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2020-01-06 City Council Agenda Packet-Heuring Meadows �1b�rtvi�� SmnO W`a�.n LMn9.019 CRy Ofs. Mayor and Council Request for Action January 2, 2020 SUBJECT: HEURING MEADOWS COMMONS REQUEST FOR COMPREHENSIVE PLAN AMENDMENT, ZONING MAP AMENDMENT FROM B-2 DISTRICT TO PUD DISTRICT, PRELIMINARY PLAT,AND PUD DEVELOPMENT STAGE SITE AND BUILDING PLAN REVIEW. RECOMMENDATION: It is respectfully requested that the Mayor and Council consider the following: MOTION TO: Adopt Resolution Number 2020-001 denying the comprehensive plan amendment, zoning map amendment,preliminary plan and PUD development stage site and building plan for the project entitled Heuring Meadow Commons for Outlot A of Heuring Meadows in Albertville. BACKGROUND: Heuring Meadow LLC and Krishna LLC are pursuing a multiple use development on an 11.8- acre site entitled Outlot A, Heuring Meadows. Said site is located at the Northwest quadrant of the County Road 19 / 53rd Street intersection. This multiple use development is intended to consist of 26 townhomes, 159-unit apartment building, and a 10,427 square foot daycare facility. To facilitate the development proposal the following development applications have been requested, 1. Comprehensive Plan Amendment. To change the guided land use from commercial to high density residential. 2. Zoning Map Amendment: Changing the zoning from B-2 limited business to PUD Planned Unit Development. This is to allow the multiple uses and design features such as the shared private street, shared parking,private playground, etc. 3. PUD Development Stage site and building review. 4. Preliminary Plat. City Staff has reviewed the submitted application and plan sets and outlined the project background in the attached December 5, 2019 planning report. The attached exhibits also include review comments of the City Engineer, the County Assessor. P:ACity Council\Council Packet Infonnation\2020\010620\RCA Heuring Meadows Colmnons.docxP:ACity Council\Council Packet Infonnation\2020\010620\RCA Heuring Meadows Connuons.docx Meeting Date: January 6,2020 Agenda Page 59 Mayor and Council Request for Action—January 6, 2020 Heuring Meadows Commons Page 2 of 3 KEY ISSUES: The Albertville planning commission met and held a public hearing on the Heuring Meadows Commons development application on December 10, 2019, during the public hearing the following key issues were identified. • Consistency with the Comprehensive plan: The site is guided for commercial land use. Debate was directed as to whether the change of land use is appropriate with the polices and goals of the City's Vision plan. (See the planning report) • Land use compatibility: The public preferred the future commercial development over the proposed multiple family project. (See planning report regarding land use compatibility). • The wrong site for residential development. • Impact on taxes and the loss of commercial tax base. (County assessor's estimates on value and taxes) • Depreciation of Home values: (See planning report) • Impact on City Utilities and Services. (See Engineer's report) • Traffic generation and traffic impacts. (See the Traffic Study findings) • Trespass concerns for children and people living at the site travelling through neighboring properties. • The number of Children that will live on this site and impact on the school district. • Storm water drainage and pond design. • Cost of improvements and impact on local taxes. • Crime from the high density housing and the need for increased police protection. • Density is too great for the site. • Concern that this project will establish a precedent for additional high density residential development in the city. • The proposed development is contrary to the City's small town character. POLICY/PRACTICES CONSIDERATIONS: In Accordance with State law,public hearing notice was published and the Albertville Planning Commission met on December 10,2019 to conduct a public hearing on this development application. Upon hearing the staff report, taking public testimony, and considering the merits of the project, the planning commission made motion and voted to deny the development request(Comprehensive plan amendment, zoning map amendment,preliminary plat, and PUD development stage site and building plan. The planning commission's recommendation is reflected in the attached resolution. FINANCIAL CONSIDERATIONS: The financial implications have been outlined in the comments of the Wright County assessor's email and the City Engineers report. LEGAL CONSIDERATIONS: In accordance with Council procedures, the Mayor and City Council have the authority to consider land use and zoning changes, and subdivisions. The Council may approve the resolution as drafted. Or consider approval. Approval of the a comprehensive plan amendment will require a super majority vote of the council. (4/5). P:ACity Council\Council Packet Infonnation\2020\010620\RCA Heuring Meadows Connuons.docx Meeting Date: January 6,2020 Agenda Page 60 Mayor and Council Request for Action—January 6, 2020 Heuring Meadows Commons Page 3 of 3 Department/Responsible Person: Alan Brixius Submitted Through: Planning, Alan Brixius Attachments: Resolution No. 2020-001 Planning Report dated December 5, 2019 Planning Report Exhibits. P:ACity Council\Council Packet Infonnation\2020\010620\RCA Heuring Meadows Connuons.docx Meeting Date: January 6,2020 Agenda Page 61 CITY OF ALBERTVILLE COUNTY OF WRIGHT STATE OF MINNESOTA RESOLUTION NO. 2020- 001 RESOLUTION DENYING A REQUIEST FOR A COMPREHENSIVE PLNAN AMENDMENT, A ZONING MAP ZONNG MAP AMENDMENT TO CHANGE ZONING FORM B-2 DISTRICT TO PUD DISTRICT,A PRELIMINARY PLAT AND A PUD DEVELOPMENT STAGE SITE AND BUILDING PLAN, FOR A MIXED USE HIGH DENSITY RESIDENTIAL/COMMERCIAL PROJECT LOCATED ON OUTLOT A HEURING ADDITION AT THE CORNER OF COUNTY ROAD 19 AND 53' STREET NE. WITHIN THE CITY OF ALBERTVILLE WHEREAS, Heuring Meadow LLC and Krishna LLC. has filed an application and submitted plans pursuing a multiple use development on an 11.8-acre site entitled Outlot A, Heuring Meadows. Said site is located at the Northwest quadrant of the County Road 19/ 53rd Street intersection. This multiple use development is intended to consist of 26 townhomes, 159-unit apartment building, and a 10,427 square foot daycare facility. To facilitate the development proposal the following development applications have been requested, 1. Comprehensive Plan Amendment. To change the guided land use from commercial to high density residential. 2. Zoning Map Amendment: Changing the zoning from B-2 limited business to PUD Planned Unit Development. This is to allow the multiple uses and design features such as the shared private street, shared parking,private playground, etc. 3. PUD Development Stage site and building review. 4. Preliminary Plat. WHEREAS, City Staff has reviewed submitted plans and prepared a planning report dated December 5, 2019; and WHEREAS, the Albertville Planning and Zoning Commission met and held a public hearing on December 10, 2019, to consider the application for comprehensive plan amendment, zoning map amendment, preliminary plat and PUD development stage site and building plan„ and WHEREAS, upon considering the application materials, the December 5, 2019 planning report, and public testimony the Planning Commission closed the public hearing and recommended that the City Council deny the requested Comprehensive plan amendment, zoning map amendment,preliminary plat and PUD development stage site and building plans based on the following findings. Agenda Page 62 City of Albertville,MN Resolution No.2020 1/6/2020 Page 2 1. The current guided commercial use of the site is appropriate and no change is needed. 2. The proposed land use change is inconsistent with the following land use goals and policies of the Albertville comprehensive plan • Maintain its current planned commercial and industrial land use patterns and zoning. • The City will promote commercial development within locations of the City's commercial areas as guided in the Albertville Proposed Land Use Plan. • Albertville has a fair balance of housing densities as well as a large supply of medium and high density residential land use near its borders within other communities. Albertville will limit future multiple family development to locations currently zoned for multiple family land uses. Except for senior housing, no new locations have been identified for multiple family land use. WHEREAS, the Albertville City Council met on January 6°2020 to consider the Heuring Meadow Commons development applications; and WHEREAS, the Albertville City Council has received the Heuring Meadows Commons application materials including a site plan; staff review documents; the Planning Commission recommendation; and agrees with the findings and recommendation of the Planning Commission. NOW, THEREFORE BE IT RESOLVED, that the City Council of Albertville, Minnesota hereby denies the Heuring Meadows Commons request for a comprehensive plan amendment, zoning map amendment to change the zoning from B-2 district to PUD district, preliminary plat and the PUD development stage site and building plans for the property legally described as Outlot A, Heuring Meadows addition based on the findings outlined in the planning commission recommendation. Adopted by the Albertville City Council this 6th Day of January 2020. Jillian Hendrickson, Mayor Attest: Kimberly A. Hodea, City Clerk Agenda Page 63 NORTHWEST ASSOCIATED CONSULTANTS,, MC, 4,150 Wsoin MeirnoHM liighway, Ste. 320, GoWein Vahley, MN 55422 TeIlep Ism oine- 763.957. 1100 We[)site- www.inac" Ilaininiing.c"oirri PLANNING REPORT TO: Adam Nafstad FROM: Alan Brixius DATE: December 5, 2019 RE: Albertville — Heuring Meadow Common FILE NO: 163.06 — 19.08 BACKGROUND Heuring Meadow LLC and Krishna LLC are pursuing a multiple use development on an 1 1.8-acre site entitled Outlot A, Heuring Meadows. Said site is located at the Northwest quadrant of the County Road 19 / 53rd Street intersection. This multiple use development is intended to consist of 26 townhomes, 159-unit apartment building, and a 10,427 square foot daycare facility. To facilitate the development proposal the following development applications have been requested, 1. Comprehensive Plan Amendment. To change the guided land use from commercial to high density residential. 2. Zoning Map Amendment: Changing the zoning from B-2 limited business to PUD Planned Unit Development. This is to allow the multiple uses and design features such as the shared private street, shared parking, private playground, etc. 3. PUD Development Stage site and building review. 4. Preliminary Plat. Attachments: Exhibit A. Proposed Land Use Map Exhibit B. Site Survey Exhibit C. Preliminary Plat/Site Plan 7 Agenda Page 64 Exhibit D-1. Project Narrative Heuring Meadows Exhibit D-2. Project Narrative Goddard School Exhibit E-1. Site Plan Detail Exhibit E-2. Site Plan Detail Exhibit F. Cross Section View Shed Exhibit G-1. Grading Plan Detail Exhibit G-2. Grading Plan Detail Exhibit H-1. Utility Plan Detail Exhibit H-2. Utility Plan Detail Exhibit 1-1. Storm Sewer Detail Exhibit 1-2. Storm Sewer Detail Exhibit J. Landscape Plan Exhibit K. Townhome Elevation Exhibit L. Townhome Floorplan Exhibit M. Townhome Color Elevation Exhibit N. Apartment Elevation Exhibit 0-1. Apartment Floorplan 1st/Garage Exhibit 0-2. Apartment Floor plan 2nd/3rd Exhibit P. Apartment Color Elevation Exhibit Q. Goddard Elevation Exhibit R. Goddard Floorplan Exhibit S. Goddard Color Exhibit T. SFR Traffic Study Exhibit U. County Assessor Email Exhibit V. City Engineer Report Exhibit W. Public Comments ISSUES AND ANALYSIS Comprehensive Plan and Zoning Map Amendment The proposed project site is guided for Commercial land use and zoned B-2 Limited Business (see Exhibit D). The current project includes a commercial daycare; however, the predominant land use is proposed to be residential, consisting of 159-unit apartment complex and 26 townhome units. Any changes in land use or zoning is a policy change for the City Council. The current request is a change in land use and requires the City to amend its Comprehensive plan and change the zoning on the property if it finds the project to be acceptable. Section 300.1 F of the Albertville zoning code outlines the following criteria for evaluating a zoning change or plan amendment: 1. The proposed action is considered in relation to specific policies and provisions of and found consistent with the official City Comprehensive Plan. 8 Agenda Page 65 Comment: The proposed development requires an amendment to the Comprehensive Plan. The Albertville Comprehensive Plan guides the Land along CR 19 for Commercial uses. In 2018, the City Council adopted the following pace of growth goal and policies that are applicable to the current request: Goal 2: The Vision Study Policies and Proposed Land Use Plan guide the City's desired land uses and development patterns. However, the City wishes to be open to potential land uses and / or development options that may not be in line with the stated ambitions of this Vision Study. 