i Sr _ i� � 1 Cj • . R r� m• tw • ►op ts' - " • _ r' / .r wr f �i r.I �'• Planning Commission ■ May 25, 2021 ■ Numerous comments regarding traffic and safety ■ PC requested traffic study and crash data along 10 ■ Discussed extension of Business Center Drive to east ■ Continued to June ■ June 22, 2021 ■ PC questioned traffic study ■ 100+ peak trips estimated vs 10 observed ■ Again, discussed extension east. ■ Recommended denial 5-2 based on traffic concerns along Yankton and Xerxes Public Hearing and Comment ■ Significant testimony received during public hearing regarding traffic and safety ■ Through neighborhood and at connection with Hwy 10 ■ Requested connection east to Waco ■ 2 phone calls with concerns about traffic, altering neighborhood ■ 1 phone call with general questions, no concerns after ■ 1 person stopped in person to see plans — had no issue with it ■ Public hearing notices included residents of the township within the 500-foot radius. Big Lake Township ■ Big Lake Township requests extension east to Waco to support the connection west, into the township. • 4,7f t 1 r ► .. •. . 75-131 2430 75-875-01, • L 7 7 -.1. 1-2435 � S L2 Ap r w r 75-131-3210 75-841-0105, jr! CIOs� I '75-661-0105 75:851- i! s ►� ,fit 1' r 75=728-0194 10-459-0130 75-721 070 �- ��F ' . i- •f L es •V•'�i" _ Tc 75-785-0105 401j 1 a&.;,-, - _ Business Center Drive ■ As directed by Council, staff has been reviewing options for eastward connection to Waco. ■ Staff met with the impacted property owner Willing to discuss the extension ■ Evaluating funding options ■—$600,000 Action Requested ■ The Planning Commission recommended denial based on traffic impacts to existing neighborhood and lack of adequate roads to support the development. ■ If Council seeks to deny, specific reasons should be noted and direct staff to return with a finding of fact denying the applications. ■ However, based on the information available at this time, staff does not have a legally sufficient reason to recommend denial. ■ Should Council approve the project, staff recommends including conditions noted in PC memo. ■ ?Iodify the condition requiring connection to west, to instead direct staff to immediately begin work on extension to east (Waco) while still requiring developer to construct connection to west (township) in accordance with their standards and approval. I Jri . • ,i Sr _ i Apo ru All djf IL � • .. i F w • pop AW lot MV dW 67 since 201 1 I serious 4 minor rear -end collision 85 since 201 1 -qqq 2 serious r1 8 minor 46% one car running off road 16% with animals Proposed Broadway on 10 Residential Project Development/Design Team Developer: Geotechnical Engineer: Broadway Investors II Independent Testing Technologies, Inc. Architect: DSO Architects Civil Engineer: Landform Professional Services Professional Surveyor: Landform Professional Services Traffic Engineer: Swing Traffic Solutions Environmental Engineer/Wetland Specialists: Kjolhaug Environmental Services Company Existing Conditions Current Zoning: PUD-Originally Approved in 2006 as part of the West Oaks Development to the south and east of the subject property Existing Use: Vacant with the exception of a billboard sign in the approximate north/center of the property and the Elk River identification sign Comprehensive Plan: The City of Elk River Comprehensive Plan guides this property for high density residential (8-20 units per acre), which is inline with the previously approved PUD and the proposed Broadway on 10 development. Existing Conditions (cont) • There are sparce to medium density trees on the area outside the wetlands, which are located along the east and southern potion of the property. • Public water and sewer extensions were installed to the west property line in two locations as part of the West Oaks development • Public roads in the West Oaks Subdivision were designed and installed based on a 9-ton road standard. Nine -ton road standards are intended for medium to high residential traffic loads and are the City standard. • Yankton and Xerxes Streets are 33' wide measured from back of curb to back of curb and include sidewalk on one side of each street, which is a standard City Street section. • There is a Highway cross over and gravel/dirt access to US 10 from the property i._Z7 REM M�E 7 d ir OUTOT i < < < Map of Existing Conditions Broadway on 10 Project • The proposed layout includes 91 apartment units 9-Studio Units 33-1 Bedroom Units 18-1 Bedroom plus Den Units 31-2 Bedroom Units • Public Service Drive extended from the east property line to the west property line along the US 10 right-of-way (approximately 820 feet) • Additional service drive extension west into Big Lake Township to connect to the existing service drive and provide 2 points of access (approx. 300 feet) • Public and private utilities to serve the proposed development • Removal of the existing billboard sign try Map of Site Plan Ug HA - f or Map of Landscape Plan Trip Generation and Traffic Distribution Analysis • Basis of Analysis: • ITE - Institute of Transportation Engineers' Trip Generation, 1011 Edition, is the only reference adopted by the transportation engineering community for estimating traffic from new developments. MnDOT, Sherburne County, and the City of Elk River utilize the methodology from Trip Generation. • The results from Trip Generation analysis inform agencies of the need to improve roadway capacity, or not, for local roads, collector roads or highways. • The analysis for Broadway on 10 reviewed the number of trips from the existing homes in the adjacent neighborhood, as well as the proposed number of residential units from the development. These trips were assigned to the existing and proposed roadway connections based on travel times from Google Maps. • In this circumstance, the study area includes the proposed development street network, the service drive to the west to the nearest access to US Hwy. 10, Yankton Street and Xerxes Street, and Waco Street. Basis of Analysis (cont): • City of Elk River Comprehensive Plan (indicates 70% of trips generated in EII< River will either originate from or be destined to other communities) • MnDOT corridor plan (also indicates 70% of trips generated in EII< River will either originate from or be destined to other communities). • Travel time to and from local destinations utilizing access to US 10 versus Yankton and Waco indicates US 10 trips are 2-3 minutes faster than using local streets. • To provide a conservative analysis (higher estimate than reality) it was assumed 15 percent of new site generated traffic would use local