HomeMy WebLinkAboutItem 05a - North Creek CUPCity of Lakeville
Community Development Dept
Memorandum
To: Planning Commission
Tina Goodroad, AICP, Community Development Director
January 27, 2025
Packet Material for the February 6, 2025, Planning Commission Meeting
North Creek Manufactured Home Park Conditional Use Permit
March 1, 2025
Dirt Boys, Inc., on behalf of North Creek of Lakeville, LLC is requesting a Conditional Use
Permit to expand the existing North Creek Manufactured Home Community. This new addition
will be located immediately south of the existing North Creek Manufactured Home community
and north of the existing Country View Manufactured Home community and west of Pilot Knob
Road (CSAH 31). The subject property and adjacent manufactured home communities are zoned
RSMH, Single Family Manufacture Home Park District. Expansion of a manufactured home
park is a conditional use in the RSMH zoning district and shoreland impact plan within the
Shoreland Overlay District. The property includes one parcel totaling 26.52 acres.
The Conditional Use Permit request is ; the
City's role is to determine the facts associated with the request
and weigh those facts against the legal standards contained in
the City Code and State Statute. In general, if the facts indicate
the applicant meets the relevant legal standards of the code and
will not compromise the general welfare, the applicant is likely
entitled to approval. The City is, however, able to add
conditions to the approval to ensure that any impacts to parks,
roads, utilities, or other public infrastructure on and around
the subject property are adequately addressed.
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The following exhibits are attached for your review:
A. Location Map
B. Zoning Map
C. Phase III plan proposed in 1989 and 1997 (2 pages)
D. Existing Conditions Plan
E. Overall Grading and Erosion Control Plan
F. Overall Site Layout Plan
G. Site Layout Plans (4)
H. Site Layout Details
I. Tree Preservation Plan
J. Tree Inventory
K. Landscaping Plan
L. Traffic Study dated January 20, 2025
M. October 4, 2023 Neighborhood Meeting Notes
The subject property is owned by North Creek of Lakeville LLC who also
owns the existing North Creek Manufactured Home Park. The proposal includes the
development of the community with private streets, amenities and a total of 130 home sites for
single wide manufactured homes.
The first phase of North Creek had 105 homesites and was approved and constructed in 1984,
while the second phase of 60 homesites was approved in late 1986. Phase three plans for 141
home sites were submitted in 1989 and again in 1997, though it’s unclear why development did
not move forward at those times. The site layout that was proposed at those times is attached as
Exhibit C. The area of the North Creek and Country View manufactured home parks has been
zoned for manufactured housing since at least 1974.
A neighborhood meeting was held October 4, 2023 when the original application for expansion
was submitted and the meeting notes are attached as Exhibit K. Since that meeting, the
application has completed additional studies, including a traffic study, and final stormwater
plans were prepared that resulted in a reduction of the number of home sites proposed, from 153
to 130.
Adjacent land uses and zoning are as follows:
– North Creek (P/OS), North Creek MHP community (RSMH)
North Creek (P/OS), Country View MHP community (RSMH)
Country View MHP community (RSMH)
Single Family homes (RS-3)
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Lot Setbacks. Section 11-55-15.B.8 establishes individual manufactured home lot setbacks based
on when the park was created. For North Creek MHP, all manufactured homes must be setback a
minimum of 20 feet from the front lot line and 10 feet from a side or rear lot line. The proposed
units shown on the site plans all meet these setback requirements.
The North Creek MHP is located within the current MUSA.
A portion of the development site is located within the shoreland
overlay district of North Creek, which extends 300 feet from the centerline of the creek. The
creek itself is within an outlot that was deeded to the City in 1994. The shoreland impact plan
includes requirements that the plans address erosion control, access to public utilities,
stormwater management, and site development best management practices. Community
Development and Engineering staff have determined that the requirements of the shoreland
overlay district have been met. and all proposed development is located outside of the floodplain.
Engineering analysis of the site, with a focus on drainage, erosions control, and turf
establishment, meets the requirements for a shore impact plan. The proposed plans have been
sent to the DNR for their review but a response has not yet been received.
A total of 130 home sites will be created across the site. The north portion of the site
abuts the outlot containing North Creek, and all of the proposed development is located outside
of the floodplain. An infiltration basin is proposed just south of the creek and a detention pond
will be constructed at the south property line, east of Country View Trail. A four-foot-tall chain
link fence will be installed between both basins and the new homesites. The applicant has also
agreed to provide a six-foot solid fence along the west property line and the south property line,
west of Country View Trail.
Proposed lots range in size from 4,770 sq ft to 13,905 square feet, with the majority of the lots
having an area in the range of 4,770 to 4,950 square feet. Each home site includes an 18-foot
wide, 20-foot-deep off-street parking pad, which provides the required two off-street parking
spaces per unit. Twenty-six guest parking spaces are provided in three locations across the
community. A required storm shelter is planned at the corner of County View Trail and Upper
175th Street which is well centralized in the community. Recreation and playground areas are
provided at the northwest and southwest portions of the site.
Nearly each lot will have a front yard overstory tree. Additional plantings are
proposed at the recreation areas and guest parking spaces, as well as along both stormwater
basin. A solid row of overstory and coniferous trees will be planted along the west property line
and continuing around the southwest corner of the site. The proposed plantings sizes on the plan
meet ordinance requirements.
The tree preservation plan indicates that there are 733 trees existing on site,
82 of which are proposed to be saved, primarily located near North Creek. shall be submitted
prior to issuance of a grading permit. The majority of the trees on site are Cottonwood, Siberian
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or American Elm, and Willow. Six Green Ash trees are infected with Emerald Ash Borer, and
therefore will be removed regardless of their location on the site. Trees and tree areas proposed to
be saved must have appropriate protective fencing prior to any grading work beginning on site.
All lots will be served with city sewer, water, and storm
sewer services. See the January 27, 2025 Engineering report by Jon Nelson, Assistant City
Engineer, for more information.
A conditional use permit application has been submitted to add units to a manufactured home
park in the RSMH District. Section 11-4-7 lists the following performance standards for
conditional use permits:
A. The use and the site in question shall be served by a street of sufficient capacity to
accommodate the type and volume of traffic which would be generated, and adequate right of
way shall be provided.
Private streets will serve this new portion of North Creek through a street extension of Fairgreen
Avenue south from the existing North Creek community. All trips will be through the existing
North Creek community to Pilot Knob Road (CSAH 31) via 173rd Street. This is the only possible
access as Country View MHP has not agreed to a street connection on the south side of the
development. Because the streets are all private, the City cannot require another property owner
to provide access to an adjacent property owner. Country View MHP has agreed to allow a street
to connect to the existing stub of Country View Trail and the installation of a gate, which will
allow access in the event of an emergency.
B. The site design for access and parking shall minimize internal as well as external traffic
conflicts and shall be in compliance with chapter 19 of the Zoning Ordinance.
Access to the site will be from Fairgreen Avenue extending from the existing North Creek MHP.
Three additional private streets will serve the 130 home sites.
C. If applicable, a pedestrian circulation system shall be clearly defined and appropriate
provisions made to protect such areas from encroachment by parked or moving vehicles.
Not applicable.
D. Adequate off-street parking and off-street loading shall be provided in compliance with
chapters 19 and 20 of the Zoning Ordinance.
Two paved, off-street parking spaces are being provided for each of the new home sites. This
complies with Section 11-19-13, which requires two off-street spaces per single family home.
E. Loading areas and drive-up facilities shall be positioned so as to minimize internal site access
problems and maneuvering conflicts, to avoid visual or noise impacts on any "adjacent"
residential use or district, and provided in compliance with chapter 20 of this title.
Not applicable.
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F. Whenever a nonresidential use "is adjacent to" a residential use or district, a buffer area with
screening and landscaping shall be provided in compliance with chapter 21 of this title.
While this new phase of the North Creek MHP is a residential use, it abuts existing single family
homes to the west and the Country View MHP to the south. Development plans include the
installation of a six-foot tall solid fence is along with the south and west property lines, west of
Country View Trail.
G. General site screening and landscaping shall be provided in compliance with chapter 21 of this
title.
A variety of overstory and coniferous trees are provided at the perimeter of the community with
additional screening provided along the west property line where additional lot depth is
provided. The majority of the proposed lots will also contain a minimum of one tree.
H. All exterior lighting shall be so directed so as not to cast glare toward or onto the public right
of way or neighboring residential uses or districts and shall be in compliance with section 11-16-
17 of the Zoning Ordinance.
The plans indicate that seven streetlights will be installed at locations around the development,
primarily at intersections and guest parking areas. The proposed streetlights are 16 feet tall with a
six-foot mast arm.
I. Potential exterior noise generated by the use shall be identified and mitigation measures as may
be necessary shall be imposed to ensure compliance with section 11-16-25 of the Zoning
Ordinance.
Not applicable.
J. The site drainage system shall be subject to the review and approval of the city engineer.
The Engineering Division has reviewed and determined that the proposed site development
plans are acceptable, provided compliance with the January 27, 2025 Engineering report drafted
by Jon Nelson, Assistant City Engineer.
K. The architectural appearance and functional design of the building and site shall not be so
dissimilar to the existing or potential buildings and area so as to cause a blighting influence. All
sides of the principal and accessory structures are to have essentially the same or coordinated,
harmonious exterior finish materials and treatment.
Not applicable.
L. Provisions shall be made for daily litter control, an interior location for recycling, and trash
handling and storage or an outdoor, enclosed receptacle area shall be provided in compliance
with section 11-18-11 of the Zoning Ordinance.
Each home site is responsible for their own trash and recycling removal.
M. All signs and informational or visual communication devices shall be in compliance with
chapter 23 of the Zoning Ordinance.
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No additional signage is proposed to be added with these units.
N. The use and site shall be in compliance with any federal, state or county law or regulation that
is applicable and any related permits shall be obtained and documented to the city.
Not applicable.
O. Any applicable business licenses mandated by this code are approved and obtained.
Not applicable.