1. The Vision Study policies and land uses will represent the expressed goals of the City, however, land use and/or development options that are in conflict with the Vision Study may pursue City Council feedback prior to submitting a development application with the submission to concept plan and narrative to the City Council. 2. Concept Plan submissions must be received two weeks prior to a Council meeting where the item is to be considered to allow the concept plan and narrative to be included in the Council packet and to allow time for Council consideration. 3. All concept plans will be weighed against the policies of the Vision Study and changing conditions within the community to determine if the new project has merit and benefit. 4. The Council discussion and direction on a concept plan shall be advisory only and does not represent any project approvals. In review of the goals and policies the following policies are available both in support and in opposition to a land use change: Policies in Support of the Land Use Change: Pace of Growth Goal 1: Manage growth that provides quality development and doesn't fiscally burden the community. Comment: This project will consist of high-end market rate apartments and townhomes under single ownership and management. The apartment buildings will feature highly durable building materials. The apartments will offer an amenity package that includes on-site property management, 24-hour property maintenance, tot lot playground, community room, fitness room, and secure underground parking. The individual apartments will have a washer/dryer in each unit, dishwasher, microwave, LTV, and individual heating and air conditioning. Apartments will be a mix of studio, one bedroom, and two-bedroom units. Anticipated rent ranges will be $1,000.00 to $1,700.00 a month. Twenty-six townhome units will abut the sites west and north boundary. The units will be a two-story design with pitched roof and attached two-car garage. The townhomes have 9 Agenda Page 66 durable exterior finishes. The townhomes will be primarily designed with three bedrooms. Anticipated rents for the townhomes will range from $1,200.00 to $1,800.00. City Staff forwarded the building plans to the Wright County Associates and requested an estimated market value and tax generation from the various proposed land uses. The results are as follows.- Land Use Estimated Market Total Taxes Taxes per Acre Value 159 Unit Apartment $15,500,000 $296,000 $43,478 26 Townhomes $3,000,000 $56,100 $17,261 Commercial Daycare $1,500,000 $53,800 $33,210 In addition to property taxes, the residential development will generate $2,291,393.09 in utility service charges. The service utility charges will include SAC, WAC, storm water connection, building permits, trunk sewer, trunk water, park dedication and administrative fees. The cost of extending utilities for residential development will be a burden of the developer. The developer shall pay for all on-site utility, street and development costs associated with the development plan. The developer shall also be responsible for street and intersection improvements related to turn lanes and intersection improvements of the 53rd Street— CR 19 Intersection. Residential Goal 2: Provide a variety of housing options to meet the life cycle needs of Albertville residents. Policies: 2. Albertville has a fair balance of housing densities as well as a large supply of medium and high density residential land use near its borders within other communities. Albertville will limit future multiple family development to locations currently zoned for multiple family land uses. Except for senior housing, no new locations have been identified for multiple family land use. 4. Adhere to the highest community design and construction standards for new construction and redevelopment projects. 5. Accompany medium and high density development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Comment: In review of this project, the proposed townhomes are similar in design and density to the cottages located immediately north of the project site. These townhomes 10 Agenda Page 67 provide a block of transitional housing between the apartment complex and the single family neighborhood to the west. Albertville has 302 apartment units within the City. All are 29 years or older. The current housing stock is affordable with limited amenities. Lacking within the City are higher amenity market rate rental apartment options that are appealing to households that are looking for rental options above basic apartments. The proposed apartment building is proposed to be constructed of durable exterior finishes including: Base: Decorative precast concrete. Wall Fagade: Combination materials including; lap siding, board and batten siding, cultured brick veneers. The building exteriors use different materials and treatments to provide interesting elevation. Each apartment will have its own deck inset with pre- finished railing. Roof: Pre-finished metal flashing and asphalt shingle roof. The apartment project will offer a range of amenities, including on-site management, 24- hour maintenance, Tot lot playground, underground parking, party room, community room, and exercise room. Individual apartments shall include washer/dryers, dishwasher, and microwave in each apartment and individual unit heating and air conditioning. These amenities are not available in Albertville's current multiple housing stock. The site plan provides for a private playground and parking for both residents and their guests. The site and building plan shall be reviewed in detail in this report. Through the development stage review the City will outline conditions to request compliance with City code. Policies Against the Land Use Change: Pace of Growth Goal 1: Manage growth that provides quality development and doesn't fiscally burden the community. Policies 4. Maintain current planned commercial and land use patterns and zoning. Currently, Albertville land use plan guides 468.66 acres of land for commercial use. 195.78 acres or 41.8% of the guided commercial land are currently vacant and available for future commercial growth. 11 Agenda Page 68 The adjoining land uses are single family residential land uses to the west and townhome development to the north. In this respect, the City must determine whether future commercial land uses and site design is better compatible than the expansion of residential land use and the proposed site design. Commercial Goal 1: The City will continue to promote commercial development by the City taking advantage of its access to Interchange 94 and the growing population of Albertville and its adjoining communities. Policies: 1. The City will promote commercial development within locations of the City's commercial areas as guided in the Albertville Proposed Land Use Plan. Comment: The proposed development would retain commercial land use development at the immediate corner of 53rd Street and CR 19. The plan will include the development of the 10,427 square foot Goddard School (Daycare) on 1.62-acre site. The balance of the site, 9.92 acres is proposed for residential development. Currently, Albertville proposed land use guides 468 acres of land for commercial land use and another 114 acres for business park, which allows for commercial development. In combination, the City has 582 acres of land guided for commercial development. Of this land area, 340 acres, or 58% is undeveloped and available for future commercial development. The proposed project site is 11.54 of development land, which represents 2% of the City's vacant commercially guided land. In support of the City's ambitions for commercial and industrial growth is the need to provide a variety of workforce housing for the employees that are filling the employment opportunities created by the City's commercial and industrial growth. The Comprehensive Plan provides policies both for and against the amendment of the Comprehensive Plan and Zoning change. In this respect, the following outline shall also be considered in determining if the land use change is appropriate. 2. The proposed land is or will be compatible with present and future land uses of the area. The surrounding land uses to the subject site include: 12 Agenda Page 69 Land Use North Townhomes South Commercial Office East CR19/Commercial Zoning West Single Family Residential Comment: The proposed site plan is contained within the proposed site with direct connections into the adjoining neighborhoods with the exception of the site access onto 53rd Street. The site plan will influence the development and access to the single-family lot immediately northeast of the site. In this respect, the site design must make some accommodations for this property. The site layout acknowledges the adjoining land use in its design. Along the west and north property line, townhomes and ponding are proposed to provide a land use transition and a distance separation between the single-family neighborhood and the high-density apartments and commercial use. The townhome lots are 140 feet deep, which is equal to the single-family lots to the west. The townhomes mimic the density and design of the Albertville Cottages, located immediately north of the site. The townhomes provide 45- foot building setbacks and 35-foot patio setbacks from the west lot line. The applicant proposes to retain the existing trees and add new trees to act as a landscape buffer along the west lot line, providing additional screening to the project site. The daycare is to be located at the southeast corner of the site. This use would be permitted within the current B-2 zoning. The building and parking layout is located 275 feet away from the west property line. The site plan provided for a small berm, landscaping, a drainage pond and parking lot between the business and homes to the west. The daycare commercial use is compatible with office use to the south and apartments to the north. The apartments are located in the center of the site, 185 feet away from the site's west lot line. The apartment parking is underground with surface parking surrounding the building. The apartment building will be 3.5 stories above grade. The applicant has provided a cross section illustration of the visual impact of the apartments from the single- family homes along Kalland. In locating the apartments, the site offers the following advantages: 1. The site is located along CR 19, a major collector street within the City. This street will accommodate the traffic of the project site, directing it to major destinations within the City and to the 1-94 freeway without the intrusion on lower density neighborhoods. A traffic study has been proposed for this project and its findings are addressed later in this report. 2. The site places the apartments in close proximity to commercial goods and services benefiting both the apartment residents and local businesses through expanding consumer traffic. 13 Agenda Page 70 In considering the residential change of land use, the City also must consider how this land use will differ from the current guided commercial land use. Inherent in commercial development is a variety of commercial uses such as parking lots, site lighting, truck deliveries, trash collection, which may have greater impact on adjoining land uses than identified uses. 3. The proposed land use conforms to the performance standards of the Albertville zoning ordinance. Comment: The applicant is requesting a rezoning to planned unit development to allow for the proposed mix of land uses and flexibilities associated with a private street, common facilities and site design flexibilities. Compliance with City zoning shall be presented later in this report as part of the detailed development stage site and building plan review. 4. The proposed use will not depreciate the area in which it is proposed. Comment: This is a common contention with any land use change. There have been numerous nationwide studies that indicated that quality new development does not negatively impact the value of adjoining properties. For a local comparison, we have researched the property values of single-family homes abutting the City's current multiple-family housing sites. The Wright County's tax information shows continued appreciation of estimated market value for properties abutting Westwind apartments, Pheasant Ridge apartments, and Albertville Cottages over the past five years. The proposed site plan attempts to provide a townhome transition area between the single-family land use to the west and the higher-density apartments along CR19. The transition, a physical separation, moves the higher-density apartments away from the single-family neighborhood. 5. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Comment: Sanitary sewer and water are immediately available to the site. These existing utilities are properly sized and have available capacity to accommodate the proposed land use. The extension of utilities through the site will be at the expense of the developer. The development is also required to pay for the outright costs including SAC/WAC, truck utility fees, park dedication fees, and stormwater drainage charges. The site stormwater plan includes a stormwater retention pond designed within the site and sized to accommodate, retain and treat stormwater generated from the site. 14 Agenda Page 71 The applicant's narrative estimates site investment of$26 million. The estimated tax generation form the proposed projects is shown below. Land Use Estimated Market Total Taxes Taxes per Acre Value 159 Unit Apartment $15,500,000 $296,000 $43,478 26 Townhomes $3,000,000 $56,100 $17,261 Commercial $1,500,000 $53,800 $33,210 Daycare 6. Traffic generation by the proposed use is within the capabilities of the streets serving the project. Comment: (See Exhibit T). The City required a traffic study for this project to identify the traffic issues associated with the development of this site. This traffic study was prepared by the City Consultant for the City and not by the applicant. The specific conclusions can be found in Exhibit T. The general conclusions are offered as follows. 1. The current level of service of the CR19 and 531d Street intersection is LOSA. 2. Traffic in the general area will grow at approximately 2% per year. 3. The proposed development is estimated to generate approximately 1555 trips per day (ADT) (184 AM peak and 201 PM peak) 4. The projected traffic generation will create the need for improvement to the CR19/531d Street intersection including turn lanes and signalization with full build out. 5. With the intersection improvements, the level of service for the intersection is expected to operate at a LOSA. 6. The traffic study does not expect any significant impacts on Kalland Avenue NE, with queuing at the intersection from the proposed development on traffic signal. The traffic study only addresses the proposed project land uses and site design. The study did not give attention to the potential site build out as commercial use. In calculating the potential commercial build out of the site, the following steps were followed: 1. We investigated existing commercial areas in Albertville including Albertville Crossing, Mooney Addition, Shoppes at Prairie Run, and Albertville Plaza to determine land area building coverage. These examples allow staff to 15 Agenda Page 72 determine the percent of building coverage for the commercial area. The average building coverage is 16% of land area. 2. The project site has 11.54 acres of the required street dedication. Assuming a 16% building coverage, the project site would support 80,400 square feet of building floor area. 3. Based on the current B-2 zoning, we would assume that commercial development would consist of a neighborhood shopping center offering a variety of retail, service, entertainment and dining uses. Based on ITE Trip Operation, 10t"Addition, average daily trip generation for shopping center is 42.7 trips per 1,000 square feet of gross leasable floor area. Using the aforementioned characteristics, the commercial build out of the 11.54-acre site would support approximately 80,000 square feet of building floor area. Using national traffic generation standards, the traffic generation is shown below: 80,000 _ 1,000 = 80 x 42.74 = 3,419 ADT In evaluating the traffic impacts, the proposed project is estimated to reduce the site's traffic generation from the site. The improvements of CR19 and 531d Street intersection must be undertaken with any development of the project site, regardless of the land use options being considered. Comprehensive Plan Amendment/Rezoning Conclusion The change of land use and zoning remains a policy decision of the Planning Commission and the City Council. The preceding pages evaluated the current proposal against the criteria outlined in Section 300.1 F of the Albertville Zoning Code. The City may choose to deny the land use and zoning change based on the current proposed land use plan and policies that support the retention of the City's commercially guided land. The City may choose to approve the Comprehensive Plan amendment and zoning change with the following findings: 1. The Comprehensive Plan allows consideration of land use changes based on ability to fit a specific site. 2. The proposed project provides a variety of housing choices within the City. The apartment project is market rate and offers design amenities not currently available within the City. 3. The site location offers access to major roadways and commercial areas that will 16 Agenda Page 73 be convenient to its residents and provide market support for nearby businesses. 4. The site design attempts to reduce compatibility issues through screening, land use transitions, building location and site design. 5. The townhomes are similar to the land uses north of the site in density and design and provide a land use transition and distance separation between the residential neighborhood to the west and the proposed apartment and commercial uses. 6. The proposed site design and land uses may offer a more compatible land use relationship with adjoining land uses than future commercial build out for the site. 7. The project will not overburden City utilities and sewer. 8. The project land use may reduce the traffic generation of the site when compared to commercial build out. Preliminary Plat The applicant is proposing to subdivide Outlot A Heuring Meadows into three lots Area Land Use Lot 1 70,503 Square Feet Commercial Daycare Lot 2 290,345 Square Feet Apartments, Tot Lot, Pond, Private Drive Lot 3 141,573 Square Feet 26 Townhomes The PUD is necessary to allow access/frontage on a private street. In review of the preliminary plat, the following requirements shall be provided and approved prior to the final plat approval: 1. The submission of Association Documents that outline the responsibilities for the maintenance and upkeep of the shared facilities (i.e., street, Tot Lot, parking area, pond). 2. Separate from the final plat, applicant must provide a shared access easement for all of the private drive. The easement shall run to all properties within the subdivision and include the property exception in the northeast corner of the plat. 3. The plat abuts County Road 19 and is subject to County review and approval. Applicant shall secure County approval and abide by County conditions of approval. 4. Subject to the City Engineer's review of all lot line easements and easement width over the ponding area and utility corridors. 17 Agenda Page 74 5. The applicant shall enter into a development contract with the City outlining responsibility for required improvements and financing of improvements. Planned Unit Development — Development Stage The PUD zoning district allows for a mix of land uses in the coordinated master site plan. If the PUD zoning district is approved, the Planning Commission will review the Development Stage Site and Building Plan. Density The applicant is proposing 159 apartment units and 26 townhome units over 9.92 acres, for a density of 18.6 units per acre. Within a PUD, the maximum allowable density shall be determined by standards negotiated and agreed upon by the City. The proposed density for the project exceeds the maximum density permitted by the City's High-Density zoning district of 14.5 units per acre. The City must determine if the requested density is warranted based on the site and building design amenities. Setbacks All the buildings proposed exceed the required setback around the perimeter of the site abutting adjoining properties on public streets. Within the project site, all proposed buildings meet the PUD setback of 15 feet from back of curb of street. All proposed buildings meet setbacks between buildings within the project site. Roadways The proposed project site will have three connections to public streets. 1. A right in/right out street connection is proposed at the northeast corner of the site from CR19. The design and permitting of this curb cut shall be subject to the review and approval of Wright County. Applicant shall be responsible for all costs associated with turn lanes and curb cuts. 2. Goddard School is proposing curb cut access from 531d Street. The curb cut aligns with Kyler Avenue to the south, creating a full intersection. 3. A second 531 Street curb cut is proposed onto 531 Street to serve as the primary access to the residential development. The SRF Traffic Study evaluated the proposed project density and street layout and noted that development of this site will create the need for improvement on 531 Street and the signalization of the 531d Street/CR19 intersection. These improvements will be needed regardless of the proposed project is approved or if the site builds out as commercial. Traffic forecasts indicate that the proposed project will generate less traffic on a daily 18 Agenda Page 75 basis than a future commercial build out of the site. The traffic study also supports that with the 531d Street/CR19 improvements, there will not be significant impacts on Kalland Avenue. A private street is proposed within the project site. This street has a 24-foot drive surface. In considering the private drive, the following conditions apply: 1. The street shall meet the construction standards of City public streets with regard to subsurface, paving and curbing. 2. The private street shall be covered with a separate access easement that runs to each project site lot with the exception of Lot 1, northwest of the project site. 3. The private street shall be signed "No Parking." 4. Applicant shall provide a long-term maintenance agreement for the private street outlining street maintenance and costs responsibilities to each lot. Said agreement shall allow the City to inspect and require street improvements if street conditions decline. Townhomes The site plan has a row of townhomes along the west lot line. The depth of the townhome lots is 140 feet, similar to the lot depth of the homes to the west. The townhomes' location provides the following setbacks: 1. 89 feet from the north property line 2. 38-45 feet from the west property line 3. 70 feet between townhomes garage face to garage face 4. 15 feet from townhome to private street. The townhomes are proposed to be two-story, three-bedroom units. In review of the townhome layout, we offer the following comments: 1. The units meet the floor area, width and building height requirements for townhomes. 2. Each unit has a two-car garage. The separation between buildings provides for parking in front of the garage doors without encumbering the access drive. In total, each unit has four parking spaces. 3. The drive aisle between the townhomes is 25 feet in width, which meets code. 4. The City requires all units to have a mix of exterior materials with 25% being brick, stone, or an equivalent approved by Council. The applicants building elevation 19 Agenda Page 76 and photo show a mix of materials and variable textures. In review of the elevation, the applicant is required to verify the percentage of brick finish on the building faces, deducting doors and windows. 