7.5 SR 10-17-2022Request for Action
To
Item Number
Mayor and City Council
7.5
Agenda Section
Meeting Date
Prepared by
Public Hearings
October 17, 2022
Zack Carlton, Community Development Director
Item Description
Reviewed by
Conditional Use Permit: Establish a Residential
Chris Leeseber , Senior Planner
Reviewed by
Planned Unit Development, Jackson Hills Phase II,
Briggs Companies
Cal Portner, City Administrator
Action Requested
Approve, by motion, a Conditional Use Permit establishing a residential Planned Unit Development
(PUD), with the following conditions: f
1. A PUD Agreement shall be developed and signed by both
parties prior to issuance of a building permit.
2. Staff approval of landscape and lighting plans. 1
3. All utility meters shall be on an elevation of a building that does
not face a public right-of-way. --
4. The developer shall provide evidence that any long-term
dewatering will not be detrimental to the stormwater system or as
the long-term structural integrity of the proposed structures.
5. On -site soil mitigation must be monitored by a certified
professional and building permits will not be released until a - RR .
final report has been provided to the city.
6. Water service pipe over 2-1/2" in size shall be ductile iron.
7. Hydrants shall be spaced so that all portions of a building or `"
residence to be protected are within a 250-foot radius of a - -
hydrant. Final review by the fire chief and eity engineer.
8. There are at least eight existing water service stubs to this
property; all unused water services shall be shut off and
disconnected at the main, and the stop box shall be removed by IpII `A
a licensed plumber or licensed sewer installer at the expense of t.
the property owner.
Figure I -
Background/Discussion
CU 22-17 - The applicant submitted a Conditional Use Permit to support multi -phase development of three
44-unit apartment buildings with different building designs and layouts similar to the first phase of Jackson
Hills, constructed in 2018.
Planning Commission Discussion
The Commission reviewed the application on August 23, 2022, where they had numerous questions
regarding the proposed project and development. Two residents expressed concerns on a handful of
topics at the public hearing. The Commission continued their discussion to September 27, 2022.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p Q w E H E U e T
service, and community engagement that encourages and inspires prosperity ,� g /�
Soil Suitability
The subject site has poor soils not immediately suitable for construction. To ensure the site is buildable, the
applicant is working with Independent Testing Technologies (ITT) to prepare a geotechnical analysis and
recommendation. ITT completed an analysis for Jackson Hills V and monitored the soil remediation. Staff s
recommended conditions would require the applicant to work directly with ITT during construction to
ensure their recommendations are satisfied. Issuance of additional building permits should also require
submittal of a final report from ITT indicating the site has been properly prepared for development.
Public Utilities
The Commission asked if existing public utilities have capacity to adequately serve the three proposed
buildings. The property has been guided for high density residential uses since the first round of discussions
with The Mississippi Connections Plan in 2006/2007 and long-term infrastructure plans have taken the
development goals into account. The engineering department has reviewed the proposal and does not have
concerns with the capacities of the existing trunk utilities as they relate to this project.
Land Use Guidance
Guided for high density residential, initial discussions state a goal for high density residential uses abutting
Lion's Park. Although the current Comprehensive Plan moves away from explicit guidance provided by The
Mississippi Connections Plan, the site continues to be guided for multifamily use. The plan notes these areas
include higher density apartment and/or condominium complexes in a master planned setting with open
space and recreational amenities. The sites' location near Lion's Park, downtown and schools is an
appropriate fit for higher density residential uses.
Traffic and Circulation
Concerns were discussed regarding traffic and the impact on the local road network for which the applicant
engaged a traffic engineer. The public works director reviewed the document and agreed with the findings of
a negligible change to traffic counts, capacities, and wait times on the surrounding streets and intersections.
He also reviewed the proposed driveway locations along Jackson Ave and their alignment with city streets on
the east side of the road. The review did not identify any concerns with traffic or access.
At the September 27, 2022, Commission meeting, after reviewing the traffic information and hearing
comments from the public works director, they unanimously recommended approval with an add to
condition number four related to the long-term structural integrity of the proposed buildings.
Additional Public Comments
The Council held and continued a public hearing on September 19, 2022, where two individuals spoke in
favor of the proposal. After the Planning Commission, staff was also contacted by a resident that expressed
concerns regarding the soil remediation and long-term structural stability of the site.
Financial Impact
None
Attachments
■ Planning Commission Packet dated August 23, 2022
■ Traffic Analysis and Study dated September 25, 2022
Request for Action
ver
To
Item Number
Planning Commission
4.4
Agenda Section
I
Meeting Date
Prepared by
Public Hearings
August 23, 2022
Zack Carlton, Community Development Director
Item Description
Reviewed by
Briggs Companies — Parcel ID# 75-134-2305
Chris Leeseber , Senior Planner
Reviewed by
■ Conditional Use Permit for a Planned Unit
Development Uackson Hills Phase II), Case No.
CU 22-17
Action Requested
Recommend, by motion, approval of the Conditional Use Permit
establishing a residential Planned Unit Development (PUD), with
the following conditions:
1. A PUD Agreement shall be developed and signed by both
parties prior to issuance of a building permit.
2. Staff approval of landscape and lighting plans.
3. All utility meters shall be on an elevation of a building that
does not face a public right-of-way.
4. The developer shall provide evidence that any long-term
dewatering will not be detrimental to the stormwater
system.
5. On -site soil mitigation must be monitored by a certified Hwy 10
professional and building permits will not be released until
a final report has been provided to the city.
6. Water service pipe over 2-1/2" in size shall be ductile
CR 33
3
RR
I 1
•
CR 12
iron.
7. Hydrants shall be spaced so that all portions of a building P�
or residence to be protected are within a 250-foot radius
of a hydrant. Final review will be made by the Fire Chief °'s9
and City Engineer.
8. There are at least 8 existing water service stubs to this
property; all unused water services shall be shut off and Figure
disconnected at the main, and the stop box shall be removed by a licensed plumber or licensed
sewer installer at the expense of the property owner.
The Elk River Vision
A welcoming community nrith revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
P0WIREU�g0Y
1 14 f
Background/Discussion
The applicant has submitted a Conditional Use Permit to support development of three 44-unit
apartment buildings. The project will be developed in multiple phases and building designs and layouts
would appear like the first phase of Jackson Hills constructed in 2018.
The subject site is currently undeveloped and sits at a low elevation. A wetland delineation did not reveal
any existing wetlands, but the soils will be challenging for development.