P. The hours of operation may be restricted when there is judged to be an incompatibility with a
residential use or district.
Not applicable
Q. The use complies with all applicable performance standards of the zoning district in which it
is located and where applicable, any nonconformities shall be eliminated.
Not applicable.
R. All additional conditions pertaining to a specific site are subject to change when the council,
upon investigation in relation to a formal request, finds that the general welfare and public
betterment can be served as well or better by modifying or expanding the conditions set forth
herein.
Not applicable.
Community Development Department staff recommends approval of the North Creek MHP
conditional use permit, subject to the following stipulation:
1. That the site be developed in accordance with the plans approved by the City Council.
2. A fence permit shall be issued prior to installation of any fencing on the site. The privacy
fence along the west and south property lines shall be installed prior to issuance of any
permits for home placement.
3. Satisfy all conditions stipulated in the Engineering Memo dated January 27, 2025 prior to the
issuance of a permit for home placement.
4. Tree protection measures must be in place prior to any grading or construction activity on
site.
5. The applicant shall provide confirmation that an easement for the private road exists over the
city greenway parcel and/or recording of such easement with the recording of the CUP.
6. The applicant shall provide confirmation of a shared easement for the northern lot private
drives to serve the new expansion lot and/or recording of such easement with the recording
of the CUP.
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7. Preparation of drainage and utility easements along the grading extents of both stormwater
basins and along the Special Flood Hazard Area (SFHA), as determined by FEMA, in favor of
the City of Lakeville.
Findings of Fact for approval of the conditional use permit request are attached.
Dakota County, Maxar
City of Lakeville
Location Map
North Creek
MHP CUP
EXHIBIT A
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North Creek
MHP proposed
expansion area
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Existing North
Creek MHP
170TH ST
NORTH CREEK DR
176TH ST
FA
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F
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X
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179TH ST
COUNTRY VIEW TRL
177TH ST
Country
View MHP
173RD ST
NORTH CREEK DR
City of Lakeville
Zoning Map
North Creek
MHP CUP
PI
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North Creek
MHP proposed
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±
Existing North
Creek MHP
170TH ST
FA
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F
A
X
A
V
E
179TH ST
Country
View MHP
173RD ST
RSMH
RSMH
RSMH
RSMH
P/OS
P/OS
P/OS
RS-2
RS-2
RS-2
RS-3
RST-2
RST-2
RST-2
RM-2
EXHIBIT B
RS-4
178TH ST
EXHIBIT C
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SWPPP NARRATIVE
THE NORTH CREEK ESTATES MANUFACTURED HOME COMMUNITY, LOCATED AT 17332 NORTH
CREEK DRIVE IN LAKEVILLE, MN PROPOSES TO EXPAND THE COMMUNITY TO PROPERTY
LOCATED ON THE SOUTH SIDE OF NORTH CREEK. THIS EXPANSION WILL ADD 130 NEW HOMES
TO THE COMMUNITY. THE PROPOSED SITE IS OWNED BY NORTH CREEK ESTATES AND IS
CURRENTLY UNDEVELOPED. THE PROPOSED EXPANSION WILL BE SERVED BY CITY OF
LAKEVILLE SANITARY SEWER AND CITY OF LAKEVILLE WATER. BOTH UTILITIES WERE
PREVIOUSLY EXTENDED TO THE BOUNDARIES OF THE SITE AND NO OFF-SITE WORK IS
REQUIRED. THE PROJECT WILL INCLUDE STRIPPING OF TOPSOIL, EXCAVATION OF STORM
WATER TREATMENT AREAS AND MASS GRADING OF THE SITE, INSTALLATION OF
UNDERGROUND UTILITIES, PAVING OF INTERNAL ROADWAYS, FINAL GRADING AND
ESTABLISHMENT OF PERMANENT VEGETATION.
TOTAL AREA:26.5 ACRES
CONSTRUCTION AREA:24.8 ACRES
AN EROSION CONTROL INSPECTION WILL BE COMPLETED EVERY 7 DAYS AND WITHIN 24 HOURS OF A
0.5 INCH OR GREATER RAIN EVENT. INSPECTIONS SHALL BE RECORDED WITHIN 24 HOURS OF BEING
COMPLETED.
SEDIMENT TRACK OUT INTO PUBLIC STREETS AND INTERNAL PRIVATE STREETS SHALL BE REMOVED
WITHIN 24 HOURS.
STABILIZATION WILL BE PLACED IMMEDIATELY IF CONSTRUCTION ACTIVITY CEASES FOR 14 DAYS.
STORM SEWER PIPE OUTLETS SHALL HAVE ENERGY DISSIPATION ADDED WITHIN 24 HOURS OF
CONNECTION. DITCHES WITHIN 200 FEET OF A DISCHARGE POINT SHALL BE STABILIZED WITHIN 24
HOURS OF CONNECTION.
REDUNDANT PERIMETER CONTROLS ARE REQUIRED ALONG THE NORTHERN BOUNDARY OF THIS SITE.
REDUNDANT CONTROLS SHALL BE SET AT LEAST 5 FEET APART.
STORM DRAIN INLET PROTECTION SHALL REMAIN IN PLACE UNTIL FINAL STABILIZATION IS
ESTABLISHED.
ALL SITE CONTRACTORS AND SUBCONTRACTORS ARE RESPONSIBLE FOR FOLLOWING SWPPP
REQUIREMENTS.
SHOULD ADDITIONAL EROSION CONTROL MEASURES BE NEEDED, THE CONTRACTOR SHALL CONTACT
AND PROVIDE PHOTO DOCUMENTATION TO THE ENGINEER OF RECORD FOR DEVELOPMENT OF A
SWPPP AMENDMENT.
CONTRACTOR EROSION CONTROL TRAINING DOCUMENTATION SHALL BE PROVIDED TO THE ENGINEER
OF RECORD TO BE INCLUDED IN THE SWPPP DOCUMENT.
SPILLS OR SEDIMENT DISCHARGE FROM THE SITE SHALL BE IMMEDIATELY CLEANED UP AND
ADDITIONAL EROSION CONTROL MEASURES SHALL BE INSTALLED TO CORRECT THE FAILURE. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER TO RECORD THE DISCHARGE IN THE SWPPP DOCUMENT.
THE CONTRACTOR SHALL LIMIT EQUIPMENT TO PROPOSED ROADWAY AREAS AFTER MASS GRADING
TO AVOID SOIL COMPACTION. TOPSOIL SHALL BE RE-SPREAD AS PART OF FINAL GRADING.
STOCKPILES SHALL BE LOCATED OUTSIDE OF NATURAL BUFFER AREAS. SILT FENCE OR OTHER
EFFECTIVE PERIMETER CONTROLS SHALL BE INSTALLED AROUND THE BASE OF STOCKPILES.
SLOPES OF 3:1 OR STEEPER MUST BE STABILIZED USING EROSION CONTROL BLANKET.
INSTALL TEMPORARY SEDIMENT BASINS AS REQUIRED AND SHOWN ON THE EROSION CONTROL PLAN.
HAZARDOUS WASTES SHALL BE STORED IN SEALED CONTAINERS UNDER COVER, WITH SECONDARY
CONTAINMENT WHERE APPLICABLE.
SOLID WASTES SHALL BE COLLECTED REGULARLY, STORED IN AN AREA WITH PERIMETER PROTECTION
AND PROPERLY DISPOSED OF.
SHOULD DEWATERING BE REQUIRED:
·DISPERSE DISCHARGE USING APPROPRIATE ENERGY DISSIPATION MEASURES
·DEWATERING CAN NOT CAUSE NUISANCE CONDITIONS OR EROSION
·USE APPROPRIATE BMP'S TO PREVENT SEDIMENT LADEN WATER FROM LEAVING THE PROJECT
SITE.
ANY SEDIMENT DEPOSITED INTO SURFACE WATERS SHALL BE REMOVED WITHIN 7 CALENDAR DAYS OF
DISCOVERY.
WHEN SILT FENCES ARE 12 FULL, SEDIMENT DEPOSITS SHALL BE REMOVED WITHIN 24 HOURS.
WHEN SEDIMENTATION BASINS 12 FULL, SEDIMENT DEPOSITS SHALL BE REMOVED WITHIN 72 HOURS.
AN INFILTRATION BASIN IS PROPOSED IN THE NORTHERN PART OF THE SITE. THIS BASIN SHALL NOT BE
EXCAVATED WITHIN 3 FEET OF FINAL GRADE UNTIL THE CONTRIBUTION DRAINAGE AREAS HAVE BEEN
STABILIZED.
EXHIBIT E
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JOB #: 2023-003
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KEY MAP
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T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
SI
T
E
L
A
Y
O
U
T
P
L
A
N
2
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C04.2
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
1" = 30 FEET
KEY MAP
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
N
N
E
S
O
T
A
NO
R
T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
SI
T
E
L
A
Y
O
U
T
P
L
A
N
3
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C04.3
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
1" = 30 FEET
KEY MAP
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
N
N
E
S
O
T
A
NO
R
T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
SI
T
E
L
A
Y
O
U
T
P
L
A
N
4
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C04.4
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
1" = 30 FEET
KEY MAP
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
N
N
E
S
O
T
A
NO
R
T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
SI
T
E
L
A
Y
O
U
T
D
E
T
A
I
L
S
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C04.5
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
1" = 20 FEET
SITE NOTES
1. ALL TURF AND VEGETATION SHALL BE STRIPPED FROM THE SITE AND THE RESULTING
GRADE SHOULD THEN BE PROOF ROLLED WITH A VIBRATORY STEEL WHEEL ROLLER
TO DEVELOP ANY WEAK AREA. WEAK AREAS ENCOUNTERED SHOULD BE REMOVED,
REPLACED AND COMPACTED WITH SIMILAR DRIER SOIL.