5. Each unit will have separate utility connections. The townhomes provide a transitional land use that separates the single-family neighborhood to the west from the apartments and commercial property. The side of the townhomes will face the single-family lots. Apartments A 159-unit apartment building is located in the center of the project site. This building is proposed to be three stories with underground parking. In review of the apartments, we offer the following comments: 1. The City's high-density zoning district limits building height to three stories or twenty-five feet. The building meets this standard, where first floor is on grade. However, where the parking structure is above grade, the building height standard is exceeded. Section 1100.03A of the Albertville Zoning Code allows buildings taller than the district standard, provided the following conditions are met: • The site is capable of accommodating the increased intensity of use. Comment. See the Comprehensive zoning discussion. • The increased intensity of use does not cause an increase of traffic volume beyond the capacity of the street. Comment. See Traffic Study • Public utilities and services are adequate. Comment. Utilities are available to the site and properly sized. The apartment will have a fire suppression system, • For each additional story over 3 stories, or for each additional 10 feet above 40 feet in height, front and side yard setback is increased by 5%. Comment. The City's high-density zoning district requires 30-foot front yard setback. The minimum proposed setback along CR19 is 37.2 feet. This meets the standard above. Based on the aforementioned criteria, the building height is compliant within the PUD. 2. Parking. The City requires apartment buildings to provide at least two parking stalls per unit, one of which must be enclosed. The site plan provides 159 underground parking stalls and 161 surface parking stalls, for a total of 320 parking stalls. Eight of the parking stalls are disability parking stalls. The proposed layout meets the City standards for amounts of parking. 20 Agenda Page 77 The City requires the following of parking lot dimensions of parking stalls 9 feet wide by 20 feet long, with a 24-foot-wide drive aisle. In review of the site plan, we note: • The parking lot west of Goddard School does not meet the stall length requirement. These stalls shall be revised to 20-foot depth. • Applicant must provide a dimensioned plan that illustrates that the underground parking meets City dimension standards. • The underground parking must offer two points of access which will reduce complicated maneuvering. • The parking lot west of Goddard School takes access from the North/South private drive approximately 50 feet from the 531d Street intersection. We would recommend that this parking curb cut be relocated 100 feet or more from the south property line to allow greater uninterrupted stacking of automobiles at the site egress point. 3. Trash Handling Equipment The apartment basement plan illustrates indoor storage of trash handling equipment. The site plan illustrates a pad for dumpsters to be rolled to for garbage pickup. This location will not interfere with traffic entering or exiting the building. 4. Building Materials The applicant has provided a building elevation and elevation photo to illustrate the appearance of the proposed apartment building. The building exterior provides a variety of materials, textures and colors. The exterior materials include decorative concrete panels for the exposed garage walls, cultured brick veneers at the building base, corner treatments and entrances. Lap and board and button siding are used for the majority of the building. The roof is asphalt shingle. In review of the building materials, we note: • Applicant must provide details of the material proposed lap and board and button siding will be. • Applicant shall provide a percentage breakdown of the various materials for each building side. 5. Commercial Daycare The proposed Goddard School will be a 10,427 square foot commercial daycare building with surrounding play areas. In review of the commercial daycare, we offer the following comments: 21 Agenda Page 78 1. This will be a State-licensed daycare and shall meet standards for State licensing. 2. The building and play areas meet all required setbacks. 3. The site plan proposed 63 parking stalls, 8 of which are disability parking stalls. The parking number meets code. 4. Some of the stalls have an 18-foot length, these stalls must be revised to meet the City Standard of 20 feet. 5. All parking will have continuous curb and gutter, paved surface and will be striped. 6. We have concerns for the north end of the parking lot. The current design may present an attractive shortcut to 531d Street for the apartment residence. To discourage this traffic issue, staff recommends that parking lot design be revised to provide a peninsula extending from the east curb line of the private street/parking lot to block southbound apartment traffic and provide a one-way daycare exit to the private drive north of the daycare. 7. The building elevation for the daycare meets the City's requirements for exterior materials. 8. The daycare is proposing to locate their trash enclosure on the south side of the building. The trash enclosure will be designed as an accessory building that replicates the design in materials of the principal building. The Planning Commission and Council must comment on the acceptability of the trash enclosure location. This location may be approved as part of the PUD. The alternative would be to locate the trash enclosure north of the building along the private drive. 9. The applicant has provided fence detail that will surround the designated play areas. The fence is an attractive rail metal fence in black. The perimeter fence will be 6 feet tall, interior fence will be 4 feet tall. 10.Applicant shall provide a lighting and photometric plan for all exterior lighting for the daycare. Light fixtures, poles, and light levels must meet City standards. 6. Landscape Plan The applicant has submitted a landscape plan for the entire PUD. In review of the landscape plan, we offer the following comments: 1. Review of the plan materials and sizes, we find that they meet the City minimum standards. 22 Agenda Page 79 2. The applicant is proposing to retain existing trees along the west lot line. We recommend that the tree line be inspected and any damaged, diseased, or dead trees be replaced. 3. Landscape plan shows the addition of a combination of coniferous trees and shade trees west of the townhomes to further screen the project site. 4. Shade trees are proposed around the apartment building. This mixture of trees will provide some vertical screening of the taller apartment building. 5. The landscape plan also provides for perimeter building landscaping of shrubs and ornamental trees at the base of the apartments and townhomes. 6. Trees along CR19 must be relocated out of the right-of-way and within the project site. 7. Understory shrub planting shall be required along the west side of the parking lot west of the daycare. The landscape plan shall be revised to show these additional plants, which are needed to screen headlights from the private street and properties to the west. 8. The landscape plan states that all landscaping and grass areas shall be irrigated with an underground automatic irrigation system. 9. All areas disrupted will be sodded or seeded. 7. Site Lighting The site plan illustrates location of streetlights along the private street. Applicant shall provide a lighting and photometric plan for all exterior project lighting. Said plans shall include: 1. 90-degree cutoff light fixtures with shielded light source. 2. Pole heights and location. 3. Photometric plan covering the entire site. Individual light plans for each lot development shall be required to address all exterior lightning, both freestanding and building mounted lights. CONCLUSION/RECOMMENDATIONS The proposed project has numerous layers and requires City action in a specific order. The following conclusions and recommendations are offered in order of priority: 23 Agenda Page 80 Comprehensive Plan/Zoning Map Amendment For this project to move ahead, the current guided commercial land use must be changed to allow the mix of residential and commercial use at this site. Land use changes are a policy decision of the Planning Commission and City Council. In this regard, the following options are presented for Planning Commission and Council consideration: Motion to Deny the Comprehensive Plan amendment and the zoning map amendment changing the B-2 zoning to PUD for the subject site with the following findings: 1. The current guided land use map and B-2 zoning is appropriate for the site. 2. The City Vision Study policies support maintaining current planned commercial land use patterns and zoning. 3. Continue to promote commercial development, taking advantage of the City's access to 1-94 and growing population of Albertville and surrounding cities. Motion to approve the requested Comprehensive Plan amendment and zoning map amendment changing the B-2 zoning to PUD for the subject site with the following findings: 1. The Comprehensive Plan allows consideration of land use changes based on ability to fit a specific site. 2. The proposed project provides a variety of housing choices within the City. The apartment project is market rate and offers design amenities not currently available within the City. 3. The site location offers access to major roadways and commercial areas that will be convenient to its residents and provide market support for nearby businesses. 4. The site design attempts to reduce compatibility issues through screening, land use transitions, building location and site design that may not be available with a commercial build out of the site. 5. The townhomes are similar to the land uses north of the site in density and design and provide a land use transition and distance separation between the residential neighborhood to the west and the proposed apartment and commercial uses. 6. The proposed site design and land uses may offer a more compatible land use relationship with adjoining land uses than future commercial build out for the site. 7. The project will not overburden City utilities and sewer. 8. The project land use is estimated to reduce the traffic generation from the site over 24 Agenda Page 81 a commercial build out of the site. 9. The proposed land use will contribute to the City tax base and will generate significant fees for the City utility and park funds. Preliminary Plat Action on the applicant's preliminary plan following the consideration of the Comprehensive Plan and zoning change. If the Comprehensive Plan amendment and zoning change are denied, the Planning Commission may deny the Preliminary Plat. If the Comprehensive Plan amendment and zoning change are approved, the Preliminary Plat may be approved with the following conditions being addressed as part of the Final Plat. 1. The submission of Association Documents that outline the responsibilities for the maintenance and upkeep of the shared facilities (i.e., street, Tot Lot, parking area, pond). Said documents shall be subject to the review and approval of the City Attorney. 2. Separate from the final plat, applicant must provide a shared access easement for all of the private drive. The easement shall run to all properties within the subdivision and include the property exception in the northeast corner of the plat. 3. The plat abuts County Road 19 and is subject to County review and approval. Applicant shall secure County approval and abide by County conditions of approval. 4. Subject to the City Engineer's review of all lot line easements and easement width over the ponding area and utility corridors. 5. Subject to conditions outlined by the City Engineer, December 5, 2019 6. The applicant shall enter into a development contract with the City outlining responsibility for required improvements and financing of improvements. PUD — Development Stage If the Comprehensive Plan amendment and change in zoning are denied, the City shall deny the PUD Development Stage request to close out the application. If the Comprehensive Plan amendment and change in zoning are approved, we recommend approval be subject to the following conditions: 1. No construction of the apartments or townhomes without construction of the 531 25 Agenda Page 82 Street/ CR19 improvements and signalization. Cost of these improvements shall be the responsibility of the developer. 2. City approval of the overall project residential density as part of the PUD. 3. County approval of the County road access and 531d Street/CR19 intersection improvements. 4. Private street shall be constructed to City design standards. The private street shall be signed "No Parking." 5. Applicant shall provide association documents that outline long-term maintenance and cost sharing for the private street. Said document shall allow the City to inspect and require street repairs if the private street falls into disrepair. 6. Applicant shall verify that 25% of townhome exterior wall have a brick finish. 7. City approval of the apartment height as part of the PUD. 8. All parking stalls throughout the site, both residential and commercial, shall be sized 9 feet wide by 20 feet deep. Applicant shall provide a dimension plan illustrating the underground parking meets the City parking dimensional standard. 