Comprehensive Plan
The Comprehensive Plan guides this area for High -Density Residential uses, supporting the proposed
apartment development.
Engineering and Utilities
The new apartment buildings will connect to city services, and all stormwater/utility plans will require
approval from city staff.
Applicable Regulations
Conditional Use Permit/PUD
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
9. 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.
Surrounding parcels are largely developed; uses include Lions Park, single-family homes, a religious
institution, and phase one of the Jackson Hills project. The proposed use will not detrimentally impact
the use and enjoyment of nearby properties.
2. mill be consistent n4th the Comprehensive Plan.
The property is guided for high -density residential uses, including apartment buildings. The use will be
consistent with the Comprehensive Plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacant propery.
The surrounding area is largely developed, and the additional use is taking advantage of a unique
parcel in the area. Although the development will require significant on -site soil mitigation, the use will
not impede the normal and orderly development of surrounding properties.
4. mill be served adequateybj and mill not adversely affect essential public facilities and services including streets, police
and fire protection, drainage, refuse disposal, neater and sen.,er systems, parks and schools; and mill not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
Staff has included a condition of the developer to verify long-term dewatering impacts, ensuring no
negative impacts to city facilities. With the included condition, the use will be served adequately by and
will not adversely affect essential public facilities and services including streets, police and fire
protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
S. mill not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to
any persons or properly because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The proposed residential use will not involve uses, activities, processes, materials, equipment, or
conditions that will be detrimental to other properties.
6. mill not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance.
The site is a large, undeveloped, low-lying area with unstable soils not meant for development. To
create a buildable site, the project will require significant on -site mitigation of soils. To address these
concerns, staff has included a condition requiring independent review and testing by a certified
professional. There are no natural or historic features of importance in the surrounding area.
7. mill 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 conditions included in the recommendation for approval along with the deviations approved with
the PUD agreement will ensure the subdivision will fully comply with all requirements of this code
and the agreement.
Additionally, Sec 30-1564 describes the standards for establishment of a PUD district.
1. Land will be -oned into the PUD -oning district only upon approval of a conceptplan for the PUD, pursuant
to the procedure set forth in this section. A PUD will be authoriTed on land in a PUD Toning district only upon
issuance of a conditional use permit, pursuant to the procedure set forth in this section.
A Conditional Use Permit will be issued in accordance with the above standards.
2. The uses allowed in a PUD shall be limited to land uses consistent with the tit
y's comprehensive plan and land
use map, and to those uses identified in the conceptplan for the PUD Zoning district and the conditional use
permit for the PUD.
The Comprehensive Plan and land use map guide this area for high density uses, which includes
apartment buildings.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant will be in control of all parcels prior to recording the CUP.
4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including
uniform design elements, landscaping,, lighting and signage.
The PUD is designed as one project with uniform design elements throughout the project area.
5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
Nearby land uses include city parks, single-family homes, religious institution, and an apartment
building. Staff does not identify undesirable impacts on adjacent land uses. All parcels are
consistent with the Comprehensive Plan. The PUD will not cause undesirable impacts on
adjacent lands and land uses.
6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems.
The project area will be served by public services and will not adversely impact transportation
networks within the area.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities.
Existing public facilities are not impacted by the proposed project.
8. The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a
PUD and may author'.Ze a density which it determines to be appropriate under the circumstances. Any permitted
density shall be consistent with the tit
.y's comprehensive plan and not adversely affect the public health, safety and
welfare.
The proposal is consistent with densities described in the Comprehensive Plan, setbacks from
public rights -of -way, and design standards for similar developments within city code. All
deviations will be outlined in the required PUD agreement.
9. More than one principal building may be constructed on a lot within a PUD if author"-ed by the council.
Unless othena ' permitted by the council, a PUD shall comply with the schedules of dimensional regulations set
forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar
uses.
The project does not conflict with standards described in city code.
In reviewing the standards for approval of a Conditional Use Permit and Planned Unit Development the
proposed project meets the standards and is recommended for approval with the outlined conditions.
Financial Impact
None
Council Meeting
If acted on, this item will go to the September 19, 2022, City Council meeting.
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
■ Building Elevations
I )- i- 1-1.;C ;
I '
I 75 - 12-03 40
4,
75-412-0330
75-412-0320
z 75-412-0310
75-134-2305
7m,street
1p
%75-4i2_0225,
9
1 *= Pith treat Northwest
A
75-13 42309 110606 3 sit
M • 75-13
17
!r it {� •
jae jL
Pat Briggs
Zone Change &Conditional Use Permit
423'6
r lli 57N
.
Jwest
12-0230
s
12 -023 SJL
r ttt s a e
12.0240 - -
I
r2-g�c-vwv `
�� � 5ttt Str et Nolthw_esi,, f
Case No: ZC 22-08
CU 22-17City of
Elk
River
Jackson Street Apartment Narrative
To construct a New 44 unit, 3 story Apartment Building in 2024, 2026,2028 each
phase will include 4---Studios, 13-- 1 Bedroom Suites, 9-- 2 Bedroom Suites, 8
2 Bedroom Suites/w/Den, and 103 Bedroom Suites. 44 Total Units. -1st floor
exterior fagade would include 6" EDCO Steel siding & Cultured Stone on the
North, East and West elevation. Maintenance free decking. 44 Covered parking
stalls and 47 Uncovered parking stalls which is a total of 91 stalls/44= 2.1 stalls
per unit. landscape design to be completed once civil plans are approved. as as a
condition of Final PUD. The comprehensive plan is zoned PUD.
Proposed objectives are to Design, construct a family orientated multifamily
apartment building close to Employers, schools and downtown businesses to
accommodate the changing housing environment.
Thank you for giving us this opportunity to work with and be a part of The City of
Elk River Housing Efforts.