2. ENGINEERING FILL MAY BE REQUIRED IN SOME AREAS TO RAISE THE GRADE TO THE
DESIGN ELEVATION FOR SOME OF THE PROPOSED BUILDING SITES AND TO ALLOW
FOR PLACEMENT OF FOUNDATIONS IN THE SAND FILL. THIS FILL SHALL CONSIST OF
GRANULAR MATERIAL. THIS FILL SHALL BE PLACED IN 6” TO 8” LIFTS AND
COMPACTED TO 95% OF MAXIMUM DENSITY AS DETERMINED BY AASHTO T-180.
THICKER LIFTS MAY BE PLACED PROVIDED THE CONTRACTOR USES SPECIAL
EQUIPMENT AND DEMONSTRATES THE ABILITY TO ACHIEVE THE REQUIRED
COMPACTION.
3. THE SPACING, LOCATION AND NUMBER OF PIERS REQUIRED WILL BE PER
MANUFACTURERS WRITTEN INSTALLATION INSTRUCTIONS FOR THE HOME BEING
INSTALLED. IF THE MANUFACTURERS WRITTEN INSTRUCTIONS DO NOT EXIST, THEN
PIERS WILL BE INSTALLED IN ACCORDANCE WITH THE DIMENSIONS OF THIS
APPROVED PLAN.
4. THE AREA UNDER ALL UNITS SHALL BE FINISH GRADED IN SUCH A MANNER
RESULTING IN POSITIVE DRAINAGE FROM THE CENTER OF THE UNIT WITH NO RUTS,
CHANNELS OR DEPRESSIONS.
5. PER TEN STATE STANDARDS, 10 FEET SEPARATION SHALL BE MAINTAINED BETWEEN
WATERMAINS AND SANITARY SEWERS.
6. NO GAS MAINS OR GAS SERVICE LEADS SHALL BE INSTALLED UNDER HOMES.
7. ALL DRIVES, WALKS, PATIOS, AND HOMES SHALL BE POSITIONED AS SHOWN ON THIS
SHEET.
8. WALK BETWEEN PATIOS AND DRIVES SHALL BE CONSTRUCTED IN ACCORDANCE WITH
BARRIER FREE DESIGN STANDARDS.
9. ALL CONCRETE SHALL HAVE 3000 PSI COMPRESSIVE STRENGTH AFTER CURING FOR
28 DAYS AND SHALL OBTAIN A USABLE STRENGTH OF 2250 PSI AFTER 14 DAYS.
10.ALL CONCRETE WALKS, PATIOS AND DRIVES SHALL BE PLACED ON UNDISTURBED SOIL
OR UPON FILL THAT HAS BEEN COMPACTED TO 95% MODIFIED PROCTOR.
11.LOT DRIVEWAYS SHALL BE CONCRETE AND SHALL BE 4” (REINFORCED) THICK.
EXHIBIT H
Cp 207
TR 6924
TR 6923
TR 6922
TR 6921
TR 6920
TR 6919TR 6918
TR 6917
TR 6916
TR 6815
TR 6914
TR 6913
TR 6912TR 6911
TR 6910
TR 6909
TR 6908
TR 6907
TR 6906
TR 6905
TR 6904
TR 6903
TR 6902
TR 6901
TR 6900
TR 6899
TR 6898 TR 6897
TR 6896
TR 6895
TR 6894TR 6893
TR 6892
TR 6891TR 6890
TR 6889
TR 6888
TR 6887
TR 6886
TR 6885
TR 6884TR 6883TR 6882
TR 6881
TR 6880
TR 6879TR 6878TR 6877
TR 6876TR 6875
TR 6874
TR 6873
TR 6872
TR 6871
TR 6870
TR 6869
TR 6868
TR 6867
TR 6866
TR 6865
TR 6864TR 6863
TR 6862
TR 6861
TR 6860
TR 6859
TR 6858 TR 6857
TR 6856 TR 6855
TR 6854
TR 6853TR 6852
TR 6851
TR 6850
TR 6849 TR 6848
TR 6747
TR 6846
TR 6845
TR 6844
TR 6843
TR 6842
TR 6841TR 6840
TR 6839
TR 6838
TR 6837
TR 6836
TR 6835
TR 6834
TR 6833
TR 6832
TR 6831
TR 6830 TR 6829
TR 6828 TR 6827
TR 6826
TR 6825
TR 6824
TR 6823
TR 6822
TR 6821
TR 6820
TR 6819
TR 6818
TR 6817
TR 6816
TR 6815
TR 6814
TR 6813
TR 6812
TR 6811
TR 6810
TR 6809
TR 6808
TR 6807
TR 6806
TR 6805
TR 6804
TR 6803 TR 6802
TR 6801
TR 6800 TR 6799
TR 6798
TR 6797
TR 6796TR 6795
TR 6794
TR 6793
TR 6792
TR 6791
TR 6790
TR 6789
TR 6788
TR 6787
TR 6786
TR 6785
TR 6784
TR 6783
TR 6782
TR 6781
TR 6780
TR 6779
TR 6778
TR 6777
TR 6776
TR 6775TR 6774
TR 6773
TR 6772
TR 6771
TR 6770
TR 6769
TR 6768
TR 6767
TR 6766
TR 6765
TR 6764
TR 6763
TR 6762
TR 6761
TR 6760
TR 6759
TR 6758
TR 6757TR 6756TR 6755
TR 6754
TR 6753
TR 6752TR 6751
TR 6750TR 6749
TR 6748
TR 6747
TR 6746
TR 6745
TR 6744
TR 6743
TR 6742
TR 6741TR 6740
TR 6739
TR 6738
TR 6737
TR 6736
TR 6735
TR 6734
TR 6733
TR 6732
TR 6731TR 6730TR 6729
TR 6728
TR 6727
TR 6726
TR 6725
TR 6724TR 6723
TR 6722TR 6721
TR 6720
TR 6719
TR 6718
TR 6717
TR 6716TR 6715
TR 6714TR 6713TR 6712TR 6711
TR 6710
TR 6709
TR 6708
TR 6707
TR 6706TR 6705
TR 6704
TR 6703
TR 6702
TR 6701
TR 6700
TR 6699
TR 6698
TR 6697
TR 6696
TR 6695
TR 6694
TR 6693
TR 6692
TR 6691
TR 6690
TR 6683
TR 6682
TR 6681
TR 6680
TR 6679 TR 6678
TR 6677
TR 6676
TR 6675TR 6674
TR 6673TR 6672TR 6671
TR 6670
TR 6669
TR 6668
TR 6667TR 6666
TR 6665
TR 6664
TR 6663
TR 6662
TR 6661
TR 6660
TR 6659
TR 6658
TR 6657
TR 6656
TR 6655
TR 6654
TR 6653
TR 6652
TR 6651
TR 6650 TR 6649
TR 6648 TR 6647
TR 6646
TR 6645
TR 6644
TR 6643
TR 6642
TR 6641
TR 6640
TR 6639
TR 6638
TR 6637TR 6636
TR 6635
TR 6634
TR 6633
TR 6632
TR 6631
TR 6630
TR 6629
TR 6628
TR 6627
TR 6626
TR 6625
TR 6624TR 6623
TR 6622 TR 6621
TR 6620
TR 6619
TR 6618
TR 6617
TR 6616
TR 6615
TR 6614
TR 6613
TR 6612
TR 6611TR 6609
TR 6610
TR 6608TR 6607
TR 6606TR 6605 TR 6604 TR 6603
TR 6602
TR 6601
TR 6600
TR 6599
TR 6598
TR 6597
TR 6596
TR 6595
TR 6594
TR 6593
TR 6592
TR 6591
TR 6590
TR 6589
TR 6588
TR 6587
TR 6586
TR 6585
TR 6584
TR 6583
TR 6582 TR 6581
TR 6580
TR 6579
TR 6578
TR 6577
TR 6576
TR 6575TR 6574
TR 6573
TR 6572
TR 6571
TR 6570
TR 6569
TR 6568
TR 6567
TR 6566
TR 6565
TR 6564
TR 6563
TR 6562
TR 6561
TR 6560
TR 6559
TR 6558
TR 6557
TR 6556
TR 6555
TR 6554
TR 6553
TR 6552
TR 6551
TR 6550
TR 6549
TR 6548
TR 6547
TR 6546
TR 6545
TR 6544
TR 6543
TR 6542
TR 6541TR 6540
TR 6539
TR 6538
TR 6537TR 6536
TR 6535
TR 6534TR 6533
TR 6532
TR 6531
TR 6530
TR 6529
TR 6528
TR 6527
TR 6526
TR 6525
TR 6524
TR 6523
TR 6522
TR 6521
TR 6520
TR 6519
TR 6518
TR 6517
TR 6516TR 6515TR 6514
TR 6513
TR 6512
TR 6511TR 6510
TR 6509
TR 6508
TR 6507
TR 6506
TR 6505
TR 6504 TR 6503
TR 6502
TR 6501
TR 6500
TR 6499
TR 6498
TR 6497
TR 6496
TR 6495
TR 6494
TR 6493
TR 6492
TR 6491
TR 6490
TR 6489
TR 6488
TR 6487
TR 6486
TR 6485
TR 6484
TR 6483TR 6482
TR 6481TR 6480
TR 6479
TR 6478
TR 6477
TR 6476
TR 6475
TR 6474
TR 6473
TR 6472
TR 6471
TR 6470
TR 6469
TR 6468
TR 6467TR 6466
TR 6465
TR 6464
TR 6463
TR 6462
TR 6461 TR 6460
TR 6459
TR 6458
TR 6457
TR 6456TR 6455TR 6454
TR 6453
TR 6452
TR 6451
TR 6450
TR 6449
TR 6448
TR 6447
TR 6446
TR 6445
TR 6444
TR 6443
TR 6442
TR 6441
TR 6440
TR 6439
TR 6438
TR 6437
TR 6436
TR 6435
TR 6434
TR 6433
TR 6432
TR 6431
TR 6430
TR 6429
TR 6428
TR 6427
TR 6426
TR 6425
TR 6424
TR 6423
TR 6422
TR 6421
TR 6420
TR 6419
TR 6418
TR 6417
TR 6416
TR 6415
TR 6414
TR 6413
TR 6412
TR 6411
TR 6410
TR 6409
TR 6408
TR 6407 TR
TR TR
TR
TR
TR 6406
TR 6405TR 6404
TR 6403
TR 6402
TR 6401
TR 6400
TR 6399
TR 6398
TR 6397
TR 6396
TR 6395
TR 6394
TR 6393
TR 6392
TR 6391
TR 6390
TR 6389
TR 6388
TR 6387 TR 6386
TR 6385
TR 6384
TR 6383
TR 6382 TR 6381
TR 6380
TR 6379
TR 6378 TR 6377
TR 6376
TR 6375
TR 6374
TR 6373
TR 6372
TR 6371TR 6370
TR 6369
TR 6368TR 6367
TR 6366
TR 6365
TR 6364
TR 6363
TR 6362
TR 6361
TR 6360
TR 6359
TR 6358
TR 6357
TR 6356
TR 6355
TR 6354
TR 6353
TR 6352
TR 6351
TR 6350
TR 6349
TR 6348
TR 6347
TR 6346
TR 6345
TR 6344TR 6343
TR 6342
TR 6341
TR 6340
TR 6339
TR 6338
TR 6337
TR 6336
TR 6335
TR 6334
TR 6333
TR 6332
TR 6331
TR 6330
TR 6329
TR 6328
TR 6327
TR 6326TR 6325
TR 6324
TR 6323
TR 6322
TR 6321
TR 6320
TR 6319
TR 6318
TR 6317
TR 6316
TR 6315
TR 6314
TR 6313
TR 6312
TR 6311
TR 6310
TR 6309
TR 6308
TR 6307
TR 6306
TR 6305
TR 6304
TR 6303
TR 6302
TR 6301 TR 6300
TR 6299
TR 6298
TR 6297
TR 6296
TR 6295
TR 6294
TR 6293
TR 6293
TR 6292
TR 6291
TR 6290
TR 6289
TR 6288
TR 6287
TR 6286TR 6285
TR 6284
TR 6283
TR 6282TR 6281TR 6280
TR 6279
TR 6278TR 6277TR 6276
TR 6275
TR 6274 TR 6273
TR 6272
TR 6271
TR 6270TR 6269
TR 6268 TR 6267
TR 6266
TR 6265
TR 6264
TR 6263
TR 6262
TR 6261
TR 6260
TR 6259