9. Relocate the parking lot access point for the lot west of Goddard School, 100 feet north of the site's south lot line. 10.Applicant provide a percentage break of the exterior material on the apartment. Applicant provide detail on the lap siding and board and batten siding. 11.On the daycare site, redesign the north end of the parking lot to prevent apartment residents from shortcutting through the daycare lot to access 531d Street. Preserve a daycare exit on to the private street north of the daycare. 12.City consideration of the trash enclosure location. 13.Submission of a lighting and photometric plan for the daycare site. 14.Landscape plan to include: a. Inspection of existing trees, removal and replacement of any diseased, damaged, or dead trees. b. Removal of shade trees and landscaping from the CR19 right-of-way and move these plantings onto the project site. c. Provide understory planting on the west side of the parking lot west of the daycare to screen the parking lot and headlight glare. 26 Agenda Page 83 15.Applicant shall provide a scheduled phasing plan for the PUD that outlines timing of site improvement and building construction. c: Adam Nafstad Mike Couri Maeghan Becker Kim Hodena 27 Agenda Page 84 r �I • 72 co 75 • - - - - - - �� Sp- Eft Ins Mongol ■C •`CA � m� �j n?�■■� �pau�� p-,►�.� fir+ C� ago1 ■�� I ► 1i�°1i �n��`'� n/ erw � k /u�l m/� p•`�■..nm � ■ � ♦ � . P �� nm nm nnnil►. 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J b � "s s Q 0 i i w m�e� J I it hi 1 61 HeSO) a ®YY v CCC �, �IIIIIII�IIII m T /`.^ ..I -`"'Ti��7`�'T�.,HU ^ IImo 0�au°31IIIII _OON Oono% o °� ® Idl €IR J a� R. .._ ..mmo= d R.� � a i gg gg s � �� ,. e �a #�� 7�11�f��11�f1TT1�f1TT' t t FTTTF 3 Itla 31tlNtld —T——— —�-1— 3AId0 31tlNild 3—'Oa� — 3Ntl031dAld a m Heuring Meadows Commons Development Stage PUD Narrative for Multi-Family Residential Project Overview/Concept: Proposed Use: Market rate rental housing apartment and townhome units Site: 9.92 acres net area (excludes commercial lot and right-of-way) Unit Mix: 159 apartment units, mix of studio, 1, and 2 bedroom units 26 townhome units, primarily 3 bedroom units Building Designs: apartments 3-story building with underground parking, townhome 2-story buildings with attached 2-car garage pitched roofs Building Exterior Materials: • Light Gray Horizontal Siding (Possibly LP Smartsiding or 6" steel siding) • Blue Board and Batten Siding(Possibly Klauer steel siding) • White and Gray Thin Brick Veneer: (Possibly Boulder Creek) • Black Cultured Stone: (Possibly Boulder Creek) • Light Gray Shingles: Owens Corning or GAF • LP Smartsiding and/or steel siding with some combination of a cultured stone or brick product is typical for market rate apartments. r; Page 1 of 4 Agenda Page 88 Exhibit D-1 Parking: apartments; 2 stalls per unit(1 underground covered) townhomes; 4 stalls per unit(2 garage covered) Unit Amenities: washer/dryer in each unit, dishwasher, microwave, LTV/carpet flooring, individual unit heating/air-conditioning Site Amenities: on site property management, 24-hour maintenance, tot-lot playground, community room, fitness room, secure entry underground parking, secured storage space options for tenants Rent estimates: apartments $1,000 to $1,700 quad homes $1,200 to $1,800 to be adjusted based on market conditions Land Use / Zoning: current designation Commercial / B-2 Limited Business proposed rezone to Residential / PUD R6 High Density Benefits to City: provides desirable market rate housing stock promote growth and spending in local economy increase tax base, site investment estimate $26 million park fee contribution over$600k Project Questionnaire from Sketch Plan review (updated): 1. One owner for the entire complex? • Possible separate ownership groups, one for apartment structure and one for townhome structures. Apartment structure will be on separate lot from townhome structures. Declaration, Covenants, and Restrictions document will provide necessary protections for common element maintenance and costs. 2. Must maintain the street and parking lot to City standards. • Understood. 3. All common open space. • Declaration will define. Snow removal and lawn care will be provided. Tot-lot playground maintenance will be included. 4. Private park and playground. Full park fees to be paid. (no park credit) • Further discussion needed. Page 2 of 4 Agenda Page 89 S. Cross easement to neighboring property. • Will be provided from Co Hwy 19 to 53rd Street. 6. Phasing plan. • Anticipated phasing as follows: 0 2020-2021 Apartment Building 0 2022-2023 Townhome Buildings 7. Traffic study. • Completed. Traffic study recommends traffic signals be installed at Wright Co Hwy 19 and 53rd Street. Turn lane to be provided at right- in/right-out access. 8. Heated underground parking. • Yes. 9. Identify storage for each unit. • Storage options will be available for apartments. 10.Laundry facilities for each unit. • Yes. 11.Granite Countertops. • No. 12.Separate heat/AC for each unit. • Yes. 13.Community room. • Yes. 14.Exercise facilities. • Yes. 15.Lobby design. • Apartment building will include lobby and managers office. 16.Mixture of 1, 2 and 3 bedroom units. • apartment units, mix of studio, 1, and 2 bedroom units • townhome units, primarily 3 bedroom units 17.Identify property management team. • Management company is critical component of successful project. Experienced management company with proven record to be engaged Page 3 of 4 Agenda Page 90 for management and operations of total site. Extensive management company vetting process by ownership and finance entities. • Management company proposed is Pinnacle. • See management company information attached. 18.Exterior finishes, Metal roof or 50-year shingle. • Pitched roof with shingles. 19.Management company contact info. • see 17 above 20.What is the proposed tenant vetting process. • Tenant vetting to be completed by management company including: o Application submittal with required personal, financial, and employment information o Credit check with report of credit history, payment history, and current debt o Background check available via public records including any criminal and eviction history, and any legal issues o Check references o Interview 21.Pedestrian trail/sidewalk. • Sidewalk will be provided extending from Co Hwy 19 to 53rd Street adjacent to private drive. Page 4 of 4 Agenda Page 91 Heuring Meadows Commons Development Stage PUD Narrative for Goddard School Child Care Center 1. Goddard School Albertville owner/franchisee: a. Krishna, LLC, owner Vikram Aggarwal, Plymouth, MN 2. Goddard Systems, Inc. (GSI)franchise headquarters address: a. 1016 W. 91"Ave, King of Prussia, PA 3. Goddard Information: a. Nationally: 515+schools b. Typical hours are 6:30am-6:30pm (depending on regional demand) c. The average occupancy for schools nationwide is approximately 86% d. To become a licensed Child Care facility there is a rigorous licensing procedure to pass through the state of Minnesota. It is governed by the state of Minnesota. i. Daycare requires a Certificate of Occupancy and a physical inspection by a state licensor. ii. It requires the owner to create a binder of information (vaccinations of employees, background checks of employees, educational requirements, emergency evacuation procedures, emergency evacuation locations etc.) 4. Operational Features: a. Building Security: i. Double door entrance. First door is open to the public and has a viewing window to one or both the director and/or owner's office. Parents must scan their hand/enter code, etc.to gain access through second door. All visitors must sign in with the office and then are escorted throughout the building. ii. Security Cameras are located around the building and connect through CCTV to a monitor in the owner's office. iii. Playgrounds are secure with a 6'fence. iv. Building and playgrounds are protected by vehicle protection (bollards) anywhere a vehicle can come within 30' of where a child will be (within the building and on the playgrounds)the franchisee must provide vehicle protection. b. Drop off/Pick up: i. Nationally we see peak times from 7am-9am ii. No set"Start"time for the school so there is no set drop off time for parents more so what accommodates their schedules is how the individual drop off times are set. iii. Parents must park their car and walk the child or children into the school, sign them in and walk them to their classroom(s). iv. Drop off takes approximately 5-10 minutes so each space can turn over approximately 10-12 times per hour. v. Pick up is very similar in that the parents need to park and come into the building to get their child/children. Agenda Page 92 Exhibit D-2 vi. Pick up is much more spread out since we offer half day, % day and full day options to parents. This turns into pick up not have a designated peak time and instead is anywhere from noon to close. Again,there is no rush on pick up time it corresponds to the parents' schedules. c. Staffing: i. The school will have 2 teachers/classroom plus 2-3 floaters during the day to accommodate lunch breaks for the classroom teachers. There will also be a director and owner present during the day. ii. Ratios: 1. See attached licensing outline. 2. The Department of Children and Family Services (DCFS) dictates these ratios and max group sizes and will be licensing agency for this school. Each Goddard School is required to maintain these ratios both indoors and on the playgrounds. iii. Playgrounds: 1. There are two playgrounds for the school. Divided by age groups,the first is for 6 weeks to 36 months, and the second is for 3 years and older. a. Max group size per playground: i. Infant/toddler: 16 children ii. Preschool: 20 children 2. Each classroom visits the playground at a specified time and it is on a rolling basis so that only one classroom is on a playground at a time. a. Playground hours are approximately from 9:30am to noon, and then 3pm-5pm. iv. Licensing vs Occupancy: 1. The school will be licensed for 140 students (based on the floor plan) and this is based off certain square footage requirements set forth by DCFS. 2. The building occupancy per Minnesota building code allows 144 students and 25 staff. v. Parking and why the spaces provided are adequate for this facility 1. As discussed previously, our peak drop-off times are from 7-9am and pickup occurs over a longer stretch and rarely has a "peak time" 2. Drop off typically takes 5-10 minutes and each parking space can turn over 10-12 per hour. 3. On any given day,there is approximately 10%of the enrollment out sick/on vacation 4. Roughly 25%of the enrollment are siblings. Agenda Page 93 w,,,, ,aw a6 ae a3>r�3H� .. 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'.> w ; oo uo a z 'a m u O I w o0 0 �Q L ICJ u' w m� p o� O w CD & @. 0 25 z i u wu sus - -, § '- oo w o� Q _ f ffi O ow 3 w Z. z o� a N4°ia'31VPA1N381`d °3N 3f1N3/e`d%f1`d38310. m N O ° o a `o` iN3WdOl3A34®OOH®IGHD All IV3�p2➢If'" J °� Q 1®®Il' DS ®®IV®® 7�D i Z a k -- .__... ❑ � i Li gyp; �s; LJ ❑a �O 0 0�< �o 0 c I ➢I 0 fill 96 w< wp< o --------- Q so �a 1, __.__. _.. _. .__.__ __.__. .._.