Patrick Briggs
612-919-1561-pat@thebriggscompanies.com
Jackson Street Apartments Amenities
1. Washer/Dryer hook-ups in every unit
2. Fitness Room
3. Community Room with kitchen, tables, furniture & Wi-Fi
4. Theater Room
5. Resource Center
6. Arts & Crafts Room
7. Elevator
8. 10 foot ceilings with vaulted ceilings on 1st floor
9. Stainless Steel Appliances
10. Designer Lighting
11. 2 panel doors with Brush Nickle hardware levers with Key Fob access entrance doors
12. Controlled Entry
13. Surveillance throughout entire community
14.Onsite Management
15. Package Receiving
16.Outside Patio
17.Outdoor Seating
18. Heated Parking
19. High Speed Internet
20. Balconies
21. Car Wash
22. Pet Wash Station
S 4I ❑ am-az�zs I IE � e ss _ /// III I �Im �_ + -
fiasw I
0 1
gym- / — —\ u
— — I "
-jlll-lill lii ,33 I II - II »,-ems II � �IN !�
ti
aw
I
�—AII "IJII xex III ass �, A Ili GRAPHIC SCALE
Ell
s.00 ,o
(IN FEET) .o
ADOI xx no r �I Apo YYN v
v rt Imo— �JI I I I I a �nan ao tt
III"i
B-
�,'V� ao> PHASE 3
m m* N W PROPOSED 44-UNIT III I$^
�I
"
IomoAf fl IIII = APARTMENT BUILDING
AREA=26,184 SF I czi � I li I
I
4�
45'
5 Nrc
I FFE=903 D0
-.- .ry
z
�s�33 ev it n
mxwoc""` I z
—� Ilil Ire IIII l I I i I � I I V
�ssnLLs
exxmm �I I I IIi ��09„ li u
I � N II
Nx 2
sa�ia ,e ° UffRw�
o
aa, `�azR
R
oa , nb — ---- ------ —
----- h— FgH_Aso s:
—
M ,4CKS0
is �3
eZ E) ��.5SOJ Y &20 (� Z
- - ___ ------ a
o N Nn vo ee i-c. asw ,we c eoas7 Q }
,.E aeaoo (EJ/ oa !) l is evz.s Fc-so y J
of (c11 a14 1
/lE) H
ti
NOTES:
1. RASE PLAN USED IS A BOUNDARY AND TOPOGRAPHIC SURVEY
PREPARED BY BOGART, PEDERSON & ASSOCIATES, INC. Ul
I
cn
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE Q
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS =
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL cn
CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL cn 1L ~ Q W
ONLINE OR Z BY CALLING 811 OR 1-800-252-1166. O 0
0 < TH
3, ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
Z �
OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS U1 Z 0
OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF ENROL 0
STANDARD SPECIFICATIONS FOR CONSTRUCTION. — In
= 0
0
4, TOTAL LOT AREA = 285,9 SURFACE
SF (6.56 ACRES) 0 > GS
EXISTING IMPERVIOUS SURFACE AREA = 5,802 SF (1-0%) —
PROPOSED IMPERVIOUS SURFACE AREA = 159,408 SF (55.8%) Y D' m
REVIEW PLAN Qw °�
NOT FOR CONSTRUCTION c_1
n 1 I
X
------------- -----++—---—o------ ---� —
111 I I�
IT
III II I X —LII I
la 9 —
1� ro I
Imo— �II .I a a
IIII.�>o
.III }�ili lo(z nDzo>
xl I
I �IIiI °T Ii2 IIII o .. >I�
Y IIII
7� III F� lrloo a ao
II II III � � ool�
� o
�yeg/
II IIN IIIV/„••,;;;� �� `���1\L_-_JIII III III
PHASE 3
PROPOSED 44-UNIT
APARTMENT BUILDING
AREA=26,184 SF
FFE=9D3.DO
II � i
ee 9 ��� � ov o
NA�o ee, I � �n � ��
.o �o
00
— =v Y o _
ass
r—TI e9 a — —
a9s
U�_� � ,4CKSOV AVENUE —_ — --- ---
NOTES:
1. BASE PLAN USED IS A BOUNDARY AND TOPOGRAPHIC SURVEY
PREPARED BY BOGART. PEDERSON & ASSOCIATES, INC.
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL
ONLINE OR BY CALLING 811 OR 1-800-252-1166,
3, ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS
OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT
STANDARD SPECIFICATIONS FOR CONSTRUCTION.
4, THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR EROSION
AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT PROCESS:
A. INSTALL PERIMETER CONTROLS (SILT FENCE & ROCK ENTRANCE) AS SHOWN
ON THE PLANS PRIOR TO START OF WORK.
B. NO CONCRETE WASHOUTS ARE ALLOWED ON THE PROJECT SITE. SOIL
STOCKPILES SHALL HAVE PERIMETER CONTROL AND HAVE TEMPORARY SEED
AND MULCH.
C. MAINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED- INSPECT TEMPORARY
EROSION CONTROL DEVICES ON A WEEKLY BASIS AND AFTER EACH 1/2' OR
MORE RAIN EVENT. CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE
EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED EROSION CONTROL
DEVICES IMMEDIATELY.
D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR
PRIVATE PAVEMENT AREAS WITHIN 24 HOURS OF DEPOSITION- REMOVAL OF
TRACKING MATERIALS SHALL BE COMPLETED AT THE END OF EACH WORK
DAY WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF
CONDITIONS WARRANT.
E, PERFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT, SEED
AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED GRAVEL,
PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK,
F. INSTALL UTILITIES AND CONCRETE PAVEMENT OR GRAVEL SECTION, FINE
GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION OF
SOD/SEED PER PLANS. THE STORMWATER INFILTRATION AREAS SHALL BE
STABILIZED WITH MNDOT #35-241 NATIVE SEED MIX APPLIED AT A FATE OF
36.5 LBE PER ACRE-
G. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AFTER
SITE HAS UNDERGONE FINAL STABILIZATION AND PERMANENT VEGETATION
HAS BEEN ESTABLISHED WITH AT LEAST 70% COVERAGE-
® V
GRAPHIC SCAIN FEET
LE
I-F a.1
8�3 n
tl
z
a
(� J
ZO
d'
�O
J Z
Q O
it In
OW
N
(n
Vn
< 0
_ (n
O Z
Z
Q
d
�
cn Z
J
_
0
U
In
w 0 >
In �
Y
CD
0
w
CO
REVIEW PLAN
Qw
°UT
NOT FOR CONSTRUCTION
C_2
LE IL ILI uj/ I I I LL, Lai L F, MI 1-11 LE LIJLU
F I JUM LAI
LUUJI.o
AL
M Tj ED Eli L
UL
OL—Li
J�, M [D IL a. ILI
ab-,
��l LL::::::: ;71 ��l
STUDIO AAND B
L
OM
2 11"-1'-D" wTnS, Ill Ill (AE.1FT) il4"— GOOgSS5-1B OWeGIFD
APPLIANCE NOTES:
sHaLL CGm..I WITH SECTION eoa55. [Al 17,1 SECT eoa 5 A
AR '
LOOP
BE PRO'
THE 0'
AN DO
OR UT HE 0'
AN
jai iET eMEE e LNOTo BETRGCT THE CLEAR FLGGR SPACE F OR TIE GAIN
8 BE GED DOOR EDCM. LAoTN'04PPODTAEToTHETHSIDE OF THE OVENR�S SHALL
1
YING
80 3 Pogo NED ADJACENT To ONE SIDE ROOR I OTTOM IT DIED DOOR ENS 8 HALL HAVE A WORK SURIACE [Al171
11
THE 5 CONTRO IB SHALL NOT REG GIBE REACHING ACROSS
LOCAL ON �. FSECT Sol55 4
1
NOT T SUNK TALI BRILOOGO4 R SPACE FOR THE DISHWASHER O RAN
ADTACENCLEAR EAPPLANceiACEE i HAL BE 011i ET zn MA. PRO M THE CPNTERLNE GF
ROOM FINISH SCHEDULE - UNITS
NOTE. ROOM NAME FLOOR BASE WALLS CEILING NOTES
1. <i DENOTES WALLTYPE -SEE SHEET MAT'L MANUF MAT'L FINISH HGT MAT'L FINISH
GYP BY PAINT
A4.0 FOR WALL TYPES
2.(1) DENOTES DOOR TYPE -SEE SHEET
A8.0 FOR DOOR SCHEDULE C.EETE TOPPING CONETCO OR CPTWOOD GYP BY PAINT SEE PIN FOR CARPET LOCE
TOPPING CONETCO I RUBBER GYP BY G
a
O
U
0
w
U
0
w
Of
m
x
ui
0
z
L
ONE BEDROOM - 1C ADA
1/4" - 10.
�
IIIII141111I141111I141111I1411111
1141111114111111141
Illlrllll
��
IIIIl141II1l141II1l141II1l141IIII
IIII
IIII
IIII
III
_
i � i_
IIII
111111111141111114111111411111141
�,I_I:II:11�1111114h'4'4�1'4'4�1'll��ll!'
r
!I
�, :i
I,hIIII
�
Iq II
IIIIIIIIIIII�
�Iq li.lil611,ulI
Ir
I IIIs
I�il
Il�IIII�II,IIII
Ill�il�
!I Illl:i�,h��l�
Ir 11I IIII
1�1i II�! !I ��II
�'�
II
�I�
I'IIIq
IIIl�,I
. ,IIII �r�il
I
`n ONE BEDROOM - 1 D
`.n ONEOM-1E BEDRO
NOTE:
1.0 DENOTES WALLTYPE -SEE SHEET
A4.0 FOR WALL TYPES
2. () DENOTES DOOR TYPE -SEE SHEET
A8.0 FOR DOOR SCHEDULE
ROOM FINISH SCHEDULE - UNITS
a
O
U
0
DO
U
0
DO
Of
DO
x
ui
0
z
L
C
n TWO BEDROOM — 2A
U ,'4.-„0. I-,oa,-,- ',
TWO BEDROOM — 2C
Tzos,3os �ssaoFn
TWO BEDROOM — 2B
NOTE:
1. U DENOTES WALLTYPE —SEE SHEET
A4.0 FOR WALL TYPES
2. (-) DENOTES DOOR TYPE —SEE SHEET
A8.0 FOR DOOR SCHEDULE
ROOM FINISH SCHEDULE — UNITS
ROOM NAME FLOOR BASE WALLS CEILING NOTES
MAIL MANUF MAT'L FINISH HGT MAIL FINISH
11—Y — E
a
O
U
0
w
U
cl
Of
w
w
DO
uJ
F-
F-
O
z
n THREE BEDROOM - 3A
0 °
LADN. �r
O0
BATHROOM BATHROOM KITCHEN O
I C
1 CLOSET t
BEDROOM BEDROOM ❑
LIVING ROOM
e � II I III n
n TWO BEDROOM - 2D
@
@
@
0;
1—
PATI
112
THREE BEDROOM - 3B
NOTE:
1. U DENOTES WALLTYPE -SEE SHEET
A4.0 FOR WALL TYPES
2. () DENOTES DOOR TYPE -SEE SHEET
A8.0 FOR DOOR SCHEDULE
ROOM FINISH SCHEDULE - UNITS
ROOM NAME FLOOR BASE WALLS CEILING NOTES
MAT'L MANUF MAT'L FINISH HGT MAT'L FINISH
.—T FREE I AR.AllL. L�C
`o
U
Gl
O
U
G1
t
U
Q
N
O W
U '3
� N N
0 = f6
O
U c c
O w
Y w 3 �
O a
� � m
v�
a
UNIT PLANS
O AS NOTED
A6.3
THREE BEDROOM - 3C AND TWO
BEDROOM 2E + DEN
L
THREE BEDROOM - 3D AND TWO
BEDROOM 2F + DEN
NOTE:
1. U DENOTES WALLTYPE -SEE SHEET
A4.0 FOR WALL TYPES
2. (-) DENOTES DOOR TYPE -SEE SHEET
A8.0 FOR DOOR SCHEDULE
ROOM FINISH SCHEDULE - UNITS
`o
U
Gl
O
U
G1
t
U
Q
N
O W
U '3
� N N
0 = f6
O
U c c
O w
� Y �
3 � w
O
� � m
v�
h�
UNIT PLANS
O AS NOTED
A6.4
THREE BEDROOM - 3E AND TWO
BEDROOM 2G + DEN
THREE BEDROOM - 3F AND TWO
r,--F BEDROOM 2H +DEN
NOTE: I I
1.0 DENOTES WALLTYPE -SEE SHEET
A4.0 FOR WALL TYPES
2.(-) DENOTES DOOR TYPE -SEE SHEET UNIT PLANS
A8.0 FOR DOOR SCHEDULE
ROOM FINISH SCHEDULE - UNITS
ROOM NAME FLOOR BASE WALLS CEILING NOTES
MAIL MANUF _ JMATL FINISH
HGT MAIL FINISH
LE ECA T111111 -REFT 11 Y
AS N.FFEO
NI NETC1 1111 FEE, ,NT
T111 RINE - IR-N. NI.FER
T1111N. REFT - y, F, 'A A!