TR 6258
TR 6257
TR 6256
TR 6255
TR 6254
TR 6253
TR 6252
TR 6251
TR 6250
TR 6249
TR 6248
TR 6247
TR 6246
TR 6245
TR 6244
TR 6243TR 6242
TR 6241
TR 6240
TR 6239
TR 6238
TR 6237
TR 6236
TR 6235
TR 6234
TR 6233
TR 6232
TR 6231TR 6230TR 6229
TR 6228TR 6227
TR 6226
TR 6225
TR 6224TR 6223
TR 6222
TR 6221
TR 6220
TR 6219
TR 6218
TR 6217
TR 6216
TR 6215
TR 6214
TR 6213
TR 6212
TR 6211
TR 6210
TR 6209
TR 6208
TR 6207
TR 6206TR 6205
TR 6204
TR 6203TR 6202
TR 6201
TR 6200
TR 6199TR 6198
TR 6197
TR 6196
TR 6195
TR 6194
TR 6925
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
N
N
E
S
O
T
A
NO
R
T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
TR
E
E
P
R
E
S
E
R
V
A
T
I
O
N
P
L
A
N
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C09.0
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
1" = 60 FEET
EXHIBIT I
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
N
N
E
S
O
T
A
NO
R
T
H
C
R
E
E
K
E
S
T
A
T
E
S
O
F
LA
K
E
V
I
L
L
E
,
L
L
C
CO
N
D
I
T
I
O
N
A
L
U
S
E
S
I
T
E
P
L
A
N
S
TR
E
E
I
N
V
E
N
T
O
R
Y
SCALE
January 29, 2025
DRAWN BY:
APPROVED BY: JWM
JOB #: 2023-003
DATE
REVISIONS
C09.1
TO
W
N
S
H
I
P
1
1
4
N
O
R
T
H
,
RA
N
G
E
2
0
W
E
S
T
SE
C
T
I
O
N
#
1
1
NO SCALE
EXHIBIT J
SHEET NO.
P:
3
1
9
-
6
5
4
-
4
9
1
1
C
L
E
A
R
W
E
L
L
E
N
G
.
C
O
M
21
3
5
B
L
A
K
E
B
L
V
D
S
E
CE
D
A
R
R
A
P
I
D
S
,
I
A
5
2
4
0
3
CI
T
Y
O
F
L
A
K
E
V
I
L
L
E
DA
K
O
T
A
C
O
U
N
T
Y
,
M
I
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January 29, 2025
DRAWN BY:
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JOB #: 2023-003
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EXHIBIT K
Memorandum
www.srfconsulting.com
3701 Wayzata Boulevard, Suite 100 | Minneapolis, MN 55416-3791 | 763.475.0010 Fax: 1.866.440.6364
An Equal Opportunity Employer
SRF No. 17509
To: Zach Johnson, PE, City Engineer
City of Lakeville
From: Brent Clark, PE, Project Manager
Ashley Sherry, PE, Engineer III
Date: January 20, 2025
Subject: North Creek Manufactured Homes Expansion Traffic Study
Introduction
SRF has completed a traffic study for the proposed North Creek Manufactured Home Park expansion
in the City of Lakeville, Minnesota. The proposed development is generally located west of the Pilot
Knob Road (CSAH 31), between 173rd Street and Country View Trail (see Figure 1: Project Location).
The main objectives of the study are to evaluate existing operations within the study area, identify any
transportation impacts associated with the proposed development, and recommend improvements to
address any issues, if necessary. The following information provides the assumptions, analysis, and
study recommendations offered for consideration.
Study Area Background
CSAH 9 Realignment
Recent improvements to the county roadway system have resulted in significant changes to travel
patterns and traffic control within the study area. In 2020, 179th Street was reconstructed east of
Cedar Avenue, completing the corridor from Cedar Avenue to Pilot Knob Road (CSAH 31). In 2023,
the segment of Dodd Boulevard (west of Cedar Avenue) was removed to facilitate the realignment of
CSAH 9 onto the 179th Street corridor. This realignment distributed CSAH 9 traffic along 179th
Street, increasing traffic volumes at and north of the Pilot Knob Road (CSAH 31) and 179th Street
intersection. To accommodate these changes, a traffic signal was constructed at the intersection to
manage the higher traffic volumes and support the increase in eastbound left-turn movements.
EXHIBIT L
02417509
December 2024
Project Location
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 1
Project
Location
170th Street
Pi
l
o
t
K
n
o
b
R
o
a
d
(
C
S
A
H
3
1
)
179th Street (CSA
H
9
)
NORTHNo
r
t
h
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 3
CSAH 31 Corridor Study
The Dakota County CSAH 31 Corridor Transportation Study was developed by SRF Consulting Group in
May 2007 (hereon referred to as the CSAH 31 Corridor Study) in collaboration with the City of
Lakeville, Apple Valley, and Dakota County. The primary objective of the study was to identify a long-
term access strategy for a three-mile segment of Pilot Knob Road (CSAH 31) from CSAH 42 (150th
Street) to 180th Street. As part of the study, various access recommendations were provided at the
primary study intersections for the proposed development, as summarized in Table 1. Based on
discussions with City staff, the future build conditions section of the study includes an analysis of both
the existing and future recommended access documented within the CSAH 31 Corridor Study. It should
be noted that the CSAH 31 Corridor Study recommended that Country View Trail be converted to a
three-quarter access when either the mobile home park is redeveloped or an alternative access is
provided. However, it should be noted that an alternative access was never provided to the mobile
home park area.
Table 1. CSAH 31 Corridor Study - Access Recommendations
(1) Traffic signal was recently constructed at the intersection.
Existing Conditions
Existing conditions were reviewed to establish a baseline to identify any future impacts associated with
the proposed development. The evaluation of existing conditions includes a review of traffic volumes,
roadway characteristics, and an intersection capacity analysis, which are summarized in the following
sections.
Data Collection
Weekday a.m. and p.m. peak period vehicular turning movement and pedestrian/bicyclist counts were
collected at the following study intersections on Thursday, October 10, 2024:
· Pilot Knob Road (CSAH 31) and 173rd Street
· Pilot Knob Road (CSAH 31) and North Creek Drive
· Pilot Knob Road (CSAH 31) and Country View Trail
· Pilot Knob Road (CSAH 31) and 179th Street (CSAH 9)
CSAH 31 Intersection Existing
173rd Street Full Access Full Access
North Creek Drive Full Access 3/4 Access
Country View Trail Full Access 3/4 Access
179th Street (1) Full Access Full Access
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 4
Roadway Characteristics
A field assessment was completed to identify various roadway characteristics within the transportation
system study area, such as functional classification, general configuration, and posted speed limit. A
summary of these roadway characteristics is shown in Table 2. Note that these are general
characteristics and that there are some deviations within the area or segments of the roadways. For
example, the speed limit of Pilot Knob Road (CSAH 31) transitions from 55-mph to 50-mph south
of 179th Street (CSAH 9).
Table 2. Existing Roadway Characteristics
(1) Functional Classification based on the City of Lakeville 2040 Transportation Plan.
(2) Pilot Knob Road has a posted speed limit of 55-mph north and 50-mph south of 179th Street.
(3) 173rd Street has a posted speed limit of 20-mph west and 30-mph east of Pilot Knob Road (CSAH 31).
(4) 179th Street has a posted speed limit of 40-mph west and 30-mph east of Pilot Knob Road (CSAH 31).