-------- ----- ------ c II II I I LJ I M1I i I r ter. —u �i 1 � I � II II m � _------__ _ r I 0 IL J I I z a Ij Ij ------ I Z L L I Q I ❑ O I � O z a9 ss o. 9 p i u f i /f k ff r. r I jI I N, 61 IOLJ 1 9 I Memorandum SRF No.0199161 To: Adam Nafstad, P.E., City Engineer City of Albertville From: Dave Nelson,PE,Principal Tom Sachi, PE,Associate Zach Toberna, EIT,Engineer Date: December 2,2019 Subject: Heuring Meadows Development Traffic Study latrod uct la SRF has completed a traffic study for the Heuring Meadows Development, located at the northwest corner of CSAH 19 (Labeaux Avenue NE) and 53rd Street NE in the City of Albertville (see Figure 1: Project Location). The main objectives of this study are to review existing operations within the study area, evaluate traffic impacts to the adjacent roadway network, and recommend any necessary improvements or mitigation strategies to accommodate the proposed development with safe and efficient operations. The following information provides the assumptions, analysis and study recommendations offered for consideration. Calridt iris The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed site. The evaluation of existing conditions includes intersection turning movement counts, field observations, and an intersection capacity analysis. II) t ollllllootl'uon Turning movement counts were collected during the a.m. and p.m. peak periods by SRF during the week of June 10,2019 at the following intersections: • CSAH 19/53rd Street NE • 53rd Street NE/Kalland Avenue NE • 53rd Street NE/Kyler Avenue NE In addition to the intersection turning movement counts, field observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry and posted speed limits). CSAH 19 is a four-lane divided roadway with a posted speed limit of 45 mph. 53rd Street NE is a two-lane undivided roadway with a posted speed limit of 30 mph. All three study intersections are side-street stop controlled. Existing geometrics, traffic controls, and volumes are shown in Figure 2. www.srfconsuIting.com 1 Carlson Parkway North,Suite 150 1 Minneapolis,MN 55447-4453 1 763.475.0010 Fax 1.866.440.6364 An Equal Opportunely Employer Agenda Page 114 Exhibit T L Q Z rriY} Wi W • IWIIII 0 I IW�I Illlillll V�wp AIM l�llb p" q 1111� W • ICI p U C 19 5 U O J U N O EL of w CO F rn 'o 0 0 rn 0 U N O EL x Project Location Heuring Meadows Development Traffic Study Figure 1 City of Albertville, MN 0199161 Agenda Page 115 July 2019 � I L IIIIIIIII Q Z W 2 Y 6 (21) v 53rd Street NE 28 (71) N (2) 3 Aw t gYrrri �+��iriIIIIIII'�YIIr v in r (42) 38 S" emu �itl1; MMI ilf+I v v lair I'll "`i+lml, °' 53rd Street NE (35) 22 f f qi N 42 bllllw" O M A" I Q � N U 4.i Id IIIIIIIII 24 (66) 4 53rd Street NE 4 (25) (49) 38 (13) 10� o'er W � N � 2 U O j — Q U Y w c X W N O O) LL F 0 LEGEND 0 XX A.M. Peak Hour Volume U (XX) P.M. Peak Hour Volume 0 Side-Street Stop Control Existing Conditions Heuring Meadows Development Traffic Study Figure 2 City of Albertville, MN 0199161 Agenda Page 116 July 2019 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Study Page 4 1E"XIsUing Intersection IpadiityAnWl l An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations could be compared. The study intersections were analyzed using Synchro/ SimTraffic software (V9.0) and the Highzvay Capacity Manual(HCA. Capacity analysis results identify a Level of Service(LOS)which indicates how well an intersection is operating.Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1.LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A through D is considered to be acceptable traffic flow conditions. Table 1,,,, II,,,evel of Seiirvlce Cii�fteiirla four Siginlized widUni it lize Iliixteii,e tloiii II,, S, I)e i ire tloiii i it line liixteii,e tloiii Uniginlized liixteuP e tloiii AveIIP e I)eu / ehicle( e oiiPn ) A eur e I)ela / ehicle( e oiiPn ) I3 > 10 .20 > 10 . 15 C > 20 .35 > 15 .25 E > 55 .80 > 35 .50 F > 80 > 50 For side-street stop or yield controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-street stop or yield control can be described in 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 approach. Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches.It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. Results of the existing operations analysis shown in Table 2 indicate the study intersections operate at an acceptable overall LOS A during the a.m. and p.m. peak hours with the existing traffic controls and geometric layout. Note that during the p.m. peak hour, the 95th percentile eastbound left turn queue at CSAH 19 and 53rd Street NE is approximately 100 feet (i.e. between four (4) and five (5) vehicles). No significant side-street delays or queuing issues were observed. Agenda Page 117 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Studer Page 5 Table I II:..:XIIsthag Goinditionse ratio nal Analysis IlRe uult A.II „ IlDealk II°lour I1:1,1I „ IlDealk II°NouIr Ilin'tersectJon II.....Os [May II,,,,Os Della CSAH 1.9/5 rd Street NE(a) A/B 14 sec, A/D 29 sec, 53rd Street NF/Kyle;r Avenue; NE(a( A/A 9 sec, A/A 9 sec, 53rd Street NF/Kalland Avenue; NE(a( A/A 9 sec, A/A 9 sec, (1) Side stop contrc,rlled intersection,where the overall II_OS is shown fc,rllc,rwed by the worst e'ric,rvee'rient II_OS The delay.shown represents the worst side-street approach delay. I''IIIr II pIment The proposed development is planned for the northwest quadrant of the intersection of the CSAH 19/53rd Street NE intersection,as shown in Figure 3. The proposed development includes 26 units of low-rise multi-family residential, 159 units of mid-rise multi-family residential, and a 10,427 square foot(so daycare facility.Access to the development will be located in three (3)locations.There are two (2) full access driveways planned for 53rd Street NE between CSAH 19 and Kalland Avenue NE.The first access will be the north approach of the 53rd Street NE/Kyler Avenue NE intersection, and the second access 150 feet west of Kyler Avenue NE. Additionally, a right-in/right-out access is proposed along CSAH 19 approximately 700 feet north of 53rd Street NE. Year 2021 t To help determine impacts associated with the proposed development, traffic forecasts were developed for year 2021 conditions (i.e. year of opening). The future conditions take into account general area background growth and traffic generated by the proposed development, assuming the entire development is built at one time. The evaluation of year 2021 conditions includes details on the traffic forecasts and an intersection capacity analysis. Year 02:1„"rraff ulic 11--orecasts To account for general background growth in the area, a growth rate of two (2) percent was applied to the existing traffic volumes to develop year 2021 background traffic forecasts. This growth rate is consistent with the preliminary LVright County 2040 Transpor ation Plan. To account for traffic impacts associated with the proposed site,trip generation estimates for the a.m. and p.m. peak hours and on a daily basis were developed using the Institute of Transportation Engineers (ITE) Trzp Generation Manual, Tenth Edition. A summary of the traffic forecasts and assumptions for the study area is shown in Table 3. Agenda Page 118 �e r, IJ % Lot 3 /% 141,573 sf f r�/��/,l,/fj%%o !�y3.25 cc. / ,11114111 fol / ,.�! f y% '� ;,. r Jr //;, ,;,//i�r,;o"��/� ,•,;,," �/ i ;�.; / 'oi/��'�o is/�' /,o/iii 'a a ,' f f + !" ��i/l� „� /- IIIIIIIIIIIIII ,.. „",� / ,r� " j t �fl/// / 1 ;IIIIIIIIIIIIIIIIIII i %/ ' � s r, r"� , �r",� �uuuuugpluuuu uuuuuuuuuuuuuuuuuuuuuul uuulllulpuuuul,,�/ %% 1t;1'f, /, uJ .. ,fi,�r/r�( � »»11 ,� IIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ��/ °�� JJ ' � r, m j �� uuuuuuuuuuuuuuuuuuuuuul r r j/ uuuuuuuuuuul uuuuuuuuuuuuuuuuuuuuuul % " I(f�i /,.:uuuuuuuuuuul uuuuuuuuuuul; io v �� o fo p �/// f,uuuuuuuuuuul „" f, 1 �// ' / �uuuuuuuuuuul � �� i J� ( %/uuuuuuuuuuul ��FF uuuuuuuuuuul uuuuuuu ,; ;%? ;/o ,uuuuuuuuuuul uuuuuuuuuuuuuuuuuuuuuul uuuuuuuuuulu„,� ,% / ' � �:.uuuuuuuuuuul uuuuuuuuuuuuuuuuuuuuuul uuuuuuuuuuul,/ �i� ,` // % uuuuuuuuuuuuuuuuuuuuuul �, f�/� / J � � ;!� % uuuuuuuuuuul uuuuuuuuuuul. �„ Y %rr,��,,,rrrr%//r!i ,i t � �>, uuuuuuuuuuul uuuuuuuuuuul f �� l�� f / %, ::uuuuuuuuuuul uuuuuuuuuuuuuuuuuuuuuul uuuuuuuuuuul ��.; / ; a j, �� %„� �%%'uuuuuuuuuuul uuuuuuuuuuuuuuuuuuuuuul uuuuuuuuuuul, /� / /f" � % r � ,ii % uuuuuuuuuuul uuuuuuuuuuul / % /" f f111 // ��, r /iii� uuuuuuuuuuuuuuuuuuuuulu ✓� ,f MEN ' ��'�"" � � % %:uuuul fj %1 , // � � •„-" � 1 � IIIIII II IIIIIIIIIIIIIIII / , � � � ," � �%„�, � i�/� �j , IIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIII ��j � �� IIIIIIIIIIIIIIIII �`i! J �� ' r �uuuuuuuuuul uuuuuuuuuu /"�" „' .uuuuuuuuuul ;,,,i/ / 1,; r ',, ! . ',':uuuuuuuuuul uuuuuuuuuuul uuuuuuuuul % ; LL i!a i!� � ,l;�� r�% " , ' i��,� uuuuuuuuuul uuuuuuuuuuul uuuuuuuuul i i •.,/""'r',,, II/ 1, %l,ry?lll",,, /ii j is/ i Lot 1 A 70,503 sf 'Jp IIII r mm�'sm' l// w o L ,/��/////IIIIII✓////lv .,,'r ,�w yr/r vr;+• f y K , � �/Illllilf r��zy, l` s/ J/ynylv�hivvr �i � llf , //RM %;, Site Plan (Courtesy of City of Albertville) t,udvwu�ICdrr�6„i rcarnrlC:a,lu�a, Heuring Meadows Development Traffic Study Figure 3 City of Albertville, MN 0199161 Agenda Page 119 November 2019 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Studer Page 7 "rable 3.. Ilf;;.stim mte 'riiip Geiiieratioiii A„I l If�"a� l�1--lour, l If�"„I „ l If�"a� l�1--lour, Ill,,. urre Use U�urreu�t, II) uV "ruru ps I III Out I III Out 1....ow 11=Riise CV uftiffarrniilly(220) 26 1.) U 3 9 9 5 IL90 Wd FRiise CV uftiffarrWly(221L) 1L59 1L5 42 43 27 865 Results of the trip generation estimates indicate that the development is expected to generate approximately 184 a.m. peak hour,201 p.m. peak hour,and 1,555 daily trips.The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on information provided by the preliminary LVrigbt County 2040 Transportation Plan and engineering judgement. The resultant year 2021 traffic forecasts, including general area background growth and traffic generated by the proposed site, are shown in Figure 5. To determine how the adjacent roadway network will accommodate year 2021 traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software and the HCM. Results of the year 2021 intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peaks with existing traffic control, except for the 53rd Street NE and Kyler Avenue NE intersection. The side-street eastbound delays at the CSAH 19/53rd Street NE intersection are expected to operate at an unacceptable overall LOS F during the p.m. peak hour, with delays over three (3) minutes. These delays and resulting queues are expected to block side-street access along 53rd Street NE,resulting in poor side-street operations (LOS F) at the study access driveways. During the p.m. peak hour, eastbound queues on 53rd Street NE are expected to extend through the intersection of Kyler Avenue over 75 percent of the peak hour. These queues prevent vehicles from entering/exiting the proposed development. These eastbound queues are a result of a lack of acceptable gaps along CSAH 19. As a result of the unacceptable operations under current traffic controls, it is recommended that a traffic signal be installed to allow for safe and acceptable overall intersection operations. Additionally, it is recommended that the eastbound approach of the CSAH 19/53rd Street NE intersection be widened to allow for a full width eastbound right-turn lane to be striped. Agenda Page 120 L Q Z rriY} W Wi W � IWIIII 0 I IW�I Illlillll V�wp AIM l�llb p" q 1111� W \ III 0 O III O � M 45 U C O 0 (O C O U N 0 7I O O) LL F O O O O U N O EL x LM I Directional Distribution t�udvmu�IG'drr�6„i rca��lC,a,lu�a, Heuring Meadows Development at 53rd Street NE Traffic Study Figure 4 City of Albertville, MN 0199161 Agenda Page 121 July 2019 L I L IIIIIIIII Q Z j 00 • v Q 00 I �11 RLn Ln IROAccess (5) 5�wI Ln Ln r/ cdfff Y 10 (25) 53rd street NE (5) 5 / ////" o Ln (45) 40 A. l I Im 53rd Street NE (100) 95 14 IF I I (80) 75 BIi jLn o Ln O Ln n I �1 3 Id O Ln I- m l�r O M �lll v W 65 70 10 (25) ui o n ( ) �-^-► �40 (100) tr � 35 (95) 'III 53rd Street NE 53rd Street NE 50 (30) (0) 0 (0) 0 -`o (65) 50A. (75) 70 U v (15) 15 z Ln Ln o C M O U r Y N O N • (6 Lo O O) L6 CO 0 LEGEND 0 XX A.M. Peak Hour Volume U (XX) MIVI Peak Hour Volume 0 Side-Street Stop Control O Year 2021 Conditions ull"h,,; Heuring Meadows Development Traffic Study Figure 5 City of Albertville, MN 0199161 Agenda Page 122 July 2019 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Studer Page 10 "rabl m A„Year,2021 IIiiaVw'ersam tloiii Capacity Ainl sVs A.K. IlFle k III-I ouuir if"„I „ IIF"eak III-I ouuur IIiiat'ersam 'Vloiii CSAI II 11.9/53rd Street NE(1) A/C 24 sec, V /V: >3 nnh. 53rd Street M/Kyller Avertr.te NE(,.) A/B 12 sec, >3 uronh. 