T1111NE RINETC1 IF C-111
AINT FREE A6.5
11NIRY T1111N. KFNETC1 RIFFER WIFE
L -1
S' TRAFFIC SOLUTIONS
September 25, 2022
To: Pat Briggs, The Briggs Companies
From: Vernon Swing, PE
Re: Traffic Study — Jackson Hills Apartments — Phase 2-4, Elk River, MN
Per your request, SZ Traffic Solutions, LLC has reviewed the traffic impacts associated with the
completion of phase 2-4 of the Jackson Hills Apartments (hereafter referred to as Proposed Project) in Elk
River, MN. The Proposed Project will complete 132 low-rise multi -family apartment units, and will be
accessed via 4 driveways, two from Jackson Ave NW and two from 6t' Street NW, however, for the
purposes of this analysis the site access is assumed to occur at one location directly from Jackson Ave
NW. The site is located adjacent to the west side of Jackson Ave NW and is south of School St NW, and
for the purposes of this analysis the Proposed Project is expected to be fully occupied by 2025. (See
Attached Vicinity Map and Site Plan.)
To determine the impacts to the traffic capacity of Jackson Ave from the Proposed Project, traffic data
collected by MnDOT was acquired, the trip generation of the proposed use was forecast, and traffic
queuing analysis was conducted. This memorandum summarizes the findings.
Traffic Counts
The traffic data used in this study was acquired by SZ Traffic Solutions from MnDOT including AM and
PM peak hour turning movement counts at the intersections of Jackson Ave NW and TH 10, Jackson Ave
NW and TH 169, and School St NW and Freeport Ave NW. These counts were used to estimate the
existing traffic conditions at Jackson Ave NW and School St NW. The existing traffic volumes are shown
on the Figures Below. Also, the daily traffic volumes from MnDOT (5200 trips per day) on Jackson
Avenue near the site are used to identify the roadway capacity with and without the project.
1 I P a g e Scooters Coffee, Mankato, MN
Existing AM Peak Traffic
Future Conditions
Existing PM Peak Traffic
To quantify the impacts of a development on the surrounding roadway system, it is necessary to first
forecast and analyze traffic conditions that would be present on the roadway system without the inclusion
2 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
of the proposed project. For this study, it is anticipated that the Proposed Project will be completed and
fully occupied by 2025. Review of historical traffic counts in the vicinity of the site suggest traffic has
declined over the last 20 years, however, to provide a conservative analysis this study assumes traffic will
grow at an annual rate of 0.5 percent through the 2025 design year. The figures below illustrates the No -
Build traffic volumes for year 2025 with the growth factor applied to existing traffic volumes.
2025 No Build AM Peak Traffic 2025 No- Build PM Peak Traffic
. VIZ
maw
3 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
Trip Generation and Distribution
The trip generation for the Proposed Project discussed in the introduction has been estimated based on the
methodology described by the Institute of Transportation Engineers (ITE) in Trip Generation, 1 I"
Edition. The ITE land use code coinciding with the development is Code 220 for Low -Rise Multi -Family
Housing. Table 1 summarizes the findings.
Table 1
Trip Generation Forecast
Land Use
AM Peak Hour
PM Peak Hour
Daily Trips
Enter
Exit
Enter
Exit
Low Rise Multi -Family (132 Units)
13 Trips
40 Trips
42 Trips
25 Trips
890 Trips
TOTAL
53 Trips
67 Trips
890 Trips
The ITE data indicates the Propose Project will generate 53 trips during the AM Traffic Peak, 13 entering
and 40 exiting, 67 trips during the PM Traffic Peak, 42 entering and 25 exiting, and 890 trips per day.
These trips were assigned to the local street network through a single access point onto Jackson Ave NW
to test the impact of a 100 percent concentration at one location (very conservative and not likely since
there are four driveways with the development).
The distribution of site traffic to area roadways is based on existing traffic patterns in the area and travel
times from Google Maps and Apple Maps. In general, 20 percent of site traffic is destined to/from the
north, 25 percent to/from the west and 55 percent to/from the south and east. The figures below illustrate
the trip assignment.
4 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
AM Peak Trip Assignment PM Peak Trip Assignment
—ice+ - • _ - - — _i �•
School St
WWFM V
•i�
'14
M
l
5 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
The trip assignment shown above has been combined with the 2025 No Build Traffic volumes to generate
the 2025 Build traffic volumes shown on the Figures below.
2025 Build AM Peak Traffic 2025 Build PM Peak Traffic
6 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
Traffic Operations
The operating conditions of transportation facilities, such as roadways, traffic signals, roundabouts and
stop -controlled intersections, are evaluated based on the relationship of the theoretical capacity of a
facility to the actual traffic volume on that facility. Various factors affect capacity including travel speed,
roadway geometry, grade, number of travel lanes, and intersection control. The current standards for
evaluating capacity and operating conditions are contained in Highway Capacity Manual'. The
procedures describe operating conditions in terms of driver delay represented as a Level of Service
(LOS). Operations are given letter designations with "A" representing the best operating conditions and
"F" representing the worst. Generally, level of service "D" represents the threshold for acceptable overall
intersection operating conditions during a peak hour. The Chart below summarizes the level of service
and delay criteria for signalized and unsignalized intersections.
Level of Service
Description
Delay (sec)
Signalized
Unsignalized/
Roundabout
A
Primarily free -flow operation.
0-10
0-10
- - - - - - - - - - - - - - - --
B
Reasonably unimpeded operation.
>10-20
>10-15
--- - - - - -- — - - - --
Kill
C
operation. The ability to maneuver is
more restricted than LOS B.
>20-35
>15 25
_ _ _ _ _ _ _ _ _ _Stable
' L,v
D
Less stable operation. Small increases in flow
may cause large increases in delay and reduced
speeds.
>35-55
>25-35
-6--* ;001 ;001
-----------------
o_%' co ;
Unstable operation. Low speeds and
considerable delay.
>55-80
>35-50
-rV 151 _ 001 -
(
7 .
,. (! Lam_--
Congested operation. High delay and extensive
queuing.
>80
>50
For side street stop -controlled intersections special emphasis is given to providing an estimate for the
level of service of the minor approaches. Traffic operations at an unsignalized intersection with side
street stop -control can be described two ways. First, consideration is given to the overall intersection
level of service. This takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support these volumes. Second, it is important to consider the delay on
the minor approaches, since the mainline does not have to stop. It is common for intersections with higher
mainline traffic volumes to experience increased levels of delay and poor level of service on the side
streets.