From a traffic control perspective, the Pilot Knob Road (CSAH 31) and 179th Street (CSAH 9)
intersection is signal controlled while the remaining study intersections are unsignalized with side-
street stop control. Existing geometrics, traffic controls, and traffic volumes in the study area are
shown in Figure 2.
Intersection Capacity Analysis
An intersection capacity analysis was completed using Synchro/SimTraffic software to establish a
baseline condition to which future traffic operations could be compared. Capacity analysis results
identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections
are graded 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 3. LOS A indicates the best traffic
operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection
LOS A though LOS D is generally considered acceptable based on MnDOT guidelines.
Roadway Functional
Classification (1)
General
Configuration
Posted Speed
Limit (mph)
Pilot Knob Road (CSAH 31) A-Minor Expander 4-lane divided 55/50 (2)
173rd Street Local Roadway 2-lane undivided 20/30 (3)
North Creek Drive Local Roadway 2-lane undivided 20
Country View Trail Local Roadway 2-lane undivided 20
179th Street (CSAH 9) A-Minor Expander 2-lane divided 40/30 (4)
02417509
December 2024
Existing Conditions
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 2
Project
Location
170th Street
179th Str
e
e
t
(
C
S
A
H
9
)
XX
(XX)
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Side-Street Stop Control
- Signalized Control
LEGEND (
1
1
6
)
1
6
4
(8
6
9
)
1
1
0
8
(1
3
)
1
2
15
2
(
2
0
5
)
44
1
(
1
0
3
0
)
33
(
5
2
)
1
(
6
)
179th Street
(217) 173
(43) 22
(237) 73
100 (58)
27 (23)
11 (16)
Pi
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o
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K
n
o
b
R
o
a
d
173rd Street
Country View Trail
NORTHNo
r
t
h
North Creek Drive
31
DAKOTA
COUNTY
(
5
0
)
2
4
(1
1
0
0
)
1
3
5
8
Pi
l
o
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K
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o
b
R
o
a
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(
6
7
)
57
1
(
1
2
4
8
)
Country View Trail
(41) 51
(45) 56
(
1
7
)
2
(1
1
2
4
)
1
4
0
7
(0
)
0
Pi
l
o
t
K
n
o
b
R
o
a
d
3
(
1
1
)
57
2
(
1
3
0
1
)
0
(
0
)
North Creek Drive
(6) 6
(0) 0
(14) 19
0 (0)
0 (0)
0 (0)
(
4
)
2
(1
0
9
0
)
1
3
8
6
(3
6
)
2
5
5
(
2
1
)
55
2
(
1
2
8
1
)
14
(
5
2
)
1
(
2
)
173rd Street
(8) 31
(0) 0
(8) 4
44 (24)
0 (0)
19 (23)
Pi
l
o
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o
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R
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a
d
Pi
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1
)
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 6
Table 3. Level of Service Criteria for Signalized and Unsignalized Intersections
LOS Designation Average Delay/Vehicle (seconds) Average Delay/Vehicle (seconds)
A ≤ 10 ≤ 10
B > 10 - 20 > 10 - 15
C > 20 - 35 > 15 - 25
D > 35 - 55 > 25 - 35
E > 55 - 80 > 35 - 50
F > 80 > 50
For side-street stop-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 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 capacity analysis, which is shown in Table 4, indicate that all study intersections
currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hour, with
the existing geometric layout, traffic controls, and signal timing. While all study intersections operate
with an acceptable overall LOS, left-turn movements from side-street stop approaches were observed
to be challenging during peak hours due to limited gaps along Pilot Knob Road (CSAH 31). These
delays may result in aggressive maneuvers and/or safety risks at the study intersections, especially
given the high travel speeds (i.e. 55-mph) along the corridor.
Table 4. Existing Intersection Capacity Analysis
Intersection A.M. Peak Hour P.M. Peak Hour
LOS Delay LOS Delay
Pilot Knob Road (CSAH 31) and 173rd Street (1) A/C 24 sec. A/F 55 sec.
Pilot Knob Road (CSAH 31) and North Creek Drive (1) A/A 7 sec. A/C 20 sec.
Pilot Knob Road (CSAH 31) and Country View Trail (1) A/D 27 sec. A/F 81 sec.
Pilot Knob Road (CSAH 31) and 179th Street C 21 sec. C 27 sec.
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst side-street
approach LOS. The delay shown represents the worst side-street approach delay.
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 7
The following information summarizes the operational, queueing, and/or safety issues identified as
part of the existing capacity analysis and field observations:
Pilot Knob Road (CSAH 31) and 173rd Street:
o The eastbound and westbound left-turn movements operate at LOS E (49 seconds) and LOS
F (105 seconds), respectively, during the p.m. peak hour.
o Left-turn movements were observed to be challenging at times; however, no significant
queueing or safety issues were observed at the intersection. Although it may involve a reverse
movement, users on 173rd Street destined to the south have an alternative route to the
signalized intersection at Pilot Knob Road (CSAH 31)/170th Street.
Pilot Knob Road (CSAH 31) and Country View Trail:
o The eastbound approach operates at LOS F (81 seconds) and the eastbound left-turn
movement has a delay of approximately 105 seconds during the p.m. peak hour. At times,
maximum eastbound queues may extend to Eureka Avenue during the p.m. peak hour.
o The CSAH 31 Corridor Study provided a long-term recommendation for converting the
intersection to a three-quarter access.
Pilot Knob Road (CSAH 31) and 179th Street (CSAH 9):
o The eastbound left-turn movement was observed to extend beyond storage approximately five
(5) percent of the p.m. peak hour.
Proposed Development
As previously noted, the North Creek Manufactured Home Park expansion is generally located west
of the Pilot Knob Road (CSAH 31), between 173rd Street and Country View Trail. The proposed
development consists of a total of 130 single-family manufactured housing units and is expected to be
fully constructed and operational by 2026. A preliminary site plan for the proposed development is
illustrated in Figure 3, which was used as the basis for the traffic analysis. The development is proposed
to include a connection to North Creek Drive, providing access to Pilot Knob Road (CSAH 31) via
North Creek Drive and 173rd Street. An additional access connection to Country View Trail is also
planned, however, this connection is expected to be gated and accessible only to emergency vehicles.
Traffic Forecasts
The year 2026 (i.e. full build) traffic forecasts take into account general background growth and traffic
generated by the proposed development, as well as travel pattern changes with potential access
restrictions previously recommended as part of the CSAH 31 Corridor Study. The following sections
outline the overall traffic forecast development process and assumptions, as well as the proposed
development trip generation.
02417509
December 2024
Site Plan
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 3
170th Street
173rd Street
Country View Trail
NORTHNo
r
t
h
North Creek Drive
Pi
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o
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K
n
o
b
R
o
a
d
(
C
S
A
H
3
1
)
Emergency
Access
Gate
North Creek
Drive Connection
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 9
Background Traffic Growth
To account for general background growth in the area, an annual growth rate of one (1) percent was
applied to the existing peak hour traffic volumes to develop future background forecasts. This growth
rate was developed using a combination of historical average daily traffic (ADT) volumes from
surrounding roadways as published by MnDOT, traffic forecasts from both the City of Lakeville’s
Transportation Plan and the Dakota County Comprehensive Plan, and engineering judgment.
CSAH 31 Corridor Study Access Recommendations
As previously noted, the CSAH 31 Corridor Study outlined various access recommendations for the
primary study intersections of the proposed development, which are summarized in Table 1 (Page 3).
Following discussions with City staff, a future build conditions scenario was evaluated to assess
operations based on the previous access recommendations. With the proposed three-quarter access
conversions at North Creek Drive and Country View Trail, changes in travel patterns are anticipated.
As a result, all eastbound left-turns at Country View Trail were assumed to reroute to the 179th Street
intersection and perform a southbound U-turn. For North Creek Drive, all eastbound left-turns were
assumed to reroute to the 173rd Street intersection.
Proposed Development Trip Generation
To account for traffic impacts associated with the proposed development, a trip generation estimate
was developed for the weekday a.m. and p.m. peak hours and a daily basis. The estimates, shown in
Table 5, were developed using the ITE Trip Generation Manual, 11th Edition.
Table 5. Proposed Development Trip Generation Estimate
Land Use Type (ITE Code) Size
A.M. Peak Hour P.M. Peak Hour
Daily Trips
In Out In Out
Mobile Home Park (240) 130 DU 11 40 47 28 926
Results of the trip generation estimate indicate that the proposed development is expected to generate
approximately 51 a.m. peak hour, 75 p.m. peak hour, and 926 daily trips. The trips generated were
distributed throughout the area based on the directional distribution shown in Figure 4, which was
developed based on existing travel patterns and engineering judgement.
Traffic Forecast Summary
Based on the traffic forecast approach described in this study, peak hour traffic forecasts were
developed for two future build conditions: with and without the CSAH 31 Corridor Study access
recommendations. Figure 5 represents the existing roadway geometrics and includes general
background growth and trips generated by the proposed development. Figure 6 is similar, but also
accounts for travel pattern shifts expected as a result of access restrictions at North Creek Drive and
Country View Trail.