53rd Street M/West M::Mriivew y(,.) A/A 9 sec. D/F 129 sec. 53rd Street ISM::/MtalHartd Avertr.te NE(1) A/A 9 sec, A/B 10 sec, CSAI II 11.9/11=R1111=R0 Access (1) A/IF3 11..11.sec. A/IF3 12 sec, (.1.) Side stop contrc,rlled intersection,where The overall II_OS is shown fc,rllc,rwed by the worst e'ric,rvee'rient II_OS The delay shown represents the worst side-street approach delay. If a traffic signal is installed at the intersection of CSAH 19/53rd Street NE,results of the year 2021 intersection capacity analysis shown in Table 5 indicate that all study intersections are expected to operate at an acceptable overall LOS A during the a.m. and p.m. peaks. Eastbound 95th percentile queues at the intersection of CSAH 19/53rd Street NE are four (4) vehicles during both the a.m. and p.m. peaks. No delay issues are expected. "rabl m 5..Year,2021 IIiiaVw'ersam tloiii Capacity Ainl sVs(with 'rir ffi igi mV) A.K. IlFleak III-I ouuir if"„I „ IIF"eak III-I ouuur IIiiat'ersam 'Vloiii CSAI""ll 11.9/53rd Street NE A 6 sec. A 9 sec. 53rd Street M/Kyller Avertr.te NE(1) A/II::M 11..2 sec. A/II::M 11..2 sec. 53rd Street N" .::/West Access (1) aN sec. ILO sec. 53rd Street M/MtalHartd Avertr.te NE(,.) A/A 9 sec. A/II::M 11..0 sec. CSAI""ll 11.9/M:ast Access (,.) A/II::M 11..11..sec. A/II::M 11..2 sec. (.1.) Side stop controlled intersection,where the overall IL..OS is shown followed by the worst e'ric,rvee'rient II_OS The delay shown represents the worst side-street approach delay. With the construction of the traffic signal at the CSAH 19 and 53rd Street NE intersection, there is not expected to be any significant side-street delays at the site access driveways. Additionally, there is not expected to be any significant impacts to operations along Kalland Avenue NE,with no queueing impacts from the proposed development or traffic signal. Additionally, it should be noted while a portion of the development trips are expected to pass through the CSAH 19 and 57th Street NE intersection, there is not expected to be any negative impacts to operations, given the existing traffic signal control. li 111 II Warrant AnaI�ys��sII A preliminary warrant analysis was performed for the traffic signal control alternative. Signal warrants 1 through 3 were evaluated. The warrant analysis was performed utilizing year 2021 build conditions forecasted volumes. The lane geometry and approach speeds assumed for the warrant analysis are shown in Table 6. Agenda Page 123 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Studer Page 11 "rabl m 6.. Waiiriimiixt Airmlysis A , uum tloi South bour)d CSAl....11 ILL 1 h ree a p p roac h IIrar)es 45 irrph M::astbour)d 5: rd St NE Or)e approach IIar)e 0 irrph Note that right-turn volumes on the minor street approaches are typically excluded from a warrant analysis when there is an exclusive right-turn lane because these turns can be easily made and would not benefit from the addition of a signal. While there is not an exclusive eastbound right-turn lane, the eastbound approach is approximately 20 feet wide,which allows for enough width for right-turns to create a "pseudo" right-turn lane. Therefore, the eastbound right-turns were excluded from the analysis. Table 7 provides a warrant analysis summary, while the detailed volume-based analysis is shown in the Appendix. "rabl m".. Sigirml Waiiriimiixt Airmlysis Siummaiiry u irml Waiiriimiixt I-Iouil�s Yeaiir 2021 Volumes MetMet? VVarrar)t ILA: Kr) i-ruji-r� Vr h cdlar Vohji-r�e 8 0 Inc Aarrar)t 1LJF3: Ilr7itr rrupflor) of Cor)flr)uous lrafflic 8 IL2 Yes Aarrar)t ILC: Coi-r�bbir)aflor) of Aarr r)ts 8 5 Inc VVarrar)t 2: Four Hour Vohjirre 4 8 Yes Aarrar)t 3[3: I:::1eak Hour Vohjirr IL 3 Yes Mdlflw y Stop Ajophicaflor)s Cor)at flor) C 8 0 Inc Results of the preliminary signal warrant analysis indicate that the CSAH 19 and 53rd Street NE intersection is expected to meet signal warrants under year 2021 build conditions for Warrants 1B, 2, and 3B. Agenda Page 124 Adam Nafstad,P.E.,City Engineer,City of Albertville December 2,2019 Heuring Meadows Development Traffic Study Page 12 Smnmary and CandWsl�ans The following study conclusions and recommendations are offered for your consideration: • Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS A during the a.m. and p.m. peak hours. o The 95th percentile eastbound queue at 53rd Street NE/CSAH 19 is between approximately four (4) and five (5) vehicles. • To account for general background growth in the area,a growth rate of two (2)percent was applied to the existing traffic volumes to develop both year 2021 (i.e. year of opening) background traffic forecasts. • The proposed development includes 26 townhome units, 159 mid-rise residential units, and a 10,427 SF daycare facility. • The proposed development is expected to generate approximately 184 a.m. peak hour, 201 p.m. peak hour, and 1,555 daily trips. • Results of the year 2021 intersection capacity analysis indicate that all study intersections are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peaks with existing traffic control, except for the 53rd Street NE and Kyler Avenue NE intersection. o The side-street eastbound delays at the CSAH 19/53rd Street NE intersection are expected to operate at an unacceptable overall LOS F during the p.m. peak hour,with delays over three (3) minutes. These delays and resulting queues are expected to block side-street access along 53rd Street NE, resulting in poor side-street operations at the study access driveways. o During the p.m. peak hour, eastbound queues on 53rd Street NE are expected to extend through the intersection of Kyler Avenue over 75 percent of the peak hour. These queues prevent vehicles from entering/exiting the proposed development. As a result of the unacceptable operations under current traffic controls,it is recommended that a traffic signal be installed to allow for safe and acceptable overall intersection operations. • Results of the year 2021 intersection capacity analysis with a traffic signal control at the CSAH 19 and 53rd Street NE intersection indicate that all study intersections are expected to operate at an overall LOS A. • There is not expected to be any significant impacts to operations along Kalland Avenue NE,with no queueing impacts from the proposed development or traffic signal. • While a portion of the development trips are expected to pass through the CSAH 19 and 57th Street NE intersection, there is not expected to be any negative impacts to operations, given the existing traffic signal control. • The intersection of CSAH 19/53rd Street NE meets signal warrants for Warrants 1B,2, and 3B. • It is recommended that a signal be installed at the intersection of CSAH 19/53rd Street NE in order to mitigate expected delay and queuing issues under year 2021 build conditions. • It is recommended that the eastbound approach of the CSAH 19/53rd Street NE intersection be widened to allow for a full width eastbound right-turn lane to be striped. H:APiajectr\09000\91G1\TS\Re oit\91G1 Final CSAH 19_331-d 191202.docx Agenda Page 125 o %^ N cu N O N d L N N LL r m, x x x x x x x x x x x x x m co °4'li N m (B (O w o 4a' C) m Q « � � � -o 0 CD U U M O LO O c -a �? 0 7 C o O :3 z Cn w Rt L. L co N V cc � U U U U co co co co V O O O O ' 14 *+ D Q Q Q Q ay M oo O O O N O M u) oo I— N u) O O O =� `0 0 c c J m U) O O VCL E E _ p O O O O O O O O O O O O O O O O O U C C � J O Ocu cu N N w 4 CD CD u-) oo M Z N 0 M — oo O a) l!') lf) O CD CD N O M u-) oo I— N u-) V V M 0 v rn co v co r- rn o r- rn rn rn r- u-) o 0 0 U) N ' � � 4 co ca i LJJ Z ' R x x x x x x x x x x x x x x ''�^ Z a) O O `v �"' U rr rrr RS oO M W W M N O V I— (O (O co -O U 0 0 *�*+ N M ",:I- M u) CD co O (O O N C f v o 1— Lo coo °�° o M v oo rn oo M o 0 0 CDC 00 z X U c M c O � � E rj) �'w^ M ca .� O Q RCS N LO M (o LO (o O O I— V (o I— M (o N'. 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Thanks! From: Tamara J. Anderson [mailto:Tamara.Anderson('Oco.wright.mn.us] Sent: Wednesday, December 04, 2019 8:27 AM To: Adam Nafstad Cc: Tony Rasmuson Subject: RE: Heuring Meadows Good Morning Adam, Based on the preliminary data that was provided, along with the valuation methods employed for the 2019 Assessment, we are estimating the values as follows: 159 Apartment Building Estimated Market Value- $15,500,000 Tax Estimate-$290,000 (includes county, city and school district) 26 Townhome Units Estimated Market Value- $3,000,000 Tax Estimate-$56,100 Commercial/School Building Estimated Market Value-$1,500,000 Tax Estimate-$53,800 These estimates are preliminary and any changes to the proposed plans will likely affect the valuation. I am going to be out of the office for most of the day today, if you have any questions let us know. (Good thing I had a TNT meeting to stick around for last night so I had time to work on this.C) Tammy Anderson • Senior Appraisal Manager• (763)684-8480 From:Adam Nafstad<anafstad@ci.albertville.mn.us> Sent:Tuesday, December 3, 2019 11:26 PM To:Tamara J. Anderson <Tamara.Anderson@co.wright.mn.us> Cc:Tony Rasmuson<Tony.Rasmuson@co.wright,mn.us>;Adam Nafstad<anafstad@ci.albertville.mn.us> Subject: Re: Heuring Meadows Hi Tammy, We are told the rent will be between $1,100 and 1,700 per unit. 1 Agenda Page 129 Exhibit U A�Ibcrtvillcii f MEMORANDUM Date: December 4, 2019 To: Al Brixius, City Planner Cc: Paul Heins - Building Official Eric Bullen - Fire Chief Scott Dahlke, P.E. —Civil Engineering Site Design From: Adam Nafstad, P.E., City Engineer Subject: Heuring Meadows Commons Preliminary Plat Review The following engineering documents have been submitted by Civil Engineering Site Design and are being reviewed for compliance with City of Albertville requirements: • Heuring Meadows Commons —Civil Site Drawings; dated 11/12/19 • Certificate of Survey —prepared by Meyer-Rohlin; dated 06/08/18 • Color Site Plan; dated 11/12/19 • Drainage Analysis, including Preliminary Geotechnical Evaluation; dated 11/12/19 • View Shed Analysis with Plan and Profile; dated 11/18/19 Additionally, the city has commissioned a traffic study to evaluate the traffic impacts and identify necessary improvements to accommodate the proposed development. The study was prepared by SRF and is dated 12/04/19 (attached). The hydrology review will be completed by Bolton and Menk, Inc. and comments will be incorporated into city engineering comments. Proposed site improvements generally consist of the following: Mass grading and site clearing; sanitary sewer, watermain, and storm sewer construction; pond excavation; sidewalk,parking lot, and private road construction; erosion and sediment control, limited or no wetland mitigation, landscaping, turf restoration. Work on 53rd Street NE will include storm sewer crossing, driveway construction, aboulevard restoration and intersection improvements at CSAH 19. Additionally, a right- in/right-out access on CSAH 19 is proposed north of 53rd Street NE, as well as, CSAH 19 trail modifications. Based on the preliminary review of the above materials, it is recommended that the plans be approved subject to the following general conditions: 1. Engineering plan review comments are addressed to the satisfaction of the Fire Chief and City Engineer. (Plan review comments included under separate cover). 2. Plans shall comply with Minnesota State Fire Code (MSFC) for fire flows and Fire Features found in Chapter 5. Albei"Mlle Caly Ihill 9 5959 Main Avenu e.N11,,PO Rox y 9 Albei'Mlle,MN 55301 0 (63)d97-338d Agenda Page 130 Exhibit V Preliminary Plat Review Memo—Heuring Meadows Commons 012/04/19 Page 2 of 2 3. The Applicant secures are necessary construction permits required for the improvements and provides the City with a copy of the permits prior to the start of construction. Permits include NPDES (storm water), Mn Department of Health (watermain), Mn Department of Labor and Industry, MPCA (sanitary sewer), and Wright County permits as required. 4. The plans and plat shall be submitted to the Wright County Highway Department for review and approval. An entrance permit and/or work within the right-of-way permit will be required. 5. Right-of-Way shall be dedicated as determined by the County. 6. All Improvements are constructed in accordance with the latest edition of CEAM's Standard Utility Specifications and Albertville City Standards. 7. Utilities shall be extended to the adjacent northeast lot. 8. Record drawings of all site improvements, as described by the City's As-Built Checklist, are required prior to release of surety. 9. SAC and WAC fees shall be paid prior to issuance of building permit. 10. The monthly storm water fee shall be established prior to building permit issuance. 11. Drainage and utility easements shall be established over all sewer and water and stormwater improvements, as proposed on the preliminary plat. 12. All sidewalks, pedestrian ramps, handicap stalls and accessible routes shall be compliant with ADA standards. 13. Signing and striping of the parking lots shall be in accordance with the latest edition of the MMUTCD and as required by fire regulations. 14. An operations and maintenance plan for the proposed stormwater management system shall be submitted for review. 15. Street Lighting—a lighting plan for the site shall be submitted for review. 16. Traffic Signal —A traffic signal at CSAH 19 and 53rd Street NE will be required. The Developer shall be responsible for cost associated with the traffic signal and required striping. 