1 Highway Capacity Manual (HCM), Transportation Research Board, 61h Edition
7 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
A final fundamental component of operational analyses is a study of vehicular queuing, or the line of
vehicles waiting to pass through an intersection. An intersection can operate with an acceptable Level of
Service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to
adjacent land uses, unsafe operating conditions could result. In this report, the Industry Design Standard
95t'' percentile queue length is used. The 951'' Percentile Queue Length refers to that length of vehicle
queue that has only a five -percent probability of occurring during an analysis hour.
This study has utilized the industry current Synchro/SimTraffic software package (1 I' Edition) to analyze
the 2025 No -Build and Build conditions for the AM and PM peak hours at the site access intersection,
and at the Jackson Ave NW intersections with School St NW and with TH 10. It is noted the site access
intersection is stop controlled and the other intersections are traffic signal controlled. The results of the
capacity analysis are summarized in Tables 2.
Table 2
Peak Hour Operations
LOS (Delay in sec) plus Vehicle Queuing in Feet
Intersection No.
2025 NB AM
2025 NB PM
2025 B AM
2025 B PM
Jackson Ave/TH10
C (24.1)
E (64.8)
C (22.7)
E (61.1)
C (25.9)
E (61.1) EBL
C (21.9)
E (64.5) WBL
Worst Movement
95th Percentile Q
EBT-445'
WBL-480'
EBT-519'
WBT-461'
Jackson Ave/School St
B (11.7)
C (25.8) EBL
B (14.7)
C (24.4) WBL
B (12.6)
C (21.1) WB
B (15.1)
C (24.1) EBL
Worst Movement
95th Percentile Q
WBT-170'
EBL-246'
WBT-164'
EBL-270'
Jackson Ave/Site Access
Worst Movement
N/A
I
N/A
I
A (2.3)
A (7.7) EBL
EB-44'
A (3.1)
A (6.4) NBL
95th Percentile Q
E13-43'
The results shown in Table 2 indicate the overall operations of the study area intersections are providing
acceptable overall LOS with manageable vehicle queues for both the No -Build and Build conditions.
The roadway capacity conditions on Jackson Ave NW were also reviewed. In the vicinity of the site
Jackson Ave NW is generally a two-lane road with turn lanes at critical intersections which has a capacity
for approximately 15,000 trips per day. Currently Jackson Ave NW carries 5,200 trips per day or utilizes
approximately 35 percent of its capacity. The addition of the site traffic will add approximately 712 trips
per day in the southerly direction (greatest increase) increasing the daily traffic to approximately 5,912
trips per day. The addition of the new trips will change the roadway capacity usage to 39 percent. There
is sufficient capacity for future growth on Jackson Ave NW.
Conclusion
The proposed Jackson Hills Apartments Phase 2-4 to the Jackson Ave NW corridor will not result in poor
operations or excessive queuing at the study area intersections. Please contact Vernon Swing at
vswingtraffickgmail.com or 612-968-4142 with any questions.
Attachments: Vicinity Map; Site Plan
8 I P a g e Jackson Hills Apartments — Phases 2-4, Elk River, MN
►. _ Z * r"' .. •..' ate• �. � �. .
Elk'River High School C) *"
0.
' School St NW
McDonald's
. •
^ r
A
►• �' A cxv
OIL
Elk River
l h
Walmart Supercenter �
The Home DepotCr
+ 'a • Nc
y; r `L
'rj`• � Gj —
OtseQol-mit. Google m
O
T
�,�.�P J _r�.
�- r`
NOTES:
1. � F N uw IS A BO ART NIP Tcpam� �tIM1EX
PREPARED Ev W aAKT, PEPERRA 8 iSSCCi*TES,TiG
Y mu Emc5 ulM WCatl 5 M3 2T.EYAPUMS 91PRI NS
APPACIOWA1E URIY. CCNTR+LTV> 91.+LL CMFMM ALL LEC.ATINS
NIP EIEVAlNP16i P1PlT iP 0mlPA/Lrm. LONTR41I SHMIL
CNWE PNI®Y GWRYQ Al11 9R 7-lW-iG]-�1d5.eAr r ii
1 AFL WNSTF.CT04 Sn AT COVOW TO T11E kS' M#$1M� M E
OF T41 Polo CC1 SMECFua.TIC"L w Slatlq,lMP PEEK -lion
if THE UT- ai fL Mnp AI(0 W i U%T Wh* CF wboDOT
51"MV VECfO 110N* IW CPIST4'VCFOA
4. 1QTAL WT ARF . 28t 9W7 W lb.M FLIE&)
CMIST*C Y"Ytk�S UMACL AAA . ;LIW IF 4T aF[1
PIE QMD IWPEF110Yd UWACE AMU — Id0.MTS'A {4S4IEJ
CUPEN OCAS
d
WN
[fl
Q
~ tl Q
Lj CL
2
JJ X CA
J
CG
o g
Y� m
it � laa
REVIEW PLAN
NOT FUR CONSTRUCTbN �_p
Jackson Hills Phase 2
CUP
5-134 2201 A
T5-1342309
t`
18;0120
16-0106
hw st 6j7"5,8*64-qLO5
A75-41
a
7 -412 30-412-0380
i th ,Stre.
75-412- 320
75-412-0390
75-412-0310
75-1342305
J
=
7ath Str,eettNozltlswest
,
f
• 1
7
C
75-412-0212-0230
'
75-d12-0220 75 12-0235
S tr a
75-412-0240 a
* 7512-0245 0
75-412-0250 °} '
` kith tfe_+�l Norfliv, t a S
-m_,41091 I oil
Pat Briggs
Zone Change &Conditional Use Permit
75-412- 1025 75-412-0130
}
303 75-412-0120 75-412
..,. 75-412-0116 75-412-0140 t1i Streetb,ihwe :t
Case No: ZC 22-08
City
C U 2 2 -17 EfL*-'k,�=,�::aRiver
Background
■ Proposal for three 44-unit apartment buildings
■ Constructed in phases
■ Zoned PUD
■ Guided for High -Density Residential Uses
■ Previous two comp plans and Msp. Connections
■ 6.64 acres
■ Low-lying property with challenging soils
■ Wetland delineation did not identify wetlands
oil
1 -2 :-') (It
ii
7 75 -41616
5
75-i34200
75416
75-0416
75.416 410
7 Ff, L
Bill lit
LIZ
m� 4
PROPMD �MIT
wmT.Em,
75 12
oil
It
75 12
wry
----------
�44+
--- -- - - ------
75 12
PROPOSED -UNIT
A-MNY
AREA-nji,$ IF
77 IT
rthW St
sit Wo'C's I it
fog
3442303
75 1
75 1
0
Northwest
75 64 05
75-864-0110
e.