02417509
December 2024
Directional Distribution
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 4
170th Street
Pi
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o
t
K
n
o
b
R
o
a
d
(
C
S
A
H
3
1
)
179th Str
e
e
t
(
C
S
A
H
9
)
173rd Street
Country View Trail
20%
20
%
60
%
NORTHNo
r
t
h
31
DAKOTA
COUNTY
02417509
December 2024
Year 2026 Build Conditions - Existing Geometry
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 5
170th Street
Pi
l
o
t
K
n
o
b
R
o
a
d
(
C
S
A
H
3
1
)
179th Str
e
e
t
(
C
S
A
H
9
)
XX
(XX)
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Side-Street Stop Control
- Signalized Control
LEGEND
(
1
2
0
)
1
7
0
(9
0
0
)
1
1
3
5
(1
5
)
1
5
16
5
(
2
1
5
)
46
0
(
1
0
6
0
)
35
(
5
5
)
5
(
1
0
)
179th Street
(230) 180
(45) 25
(245) 75
105 (60)
30 (25)
15 (20)
Pi
l
o
t
K
n
o
b
R
o
a
d
173rd Street
Country View Trail
NORTHNo
r
t
h
North Creek Drive
31
DAKOTA
COUNTY
(
5
5
)
2
5
(1
1
4
5
)
1
3
9
0
Pi
l
o
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K
n
o
b
R
o
a
d
20
(
7
0
)
60
0
(
1
2
8
5
)
Country View Trail
(45) 55
(50) 60
(
3
0
)
5
(1
1
5
5
)
1
4
4
0
(0
)
0
Pi
l
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K
n
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R
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a
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5
(
2
0
)
59
0
(
1
3
3
0
)
0
(
0
)
North Creek Drive
(15) 15
(0) 0
(25) 30
0 (0)
0 (0)
0 (0)
(
1
0
)
5
(1
1
2
0
)
1
4
2
0
(4
0
)
3
0
10
(
4
5
)
56
5
(
1
3
1
5
)
15
(
5
5
)
5
(
5
)
173rd Street
(20) 50
(0) 0
(15) 10
45 (25)
0 (0)
20 (25)
Pi
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K
n
o
b
R
o
a
d
02417509
December 2024
Year 2026 Build Conditions - CSAH 31 Corridor Study Access Recommendations
North Creek Manufactured Homes Expansion Traffic Study
Lakeville, MN
Figure 6
XX
(XX)
- A.M. Peak Hour Volume
- P.M. Peak Hour Volume
- Side-Street Stop Control
- Signalized Control
LEGEND
(
1
2
0
)
1
7
0
(9
0
0
)
1
1
3
5
(1
5
)
1
5
16
5
(
2
1
5
)
46
0
(
1
0
6
0
)
35
(
5
5
)
55
(
5
0
)
179th Street
(230) 180
(45) 25
(245) 75
105 (60)
30 (25)
15 (20)
Pi
l
o
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K
n
o
b
R
o
a
d
NORTHNo
r
t
h
(
5
5
)
2
5
(1
1
8
5
)
1
4
4
5
Pi
l
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K
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o
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a
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20
(
7
0
)
60
0
(
1
2
8
5
)
Country View Trail
(90) 110
(
3
0
)
5
(1
1
5
5
)
1
4
4
0
(0
)
0
Pi
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K
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a
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5
(
2
0
)
59
0
(
1
3
3
0
)
0
(
0
)
North Creek Drive
(25) 30
0 (0)
0 (0)
0 (0)
(
1
0
)
5
(1
1
1
0
)
1
4
1
0
(4
0
)
3
0
10
(
4
5
)
56
5
(
1
3
1
5
)
15
(
5
5
)
5
(
5
)
173rd Street
(35) 65
(0) 0
(15) 10
45 (25)
0 (0)
20 (25)
Pi
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o
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K
n
o
b
R
o
a
d
170th Street
Pi
l
o
t
K
n
o
b
R
o
a
d
(
C
S
A
H
3
1
)
179th Str
e
e
t
(
C
S
A
H
9
)
173rd Street
Country View Trail
North Creek Drive
31
DAKOTA
COUNTY
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 13
Year 2026 Build Conditions
To determine how the study intersections will operate under year 2026 build conditions, an
intersection capacity analysis was completed using Synchro/SimTraffic software. As mentioned
previously, the future build conditions include an analysis of both the existing corridor layout and the
access recommendations documented within the CSAH 31 Corridor Study (see Table 1 on Page 3 –
Country View Trail and North Creek Drive converted to a three-quarter access). Results of the
analysis, summarized in Table 6, indicate that all study intersections are expected to continue to
operate at an overall LOS C or better during the weekday a.m. and p.m. peak hours. However, side-
street stop delays and queueing are expected to worsen as area development occurs (i.e. from
background growth and the proposed development), which may result in aggressive maneuvers
and/or safety risks at the study intersections, especially given the high travel speeds (i.e. 55-mph) along
the corridor.
Table 6. Year 2026 Build Conditions - With & Without CSAH 31 Corridor Study Access Recommendations
Intersection
LOS (Delay)
Existing Layout
CSAH 31 Corridor
Study Access
Recommendations
AM Peak PM Peak AM Peak PM Peak
Pilot Knob Road (CSAH 31)/173rd Street (1) A/D (31 sec)A/F (76 sec)A/E (45 sec)A/F (89 sec)
Pilot Knob Road (CSAH 31)/North Creek Drive (1) A/A (10 sec)A/D (30 sec)A/A (3 sec) A/A (8 sec)
Pilot Knob Road (CSAH 31)/Country View Trail (1) A/D (29 sec)A/F (84 sec)A/A (5 sec) A/B (11 sec)
Pilot Knob Road (CSAH 31)/179th Street C (21 sec) C (27 sec) C (24 sec) C (28 sec)
(1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst side-street
approach LOS. The delay shown represents the worst side-street approach delay.
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 14
The following information summarizes the operational and/or queueing issues that warrant
consideration as traffic volumes increase:
Pilot Knob Road (CSAH 31) and 173rd Street:
o With the proposed development, both the eastbound and westbound left-turn movements are
expected to have over 100 seconds of delay during the p.m. peak hour. Despite delays
exceeding one minute, side-street queues are not expected to exceed four (4) vehicles and are
not anticipated to extend to adjacent neighborhood intersections.
o If North Creek Drive was restricted to a three-quarter access, as suggested in the CSAH 31
Corridor Study, approximately 10-15 eastbound left-turn movements are expected to reroute to
the intersection, which would further increase delay at the side-street stop approaches (i.e. 76
seconds to 89 seconds).
o The traffic signal at the adjacent CSAH 31/170th Street intersection is scheduled for
modification in 2025 to include bi-modal signal heads. This change will introduce bi-modal
signal phasing, potentially creating additional gaps in traffic flow at the intersection.
o Based on a cursory review of the available volumes, the intersection is not expected to meet
peak hour warrants, even with the rerouted traffic expected as part of an access restriction at
North Creek Drive. However, a full warrant analysis was not completed.
Pilot Knob Road (CSAH 31) and Country View Trail:
o As area growth occurs along Pilot Knob Road (CSAH 31), eastbound delay is expected to
slightly worsen during peak hours. It should be noted, however, that without a connection
to/from the proposed development to Country View Trail, the proposed development will
not contribute to any additional trips exiting this approach.
o While a three-quarter access would provide a less direct route for users, it would reduce
conflict points, improve safety, and can be accommodated operationally at the Pilot Knob
Road (CSAH 31)/179th Street traffic signal under year 2026 conditions.
Pilot Knob Road (CSAH 31) and 179th Street (CSAH 9):
o The intersection is expected to operate at an acceptable LOS C during peak hours with and
without the CSAH 31 Corridor Study access recommendations.
o Under both scenarios the eastbound left-turn movement is expected to extend beyond
storage approximately five (5) percent of the p.m. peak hour.
o The current southbound left-turn signal phasing is expected to accommodate the
anticipated U-turn movements resulting from access restrictions along the CSAH 31
corridor. However, it should be noted that the increase in U-turn movements may lead
to conflicts with westbound right-turns on red.
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 15
Improvement Considerations
Operational issues were identified under existing conditions that are expected to worsen as area
growth (i.e. general background traffic and the proposed development) occurs. Since access to the
project area is limited to Pilot Knob Road (CSAH 31) and no alternative roadway connections are
available to the north, west, or south, improvement options for the study intersections are limited.
While access restrictions could be considered at all study intersections (besides 179th Street) from a
safety perspective, this may lead to increased U-turns along the corridor and longer travel times for
the residential users. Therefore, the following improvements along Pilot Knob Road (CSAH 31) are
offered for consideration, which are summarized below. Further discussion should occur with area
stakeholders to determine if access modifications should be implemented.
1) 173rd Street: Monitor the intersection and consider traffic control improvements (i.e. traffic
signal) if/when traffic volumes warrant and/or safety issues occur.
2) North Creek Drive: If/when traffic control improvements occur at 173rd Street, consider
closing or restricting the North Creek Drive access to a right-in/right-out.
3) Country View Trail: Consider converting the intersection to a three-quarter access. Note the
Pilot Knob Road (CSAH 31)/179th Street intersection is only approximately 1,000 feet south
of the access and would provide a southbound protected phase for users destined northbound
to make U-turn movements. As previously mentioned, the intersection has the capacity to
accommodate these U-turn movements, though potential conflicts with westbound right-turn
movements would need to be monitored.
a) Consider removing the restricted/gated connection to Country View Trail, to allow
users of the proposed development to utilize this connection.
4) 179th Street (CSAH 9): Monitor the signal timing and consider adjustments to reduce
eastbound left-turn queues, as well as evaluate whether additional time is needed for the
southbound left-turn phase.
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 16
Site Plan Review
A review of the proposed site plan was completed to identify any issues and recommend potential
improvements with regard to internal roadways, access, traffic controls, sight distance, and circulation.
The following information should be considered when designing internal traffic controls and access
roadways:
Incorporate traffic controls, signing, and striping based on guidelines established in the Manual
on Uniform Traffic Control Devices (MUTCD).
Special consideration should be made to limit any sight distance impacts from future
structures, landscaping, and signing.
In general, all roadways within the proposed development are expected to function adequately as two-
lane facilities. Internal intersections are also expected to operate adequately with side-street stop
control. As development occurs, internal intersections should be reviewed to determine if a higher-
level of traffic control (i.e. an all-way stop) should be considered. In addition, special consideration
should be made to limit any sight distance impacts from future landscaping and signing at all internal
and external intersections within the study area.