streets rather than US 10. This will add one trip through the neighborhood every eight minutes during the traffic peak time. • The existing neighborhood generates one trip every 35 seconds during the peak traffic time. • The trips from the proposed Broadway on 10 development will have no noticeable impact on the quality of life for the existing neighborhood. Conclusion / Summary • The subject property and surrounding community was properly planned for this development. • The development fits the character of the property and the surrounding community. • The neighboring roads were planned and constructed anticipating this development and right-of-way was obtained to the west to accommodate the service drive extension. • The Comprehensive plan guides this property for high density residential and the Broadway on 10 was based on the previous planning efforts and the comprehensive plan. • The traffic study illustrates that the additional traffic does not adversely impact the neighboring communities. Conclusion / Summary (cont) • The new homes in the development serves the need for additional housing • No City, County or State funding is requested as part of this development. • The additional dwelling units and residents will directly benefit local business and will attract new business opportunities to the area. • The Broadway on 10 project will pay approximately $430,000 in park fees and an estimated $430,000 in taxes annually. • Traffic concerns raised by City Staff and residents have been addressed by a Professional Traffic Engineer and conclude that traffic from the proposed development "will have no noticeable impact on the quality or life for the existing neighborhood and that the current and proposed peak trips fall within the "livable range". • The City Planner and Engineer have reviewed the plans along with the traffic study and recommend approval of the Conditional Use Permit and Preliminary Plat for the Broadway on 10 project. End Presentation Questions or Concerns From: John Jordan <johnaiordan@gmail.com> Sent: Friday, July 2, 2021 12:39 PM To: Portner, Cal <CPortner@ElkRiverMN.gov> Subject: Apartment Issue Cal - Can you share this with the Mayor and council? Thanks. Good morning. I am writing to you regarding the apartment and townhome development proposal at the end of Yankton St NW. My letter is not from me as a planning commissioner but from a personal standpoint. do not speak for the commission nor my neighborhood (though I'd suggest those in my neighborhood would agree with my letter). My bride and I looked for just the right neighborhood in which to settle down as our "final home". Our little development was new at the time, I think we were the fifth or sixth home to be built. It was quiet and surprisingly, today, after the development was completed with 42 total homes, it's just as quiet. Why? Because the entire development is made up of mostly retired people. When I come home from work on garbage day most every garbage can has been taken in except mine. The reason is that I am one of the few who still goes to work every day. So it was surprising when city staff made the claim that our average number of cars traveling our road during peak hours was 108 cars per hour. Earlier this week I sat outside for 40 minutes counting cars, during rush hour of 5:00-5:45 or so. Six cars. One was my wife's. Six. For an hour it might have been ten. Not 108. The people of our neighborhood walk their dogs, or their grandkids, knowing it's a quiet area to live. It's what they purchased. It's why they moved there. We're told "but the comprehensive plan said...." Yes, a ten year old comp plan, a 50,000 foot view of a certain property thought someday it might be possible to put high density housing in this area. At the same time planners thought the frontage road this would sit on would also be completed through to Waco St. I would bet they never figured they'd be pushing 158 peak cars per hour down a quiet road occupied by 98% seniors. Put yourself into this situation and imagine living on a street that would go from 10 cars per hour to 158. Imagine your quiet street going from 10 cars to becoming Proctor or Jackson or similar. No comp plan committee member would ever have imagined this as they came up with it. The developer -paid traffic study claims 85% of the complex traffic will travel two blocks to the west all to attempt to get onto Highway 10 and travel backwards toward Elk River. The route of least resistance is through our neighborhood, the route that takes people to a signalized intersection is through our neighborhood, and the route people will take as habits form is through our neighborhood. Reality, simple reality, does not support this traffic study's claim that most people will exit via the highway. To be clear, as a planning commissioner I stated, despite my desire for higher quality apartments in Elk River (better amenities, higher rent apartments), had the traffic issues been resolved I would have supported it. I am not an unreasonable person nor a NIMBY, I viewed this issue the same as any other project before me. For this complex the rubber meets the road on this single issue: This can't be approved without a real traffic solution. The Waco extension MUST be part of this project or it must be delayed or rejected. Virtually every day since last week I have spoken to at least one area resident who saw me outside, getting my mail, bringing in my trash can, taking a walk or sitting out front with my dog. Every single time the issue was the traffic, the traffic study they know isn't reality, and - nearly unanimously - "if they finished Waco I wouldn't have an issue". My neighbors are not unreasonable people but they are afraid for their neighborhood. I share their concerns. Without the Waco solution you are imposing a major change in environment on these residents. You are imposing major livability changes on these residents and impacting negatively their property values. While the developer has property rights and expectations, the same is true of existing residents. That is especially true when there is a simple solution to the entire problem: Finish the extension to Waco. Without it you would be taking away property rights from all the people who invested in Elk River and their homes in our neighborhood and giving those rights to the developer. I know you all to be reasonable people who value your residents. Please consider the peaceful livability of the people of my neighborhood as you deliberate this issue. Thank you for your consideration. Sincerely, John Jordan 18401 Yankton St NW