75!412!iD370
0 75- 12 380
5 7
5 12' 23 5
75- 12-02 0
75-d12-024Z
5 2-0250iy
IS 75 0—
-ij
16
5 th b 11 t- t Noi
Rxn.a9998 � � - 'if"g7 -x.-•--p £ : / /
14 RS I-r.�._asza9 � II sew cwc
Imp
I
INS Ln
�p
I 1��
- � I Is•,�F
- --------- --------
-----------I +-- - «�-4- -� - �.--or-- �_ — . — . — • — - — — — — — ------ -}
1
e "`� I 1
9,E'r p - rtt.33'
F nr.3s � I I NxL=tsas.00
:IY I ; II III mweea.m �_•---------� I I C � I N
I
Ll
all
ix
mom= "' caner II� n II mmm
I
.-1� � � r p Ilorn�mouni
E $mrn��ni w_
PHASE 3 1 m o .�
+onm�m PROPOSED 44-UNIT
ca�c rot I II =
o V APARTMENT BUILDING
II ,Y v z pl AREA=26.184 SF I I z z 4 P
cai FFE=903.00 r c7 Zi m
L- I v N . t
_
o'
I I PHASE a Puaa I I ey. - I 4
hl c U,�.cr 46 GARAM MA
gu"�-
II 4a� I r.
�_ - u1�-as�.eo s-a�ws 54 Sl1RiACE STI115
r1ixweee.ay _ f S actor
I I �x - I z27 nu5NNR
No. z
ea0 _
�s-.Ho.r zm u
•<`•--8su'�i}1I _ RA„=9r.av--- -----� -- - -- - - - - - - - - -
-'=-------- -- - L --- - - ---- ---
_ r
AE=899.33 !..=992.84 r.a Ab a.�.'+4 Pmking Ne pvrkMg vim°
< s< w l g n —n r s = n E �g56a
c �r
u T- 49
R�39�z ea o-,�II� �.
IF®886. N .SO PENU Rrm-90.E&f .R-9tl&5.f' �F�@97E9'
rr=I—» �s-90n33 ir— 8. rF--ess_:�
-a�3 « - - - - - =- � ��,>=-ter•. ��
rm 6
1.E=89279 (N) y 57lHrf "Rw Ele 9GT ]/ fY-sb2 S7 9 44 fie 91237 CB FC=9M42
RRrr=9R769 IAW 88 LE=989..Sd NAW 89 R.90A23 4F=9D637
i.E=B9220 [SJ M AE-B99.64 f.E=9Q7.09
!.E_69
1.E=896SA 09 gTAG{ V7
LE=896 C0 LE=8
(E) 1.E=O fMEJ m f.F. B65.3
l.E=889GO7O7 94 d3 l.F.. 9n5.5d fE)
J l.E=99ARi (iJf.F.= 905.21 (5) y
Ills AE-89aN (NO "I
ES:
PLAN USED IS A BOUNDARY AND TOPOGRAPHIC SURVEY
ARED BY BOGART, PEDERSON & ASSOCIATES, INC.
XISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE
OXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
LEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
ACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL
E OR BY CALLING 811 OR 1-800-252-1166.
'ONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
I PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS
IE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT
DAR❑ SPECIFICATIONS FOR CONSTRUCTION.
It
WMA
City "
EIY,�V:
River
I
`-a 6A U.
rj al WK
NOTES:
1. BASE PLAN USED IS A BOUNDARY AND TOPOGRAPHIC SURVEY
PREPARED BY BOGART, PEDERSON & ASSOCIATES, INC.
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE —CALL
ONLINE OR BY CALLING 811 OR 1-800-252-1166.
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS
OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT
STANDARD SPECIFICATIONS FOR CONSTRUCTION.
�1 axaPagn---��_�------�\�\\\
1SI N�.00 11��� c== rr�J\\\1\V4 I - -
--_ 8°599
PHASE 3
PROPOSED 44—UNI7 O1 a m p TFuI I
APARTMENT BUILDING
/ AREA=26,164 SF
FFE=903.00
4. THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR EROSION
AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT PROCESS:
A. INSTALL PERIMETER CONTROLS (SILT FENCE & ROCK ENTRANCE) AS SHOWN
ON THE PLANS PRIOR TO START OF WORK.
B. NO CONCRETE WASHOUTS ARE ALLOWED ON THE PROJECT SITE. SOIL
S70CKPILFS SHALL HAVE PERIMETER CONTROL AND HAVE TEMPORARY SEED
AND MULCH.
C. MAINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED. INSPECT TEMPORARY
EROSION CONTROL DEVICES ON A WEEKLY BASIS AND AFTER EACH 1/2" OR
MORE RAIN EVENT, CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE
EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED EROSION CONTROL
DEVICES IMMEDIATELY.
D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR
PRIVATE PAVEMENT AREAS WITHIN 24 HOURS OF DEPOSITION. REMOVAL OF
TRACKING MATERIALS SHALL BE COMPLETED AT THE END OF EACH WORK
DAY WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF
CONDITIONS WARRANT.
E. PERFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT, SEED
AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED GRAVEL,
PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK.
F. INSTALL UTILITIES AND CONCRETE PAVEMENT OR GRAVEL SECTION. FINE
GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION OF
SOD/SEED PER PLANS. THE STORMWATER INFILTRATION AREAS SHALL BE
STABILIZED WITH MNDOT #35-241 NATIVE SEED MIX APPLIED AT A RATE OF
36.5 LBS PER ACRE.
G. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AFTER
R
u�
5=JaCUMAWRW 0 :
Elk K—, M—m
I GGD*
ID. Svm%r--N-2021
777_w.,
Milk
tag:
m
City of
EIL
Rive'r-'
Planning Commission 8=23=2022
■ PC held a public hearing on August 23, 2022
■ Two residents spoke during the public hearing
■ PC and residents shared concerns about project
■ Soil/site suitability
■ Public Utilities
■ Land Use Guidance
■ Traffic/Circulation
■ PC postponed action and requested a traffic study
■ Staff was also contacted after the meeting by a resident that
shared similar concerns
Soil/Site Suitability
■ Applicant submitted a geotechnical report prepared by
Independent Testing Technologies (IT'I)
■ Same company completed report and inspection for phase 1
■ Staff share similar concerns
■ Recommended conditions require applicant to work directly
with ITT during construction and submittal of a final report
summarizing and verifying the work completed
Public Utilities
■ The property will be adequately served by available public
utilities.