Summary and Conclusion
SRF has completed a traffic study for the proposed North Creek Manufactured Home Park expansion
in the City of Lakeville, Minnesota. The proposed development is generally located west of the Pilot
Knob Road (CSAH 31), between 173rd Street and Country View Trail. Key findings of the traffic
study are summarized below:
1) Existing Conditions
a. While all study intersections operate with an acceptable overall LOS, left-turn
movements from the side-street approaches of 173rd Street and Country View Trail
operate at a LOS F during the p.m. peak hour. These movements were observed to be
challenging due to limited gaps in traffic along Pilot Knob Road (CSAH 31).
2) Traffic Forecasts
a. Background Growth: A one (1) percent annual growth rate was applied to existing
peak hour traffic volumes to forecast 2026 background traffic.
b. CSAH 31 Corridor Study Access Restrictions: A forecast scenario was developed
to account for access changes previously recommended within the CSAH 31 Corridor
Study, which included three-quarter access conversions at North Creek Drive and
Country View Trail.
North Creek Manufactured Homes Expansion Traffic Study January 20, 2025
Page 17
c. Proposed Development: The proposed development is expected to generate
approximately 51 trips during the a.m. peak, 75 trips during the p.m. peak, and 926
daily trips.
3) Future Operations
a. Year 2026 Build Conditions (Existing Geometry): Side-street stop delays at 173rd
Street and Country View Trail are expected to worsen as area development occurs (i.e.
from background growth and the proposed development), which may result in
aggressive maneuvers and/or safety risks at the study intersections, especially given
the high travel speeds (i.e. 55-mph) along the corridor.
b. Year 2026 Build Conditions (CSAH 31 Corridor Study Access Assumptions):
Access restrictions at Country View Trail would reduce conflict points, increase safety,
and can be accommodated operationally at the Pilot Knob Road (CSAH 31)/179th
Street traffic signal. However, implementing access restrictions at North Creek Drive
are expected to increase delays at the 173rd Street intersection.
4) Improvement Considerations
a. Access to the project area is limited to Pilot Knob Road (CSAH 31), and no alternative
connections are available to the north, west, or south, which limits the improvement
options for the study intersections. However, potential improvements were offered
for consideration, as summarized on Page 15. Further discussion should occur with
area stakeholders to determine if access modifications should be implemented.
5) Site Plan Review
a. A review of the proposed site plan was completed to identify any issues and
recommend potential improvements with regard to internal roadways, access, traffic
controls, and circulation.
Appendix
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.1 2.3 0.0 0.2 0.1
Total Del/Veh (s)23.8 22.1 0.9 0.8 1.9
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)6.7 1.4 0.3 1.1
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.2 0.0 0.0 0.0
Total Del/Veh (s)27.1 4.0 0.7 4.3
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.2 1.9 0.6 0.0 0.7
Total Del/Veh (s)37.7 24.8 17.5 18.6 20.6
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)26.0
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L R UL
Maximum Queue (ft)64 57 73 15 4 28
Average Queue (ft)21 15 21 1 0 7
95th Queue (ft)46 43 49 8 3 23
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 290 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)52 19
Average Queue (ft)16 1
95th Queue (ft)41 9
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served LR L R
Maximum Queue (ft) 156 38 4
Average Queue (ft)58 8 0
95th Queue (ft)123 29 0
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 258 97 46 39 83 106 203 287 278 16 112 153
Average Queue (ft)124 21 18 8 23 40 112 147 123 2 35 76
95th Queue (ft)213 61 37 30 58 83 190 256 236 10 83 134
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)2 0 0
Queuing Penalty (veh) 2 0 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 166 90
Average Queue (ft)84 28
95th Queue (ft)146 64
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 3
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.2 3.1 0.0 0.0 0.0 3.3 0.1 3.4 0.1
Total Del/Veh (s)26.8 9.2 46.4 12.7 1.7 0.9 0.1 12.9 0.5 1.0 1.9
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)17.1 3.6 2.8 1.4 0.3 0.1 1.1
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.2 0.2 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)38.1 18.6 7.0 4.0 0.7 0.2 4.3
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 0.4 2.5 2.4 0.3 2.3 2.3 0.3 2.4 0.0 0.0 0.0
Total Del/Veh (s)51.1 43.5 4.9 42.9 55.5 14.3 46.0 13.6 3.0 57.7 64.5 19.4
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.0 0.7
Total Del/Veh (s)4.1 20.6
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)26.0
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L R UL
Maximum Queue (ft)64 57 73 15 4 28
Average Queue (ft)21 15 21 1 0 7
95th Queue (ft)46 43 49 8 3 23
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 290 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)52 19
Average Queue (ft)16 1
95th Queue (ft)41 9
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served LR L R
Maximum Queue (ft) 156 38 4
Average Queue (ft)58 8 0
95th Queue (ft)123 29 0
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - AM Peak 11/08/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 258 97 46 39 83 106 203 287 278 16 112 153
Average Queue (ft)124 21 18 8 23 40 112 147 123 2 35 76
95th Queue (ft)213 61 37 30 58 83 190 256 236 10 83 134
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)2 0 0
Queuing Penalty (veh) 2 0 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 166 90
Average Queue (ft)84 28
95th Queue (ft)146 64
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 3
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.1 1.9 0.0 0.4 0.2
Total Del/Veh (s)34.0 55.4 0.7 1.3 2.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)20.2 1.1 0.5 1.0
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.2 0.0 0.0 0.0
Total Del/Veh (s)80.5 3.9 1.4 5.1
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.2 2.4 0.5 0.0 0.6
Total Del/Veh (s)41.1 31.2 18.8 26.4 26.5
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)32.9
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L R UL
Maximum Queue (ft)44 105 84 24 4 61
Average Queue (ft)11 28 16 1 0 20
95th Queue (ft)33 78 51 11 3 48
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 290 275
Storage Blk Time (%)14 1
Queuing Penalty (veh)4 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)76 36
Average Queue (ft)15 9
95th Queue (ft)50 28
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served LR L R
Maximum Queue (ft) 235 59 9
Average Queue (ft)75 23 0
95th Queue (ft)189 50 3
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 342 255 221 51 82 79 178 243 233 33 136 344
Average Queue (ft)167 61 83 14 22 25 84 143 112 2 50 221
95th Queue (ft)273 162 169 39 62 57 160 238 210 14 106 321
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)5 0 0 0 3
Queuing Penalty (veh) 14 0 1 0 2
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 354 82
Average Queue (ft)233 26
95th Queue (ft)343 59
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)5
Queuing Penalty (veh) 11
Network Summary
Network wide Queuing Penalty: 31
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.1 3.5 0.0 0.0 0.0 2.3 2.3 0.3 2.2 0.2
Total Del/Veh (s)49.6 11.7 104.6 11.7 8.1 0.7 0.1 3.1 9.9 1.0 0.9 2.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)33.6 13.1 7.3 1.1 0.5 0.1 1.0
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.2 0.1 0.1 0.0 0.0 0.0 0.0
Total Del/Veh (s)102.1 60.4 12.5 3.6 1.4 0.8 5.1
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 0.8 2.2 3.0 0.3 3.1 2.6 0.2 2.4 0.2 0.0 0.0
Total Del/Veh (s)60.0 52.3 19.9 50.5 69.2 9.8 52.7 14.5 2.7 57.9 74.1 27.7
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.1 0.6
Total Del/Veh (s)6.2 26.5
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)32.9
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L R UL
Maximum Queue (ft)44 105 84 24 4 61
Average Queue (ft)11 28 16 1 0 20
95th Queue (ft)33 78 51 11 3 48
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 290 275
Storage Blk Time (%)14 1
Queuing Penalty (veh)4 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)76 36
Average Queue (ft)15 9
95th Queue (ft)50 28
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served LR L R
Maximum Queue (ft) 235 59 9
Average Queue (ft)75 23 0
95th Queue (ft)189 50 3
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
Existing Condtions - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 342 255 221 51 82 79 178 243 233 33 136 344
Average Queue (ft)167 61 83 14 22 25 84 143 112 2 50 221
95th Queue (ft)273 162 169 39 62 57 160 238 210 14 106 321
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)5 0 0 0 3
Queuing Penalty (veh) 14 0 1 0 2
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 354 82
Average Queue (ft)233 26
95th Queue (ft)343 59
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)5
Queuing Penalty (veh) 11
Network Summary
Network wide Queuing Penalty: 31
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.1 2.4 0.0 0.3 0.2
Total Del/Veh (s)31.4 20.4 0.9 0.8 2.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)9.6 1.5 0.3 1.3
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.2 0.0 0.0 0.0
Total Del/Veh (s)28.8 4.3 0.7 4.5
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.3 2.0 0.6 0.0 0.7
Total Del/Veh (s)37.2 23.6 18.4 18.9 21.0
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)26.8
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft)92 43 55 20 33
Average Queue (ft)33 14 22 1 6
95th Queue (ft)68 40 46 10 23
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)70 25
Average Queue (ft)23 2
95th Queue (ft)52 13
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served LR L
Maximum Queue (ft) 152 50
Average Queue (ft)58 10
95th Queue (ft)119 34
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 254 178 54 48 106 116 221 299 306 30 82 172
Average Queue (ft)126 21 19 9 24 42 114 152 130 3 29 82
95th Queue (ft)204 99 41 32 66 83 189 258 247 15 66 145
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)1 0 0
Queuing Penalty (veh) 1 1 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 194 114
Average Queue (ft)90 34
95th Queue (ft)162 81
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 3
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.3 3.3 0.0 0.0 0.0 3.4 0.2 3.0 0.2
Total Del/Veh (s)34.7 13.4 41.4 12.3 2.7 0.9 0.1 14.7 0.5 1.0 2.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)22.5 5.2 3.0 1.5 0.3 0.1 1.3