17. Development fees shall be established and paid prior to release of plat. Attached is a preliminary estimate of the development and building permit associated fees. 18. Surety for the improvements shall be required and in place prior to release of plat. The surety requirement shall be 100% of the municipal improvements, 50% of the on- and off-site improvements, and 150% of the landscaping improvements. Please let me know if you have any questions. AlbeirMlle Oly Ihill 9 5959 Main Avenu e.N]I".PO Rox y 9 Albei,Mlle,MN 55301 9 (63)d97-338d Agenda Page 131 E O O O 00 m aj aj v v In m m m -a a ai � c � oca oca m c c fl- O O Y n -O -O 00 oaj aj m r `m E Q Q v U > O O O O O > 'O O. v E E E c _ m m aJ O a c c U � aJ O O O O N <D Q1 Q1 aJ aJ O T O" CT a a O d0J N aJ C C a aJ O O O LnLnO OU (_Qo GO GO Ln -O O O O N O O O 00 O U aJ -O 'O a 'O 'O O i ha X _ v (NO (NO v •N (NO (NO •E O m c u v O W v v U c c m c c U a m m v m m m 9- 9- 'O - - a CT +J +J N aJ N 'C 'C O l0 'C 'C O. O � F- O O ip CL O 0 0 O O O m N E aJ > > Ln Y > > O O a) ui v v O O O O O� m U U CT CT00 O" CT m m 3 v ai in ai v F 0- 0 aJ aJ -O 'O aJ aJ O t aJ > 'O V aj a s a� N Q. Q. � a Q. N Vf � N �° m ° a! OO Ln m > OO m E rn {A O Cl U V o U <D Ql N l0 Q1 N O Q L! Q 0 N CO i/? i/? U U m O i/? i/? m O" i/? i/? IH m O O O O O O O O O m m N 00 O I, n l0 Il Ill O O O N N O O O CO CO N Il O n n CO _ "H "H O 00 L-i aJ N O m OO -Zt <o N l0 OO -Zt N IH O I, N I.l1 N ll O. m O IliOO N O N O l0 rl n -i O m N O m m m �H m -Zt <o 00 l0 l0 N I, N -Zt E N N rH rH rH m l0 GO Ln rH �-i m O Ln m rHQ v rH 0 c N O m m m c O O O .O -Q O -Q O -Q U ha O _ O _ U U a c aJ d c c c c c v c v c v48 O aJ O O U O U '� O F- �W O > Ubn U E U E U aj 3 m U c m a m a Q N In a N w ha Y Y 0 O m C c 7" E n U E m U E m W E U Q p U Q p 0 W LL H H d Q O N N mui (n m v Ey LL W E O a O d E hOa V) O U m 3 O O Q 0 Z ai ai ami v v E� 2 a Coo m � m W c � O O vaj a W aaj -2 �N aJ° o T m W S Q December 4, 2019 Dear Planning Commission Members, Please see public comments regarding the proposed rezoning and development at County 19 and 53rd St NE. I have received permission from those who provided comments below to submit these comments. ------------------------------------------------------------------------------------------------------------------------------------------ 1. Dear Sarah, We live at 5401 Kahler Dr NE that turns into 53rd St. We are primarily concerned about the traffic and safety.There is already a lot of traffic in this area and in our neighborhood. How will the traffic be handled? Extra patrols, which causes our taxes go up, another round about or creation of an intersection, our taxes go up again. There are so many car exceeding the speed limit in our neighborhood and we have called the non- emergency line a few times. This will only increase with the building of this development. Please take this into consideration, the safety of the families that live in this neighborhood. Thank you, Nathan and Stacy Gillespie 2. Hi Sarah, I would appreciate if you can share my below feedback. I currently live on the corner of 53rd and Kali Ave in Albertville. The main reason that we decided to move to this area was the small town, small neighborhood feel. Our favorite part was being able to look out and still see corn fields. I understand that development will happen; however, we, as a town, have control on what development can occur in our community. There has been talk that a large apartment complex will decrease out home values. I have heard one of you or the developer mention that is not the case. However, you have no proof of that fact. There have been several studies regarding the #of apartments in relation to home values. They are all not in agreement. For every study you find that says it won't decrease value, I can find a valid one that says it does. You can't guarantee that my value won't decrease and you aren't about to write me a check if it does decrease. If this apartment complex does occur, I will be selling my home and moving elsewhere. If I were a buyer searching for a home, I would absolutely consider the neighborhood and if any apartment complexes were nearby. I love my small community and do not want to risk losing my home value, having to deal with a large vehicle volume and the ugly views out my window every morning to stare at an apartment complex. CR 19 is already a raceway for vehicles and yet you want to add a large volume of incoming/outgoing traffic from this apartment complex. You may find need to add a stop light in order to control the #of vehicles coming/going from this complex. However, this will not help the issue. Majority of vehicle accidents occur at a stoplight. 1 Agenda Page 133 Exhibit W There have been countless vehicle accidents one block away at CR19 and Jason Ave. You have stated that the apartment would have less vehicle traffic than retail. I'd like to see your numbers on that. 156 units x 2 cars per unit on average= 312 cars x average in/out 4x/day= 1,248 cars coming and going. I love Albertville but no way will a retail have 1248 cars in/out each day. Additionally, what is your plan for the increase volume of students in the STMA schools by adding in an apartment complex? We are already at MAX capacity and with the current developments in the works, how can we possible prepare for the influx with the apartment community? OK Let's build another school. My taxes are already sky rocketing year by year. We need to increase our retail areas. Increase retail will, in turn, help our current retailers. People go to the Outlet Mall and stop but that brings no money into our community. We need to draw them in. AN apartment will not bring in the money as a new retail center would. Why lose our last retail spot for an apartment complex that nobody wants. Kelly Holzerland 3. In my opinion, the congestion in that less than a mile stretch would be horrible. Jennifer Dickenson 4. I have lived near there for 14 years and while we do absolutely need more affordable housing, this isn't the right place for an apartment complex. My husband was almost killed in an accident September of this year at that intersection. I walk my dogs daily down that road and my kids are now driving, walking or biking there daily. Lorie Cameron Brunet 5. 19 would be a fun drive in the morning with a traffic light intersection right there because without one it would a car accident disaster zone. Three controlled intersections in a one mile stretch on the busiest road in STMA. As for taxes, more people are moving in and my prop taxes keep going up. Matt Carlson 6. Thank you for the information, unfortunately I will not be able to attend the meeting on the 10th. My concern is the same and the police officers. I am afraid in time it will become a problem as condensed housing always does. I want to make sure the owner keep up the property too. What an eye sore on our main thorough-way. Balcony's full of stuff. Thanks for being the spokesperson for all that cannot attend. Kim Reggie Fasching 2 Agenda Page 134 Email sent to all City Council on Tuesday, 11/19/19 from Sarah Hansen Hello, Thank you for allowing me to speak at the Housing Workshop on Monday evening. Land use is important, especially in Albertville as we are becoming closer to fully developed. While I am in disagreeance of a 156 unit apartment building, it's possible that our community could benefit from a daycare facility, townhomes or other amenities. Discussed at the meeting is what makes a healthy city. How can we use our limited land in ways that support a higher quality of life? Has a community center been discussed in any of our available land? It's unfortunate that we are a community of 23,000+ and do not have this facility. A Community Center could provide opportunities for connection, and promote physical and emotional health, both of which are vital for quality of life. Please think about our land use sensibly. I would contend that we haven't seen the best application yet for the proposed site. Thank you for your time and service. If you'd like to discuss further, please feel free to contact me. Sarah Hansen Additional Comments from Sarah Hansen Planning Commission Members, If you care about our school capacities, if you want to preserve the small town feel, and if safety is a concern for you (traffic, pedestrian, kids that walk/bike to school, etc.), please do not provide a recommendation to rezone this property to allow for high density condensed living. This site is located in Albertville's Commercial Corridor. Rezoning this site is not consistent with Albertville's Vision Plan. If this rezoning occurs, be prepared for developers to put in applications to have other areas of our Commercial Corridor rezoned. I encourage you to drive/walk in this area (especially during peak hours) and imagine the impact an additional 400+ people would have on this site. Please consider the quality of life for the current and future state of the city of Albertville. Help preserve the small town feel and keep us the Friendly City by voting no to this condensed housing development! Thank you for your time and service. Sarah Hansen 3 Agenda Page 135 From: Cathy Mace<r n.a.�;:: ..ir .�.2:. ...j�..�"�..�:!.��..:.�::�..!:�p:> Subject: Outlet A Heuring Apt plans Message Body: I am unable to make the public hearing but wanted my voice heard. I DO NOT want apartments added to that lot. We do not need more residential spaces crammed in to our small town. Increased traffic, pedestrian and car, more people in a small area etc. Not sure if they'll be high income, senior, low income...it doesnt matter. Bring more commercial in, stop cramming our small town where we can no longer can breathe. From: Damyliz knutson <rd�irn llz„!rq � p„I,r22.c;!2 ti> Subject: Rezoning an 11 acre parcel of land off County 19 and 53rd Message Body: I truley think this is a bad option for the area. It is already so congested in the area. You take so much away from people who would like a smaller town feeling of living. I moved from the cities to get away from the over populated feeling. It has become so overwhelming with how many homes/townhouses have gone up.now apartments!Let alone everything being so clustered that no one has privacy anymore. It's all about money and it's terribly sad to see. Thank you, Liz From: Nathan and Stacy Gillespie<stac;ygi_I„Irk„sj Je �G „ Irn „il.corn> Subject: Rezoning the 11 acre parcel of land off County 19 and 53rd St Message Body: Dear City Council, We live at 5401 Kahler Dr NE that turns into 53rd St. We are primarily concerned about the traffic and safety.There is already a lot of traffic in this area and in our neighborhood. How will the traffic be handled? Extra patrols, which causes our taxes to go up, another round about or creation of an intersection, our taxes go up again. There are so many car exceeding the speed limit in our neighborhood and we have called the non-emergency line a few times.This will only increase with the building of this development. Please take this into consideration,the safety of the families in this neighborhood and this area. Thank you for your time. Nathan and Stacy Gillespie (763) 229-9185 From: Chris Mau <...............................i ..rn ...uk . i.kina.I I .e .corn> ....... . :..........................:... .......: Subject: Rezoning off of 53rd street Agenda Page 136 Message Body: Hello, My name is Chris and I'm a very concerned resident of our great city. I live on 53rd street a block away from the proposed high density apartment project. I've lived here for 16 years and in that time I have found the traffic infront of my house has tripled also has the speed of this traffic. I know with this 150+ complex this will double again. We already have to wait for up to 5-8 minutes to pull out onto county road 19. If the answer to that is another stop light, I believe that will also increase the traffic through our neighborhood from people cutting through to avoid them. Our neighborhood is already congested enough. Please stop this maddening project and preserve our great city.Thank for reading my concerns. From: Kaitlin Lougiu <Irk_�u„gi.u23" ..,n.�i„I._c„r�„rn> Subject: PID#101-079-000-010 Message Body: Hello council members, I am extremely opposed to the rezoning of the parcel listed above. I live less than a mile from this area. I fear that with the added families from this proposed apartment/townhome complex that the schools and roads will already become more congested than they already are. Will we close open enrollment to our current STMA schools?Will the roads be rezoned and reworked to handle the adding number of people commuting to and from our town. Albertville is not a large town to begin with, google estimates the population at 7,000 as of 2017 and only 4.7 square miles. Ideally, more commercial opportunities are needed, and I'd rather have more single family homes than drastically increasing the population through the means of an apartment/townhouse complex. In comparison Otsego has 30 sq miles and 17000 population estimate as of 2017, Rogers is at 26 sq miles and estimated population of 13000 people. Rogers and Otsego appear to be better fit for what this group Krishna LLC and Heuring Meadows LLC. Otsego and Rogers have more land that could be better suited for what these companies are proposing. Albertville just is not big enough, and we already have enough issues listed above with the congestion and growing classroom sizes and congested roads. If this plan is allowed to go through I'd hope the council begins plans to rework the above issues, however taxpayers would be footing the bill for additions to the schools/building school and rebuilding roads. Thank you, Kaitlin Lougiu Agenda Page 137