■ Long-term planning has guided this property for high -density
residential uses since the mid 2000's
■ Infrastructure is in place to handle the increased flow/use.
■ ERMU and Engineering have included conditions for approval
Land Use Guidance
■ Two iterations of the Comprehensive Plan and the Mississippi
Connections small area plan have guided this property for HD
residential.
■ Abuts Lion's Park, near schools and churches, efficient
access to major highways, and utilities in place.
■ Other properties in area guided for mixed residential
Traffic and Circulation
■ Applicant provided traffic analysis 9-26-2022
■ Staff are comfortable with findings of no negative impact
to surrounding roadways
■ Driveway locations are acceptable
Table 1
Trip Generation Forecast
Land Use
__N.1 Peak Hour
P__N1 Peak Hour
Daily Trips
Enter
Exit
Enter
Exit
Low Rise Multi-Faiiiily (132 Units)
13 Trips
40 Trips
42 Trips
25 Trips
890 Trips
TOTAL
53 Trips
67 Trips
890 Trips
Table 2
Peak Hour Operations
LOS (Delay in sec) plus Vehicle Queuing in Feet
Intersection No.
2025 NB AM
2025 NB PM
2025 B AM
2025 B PM
Jackson Ave/TH10
C (24.1)
E (64.8)
C (22.7)
E (61.1)
C (25.9)
E (61.1) EBL
C (21.9)
E (64.5) WBL
Worst Movement
95th Percentile Q
EBT-445'
WBL-480'
EBT-519'
WBT-461'
Jackson Ave/School St
Worst Movement
B (11.7)
C (25.8) EBL
B (14.7)
C (24.4) WBL
B (12.6)
C (21.1) WBT
B (15.1)
C (24.1) EBL
95th Percentile Q
WBT-170'
EBL-246'
WBT-164'
EBL-270'
Jackson Ave/Site Access
N/A
N/A
A (2.3)
A (7.7) EBL
A (3.1)
A (6.4) N BL
Worst Movement
95th Percentile Q
F1
EB-44' I
EB-43'
The results shorn in Table 2 indicate the overall operations of the study area intersections are providing
acceptable overall LOS with manageable vehicle queues for both the No -Build and Build conditions.
City Council 9- 19-2022
■ Council opened the public hearing
■ Two individuals spoke in support of the proposed project.
■ CC continued the PH to 10-17-2022
Planning Commission 9=27=2022
■ PC reviewed the traffic analysis along with the comments from
the city engineer.
■ The analysis did not show a significant decrease in the
operation of the surround streets/intersections.
■ Based on the traffic analysis and the additional information
regarding their previous concerns, the Commission
unanimously recommended approval with a small change to
condition #4.
Conditions
■ DNR has expressed long-term concerns regarding dewatering.
■ Required to demonstrate no -impact to city utilities.
■ Soil mitigation monitored and approved by a certified
professional.
■ Landscape and lighting plans
■ Parking standards incorporated into PUD
Action Requested
■ Approve, by motion, the Conditional Use Permit establishing a
residential PUD, with the conditions outlined in the memo.
oil
1 -2 :-') (It
ii
7 75 -41616
5
75-i34200
75416
75-0416
75.416 410
7 Ff, L
Bill lit
LIZ
m� 4
PROPMD �MIT
wmT.Em,
75 12
oil
It
75 12
wry
----------
�44+
--- -- - - ------
75 12
PROPOSED -UNIT
A-MNY
AREA-nji,$ IF
77 IT
rthW St
sit Wo'C's I it
fog
3442303
75 1
75 1
0
Northwest
75 64 05
75-864-0110
e.
75!412!iD370
0 75- 12 380
5 7
5 12' 23 5
75- 12-02 0
75-d12-024Z
5 2-0250iy
IS 75 0—
-ij
16
5 th b 11 t- t Noi
NOTES:
1. BASE PLAN USED IS A BOUNDARY AND TOPOGRAPHIC SURVEY
PREPARED BY BOGART, PEDERSON & ASSOCIATES, INC.
2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE —CALL
ONLINE OR BY CALLING 811 OR 1-800-252-1166.
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE
OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS
OF THE CITY OF ELK RIVER AND THE LATEST EDITION OF MNDOT
STANDARD SPECIFICATIONS FOR CONSTRUCTION.
�1 axaPagn---��_�------�\�\\\
1SI N�.00 11��� c== rr�J\\\1\V4 I - -
--_ 8°599
PHASE 3
PROPOSED 44—UNI7 O1 a m p TFuI I
APARTMENT BUILDING
/ AREA=26,164 SF
FFE=903.00
4. THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR EROSION
AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT PROCESS:
A. INSTALL PERIMETER CONTROLS (SILT FENCE & ROCK ENTRANCE) AS SHOWN
ON THE PLANS PRIOR TO START OF WORK.
B. NO CONCRETE WASHOUTS ARE ALLOWED ON THE PROJECT SITE. SOIL
S70CKPILFS SHALL HAVE PERIMETER CONTROL AND HAVE TEMPORARY SEED
AND MULCH.
C. MAINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL THE
CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED. INSPECT TEMPORARY
EROSION CONTROL DEVICES ON A WEEKLY BASIS AND AFTER EACH 1/2" OR
MORE RAIN EVENT, CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE
EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED EROSION CONTROL
DEVICES IMMEDIATELY.
D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR
PRIVATE PAVEMENT AREAS WITHIN 24 HOURS OF DEPOSITION. REMOVAL OF
TRACKING MATERIALS SHALL BE COMPLETED AT THE END OF EACH WORK
DAY WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF
CONDITIONS WARRANT.
E. PERFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT, SEED
AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED GRAVEL,
PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK.
F. INSTALL UTILITIES AND CONCRETE PAVEMENT OR GRAVEL SECTION. FINE
GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION OF
SOD/SEED PER PLANS. THE STORMWATER INFILTRATION AREAS SHALL BE
STABILIZED WITH MNDOT #35-241 NATIVE SEED MIX APPLIED AT A RATE OF
36.5 LBS PER ACRE.
G. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AFTER
R
u