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.2 0.2 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)40.5 17.8 7.0 4.3 0.8 0.3 4.5
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 0.6 2.5 2.2 0.3 2.4 2.4 0.3 2.3 0.0 0.0 0.0
Total Del/Veh (s)49.7 46.9 5.5 42.4 55.3 13.1 48.8 14.3 3.4 34.5 67.0 20.1
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.0 0.7
Total Del/Veh (s)5.3 21.0
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)26.8
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft)92 43 55 20 33
Average Queue (ft)33 14 22 1 6
95th Queue (ft)68 40 46 10 23
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)70 25
Average Queue (ft)23 2
95th Queue (ft)52 13
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served LR L
Maximum Queue (ft) 152 50
Average Queue (ft)58 10
95th Queue (ft)119 34
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 254 178 54 48 106 116 221 299 306 30 82 172
Average Queue (ft)126 21 19 9 24 42 114 152 130 3 29 82
95th Queue (ft)204 99 41 32 66 83 189 258 247 15 66 145
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)1 0 0
Queuing Penalty (veh) 1 1 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 194 114
Average Queue (ft)90 34
95th Queue (ft)162 81
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 3
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.1 1.8 0.0 0.4 0.3
Total Del/Veh (s)76.4 58.8 0.8 1.4 3.0
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)30.3 1.3 0.6 1.4
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.2 0.0 0.0 0.0
Total Del/Veh (s)83.8 4.0 1.5 5.2
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.3 2.3 0.6 0.0 0.7
Total Del/Veh (s)41.7 28.8 19.1 26.7 26.9
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)33.9
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft) 107 76 56 49 61
Average Queue (ft)28 27 12 7 20
95th Queue (ft)81 65 37 29 47
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)15 0
Queuing Penalty (veh)4 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)97 58
Average Queue (ft)27 14
95th Queue (ft)68 40
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served LR L
Maximum Queue (ft) 185 62
Average Queue (ft)80 24
95th Queue (ft)174 51
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 309 251 198 48 63 85 163 270 244 35 142 373
Average Queue (ft)176 49 88 12 18 25 82 146 115 3 52 229
95th Queue (ft)279 145 168 36 48 58 146 240 214 18 111 334
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)7 0 0 0 0 4
Queuing Penalty (veh) 21 1 1 0 0 2
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 376 70
Average Queue (ft)239 29
95th Queue (ft)348 57
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)6
Queuing Penalty (veh) 12
Network Summary
Network wide Queuing Penalty: 41
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.2 3.5 0.0 0.0 0.0 2.0 2.3 0.3 2.3 0.3
Total Del/Veh (s)101.8 34.7 107.7 7.8 11.2 0.7 0.1 4.4 9.4 1.1 0.8 3.0
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)59.2 17.5 9.7 1.1 0.6 0.1 1.4
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBL EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.2 0.2 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)111.8 58.8 13.5 3.6 1.5 0.9 5.2
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 1.0 2.4 2.7 0.3 2.9 2.7 0.3 2.3 0.0 0.0 0.0
Total Del/Veh (s)59.8 58.3 22.0 45.2 68.7 10.3 50.5 15.2 3.3 75.7 67.2 28.4
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.1 0.7
Total Del/Veh (s)6.4 26.9
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)33.9
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft) 107 76 56 49 61
Average Queue (ft)28 27 12 7 20
95th Queue (ft)81 65 37 29 47
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)15 0
Queuing Penalty (veh)4 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served LTR L
Maximum Queue (ft)97 58
Average Queue (ft)27 14
95th Queue (ft)68 40
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served LR L
Maximum Queue (ft) 185 62
Average Queue (ft)80 24
95th Queue (ft)174 51
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Current Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 309 251 198 48 63 85 163 270 244 35 142 373
Average Queue (ft)176 49 88 12 18 25 82 146 115 3 52 229
95th Queue (ft)279 145 168 36 48 58 146 240 214 18 111 334
Link Distance (ft)2122 1664 1167 1167 999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)7 0 0 0 0 4
Queuing Penalty (veh) 21 1 1 0 0 2
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 376 70
Average Queue (ft)239 29
95th Queue (ft)348 57
Link Distance (ft)999
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)6
Queuing Penalty (veh) 12
Network Summary
Network wide Queuing Penalty: 41
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.2 2.3 0.0 0.3 0.1
Total Del/Veh (s)44.7 22.0 1.0 0.9 3.0
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)3.3 1.4 0.3 1.1
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)3.9 4.8 0.8 3.6
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.3 2.0 0.6 0.0 0.7
Total Del/Veh (s)37.8 26.2 21.6 21.0 23.5
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)29.3
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft) 134 59 60 15 36
Average Queue (ft)46 14 23 1 7
95th Queue (ft)107 41 49 8 24
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served R L
Maximum Queue (ft)56 24
Average Queue (ft)18 3
95th Queue (ft)44 16
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served R L
Maximum Queue (ft)84 37
Average Queue (ft)39 9
95th Queue (ft)71 31
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 244 128 54 43 79 103 214 342 299 41 139 166
Average Queue (ft)127 24 17 9 26 41 113 185 146 4 62 86
95th Queue (ft)217 87 39 32 66 80 189 294 259 20 120 151
Link Distance (ft)2122 1664 1167 1167 993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)2 0 1 1
Queuing Penalty (veh) 2 0 2 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 185 95
Average Queue (ft)97 31
95th Queue (ft)162 66
Link Distance (ft)993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 6
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.2 0.2 0.2 3.0 0.0 0.0 0.0 4.4 3.2 0.2 3.3 0.1
Total Del/Veh (s)46.7 32.9 42.9 13.7 2.8 1.0 0.1 6.7 15.9 0.5 0.3 3.0
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)3.3 3.0 1.4 0.3 0.0 1.1
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)3.9 7.8 4.8 0.8 0.3 3.6
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 0.5 2.5 2.5 0.4 2.4 2.5 0.3 2.4 0.0 0.1 0.0
Total Del/Veh (s)50.1 46.7 5.4 35.8 56.1 16.3 50.1 17.7 3.7 60.7 60.6 20.1
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.0 0.7
Total Del/Veh (s)4.8 23.5
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)29.3
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB SB
Directions Served LTR LT R L UL
Maximum Queue (ft) 134 59 60 15 36
Average Queue (ft)46 14 23 1 7
95th Queue (ft)107 41 49 8 24
Link Distance (ft)700 1154
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)3 1
Queuing Penalty (veh)1 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served R L
Maximum Queue (ft)56 24
Average Queue (ft)18 3
95th Queue (ft)44 16
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB
Directions Served R L
Maximum Queue (ft)84 37
Average Queue (ft)39 9
95th Queue (ft)71 31
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - AM Peak 11/21/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 244 128 54 43 79 103 214 342 299 41 139 166
Average Queue (ft)127 24 17 9 26 41 113 185 146 4 62 86
95th Queue (ft)217 87 39 32 66 80 189 294 259 20 120 151
Link Distance (ft)2122 1664 1167 1167 993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)2 0 1 1
Queuing Penalty (veh) 2 0 2 0
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 185 95
Average Queue (ft)97 31
95th Queue (ft)162 66
Link Distance (ft)993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 6
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)0.1 1.9 0.0 0.5 0.3
Total Del/Veh (s)89.3 47.0 0.8 1.5 3.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.1 0.0 0.0 0.0
Total Del/Veh (s)8.2 1.2 0.6 1.0
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by approach
Approach EB NB SB All
Denied Del/Veh (s)0.2 0.0 0.0 0.0
Total Del/Veh (s)10.9 4.1 1.6 3.0
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by approach
Approach EB WB NB SB All
Denied Del/Veh (s)2.2 2.2 0.6 0.0 0.7
Total Del/Veh (s)40.9 33.9 21.5 28.0 28.2
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)33.5
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L T UL
Maximum Queue (ft) 125 72 54 40 4 60
Average Queue (ft)38 22 13 6 0 19
95th Queue (ft)108 55 39 26 0 44
Link Distance (ft)700 1154 536
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)11 0
Queuing Penalty (veh)3 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served R L
Maximum Queue (ft)65 48
Average Queue (ft)14 13
95th Queue (ft)45 37
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served R L R
Maximum Queue (ft) 104 57 4
Average Queue (ft)41 24 0
95th Queue (ft)81 53 3
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 295 239 182 56 74 74 188 273 259 37 179 377
Average Queue (ft)172 49 90 13 20 24 91 163 130 3 89 232
95th Queue (ft)261 151 163 41 53 55 168 247 227 18 159 354
Link Distance (ft)2122 1664 1167 1167 993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)4 0 0 0 0 5
Queuing Penalty (veh) 11 1 0 0 0 5
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 389 72
Average Queue (ft)239 30
95th Queue (ft)356 59
Link Distance (ft)993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)6
Queuing Penalty (veh) 12
Network Summary
Network wide Queuing Penalty: 33
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 1
10: Pilot Knob Road (CSAH 31) & 173rd Street Performance by movement
Movement EBL EBR WBL WBR NBL NBT NBR SBU SBL SBT SBR All
Denied Del/Veh (s)0.1 0.1 0.1 3.5 0.0 0.0 0.0 2.4 2.3 0.3 2.3 0.3
Total Del/Veh (s)106.3 48.9 87.7 11.4 12.4 0.8 0.1 8.6 9.6 1.2 1.2 3.3
20: Pilot Knob Road (CSAH 31) & North Creek Drive Performance by movement
Movement EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.1 0.0 0.0 0.0 0.0 0.0
Total Del/Veh (s)8.2 10.0 1.0 0.6 0.2 1.0
30: Pilot Knob Road (CSAH 31) & County View Trail Performance by movement
Movement EBR NBL NBT SBT SBR All
Denied Del/Veh (s)0.2 0.1 0.0 0.0 0.0 0.0
Total Del/Veh (s)10.9 14.0 3.7 1.6 0.8 3.0
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBU SBL SBT
Denied Del/Veh (s)2.4 0.9 2.2 3.1 0.2 2.7 2.6 0.3 2.3 0.1 0.0 0.0
Total Del/Veh (s)59.4 51.1 22.3 60.8 73.1 9.9 53.7 17.4 3.5 73.4 70.5 28.1
40: Pilot Knob Road (CSAH 31) & 179th Street Performance by movement
Movement SBR All
Denied Del/Veh (s)0.1 0.7
Total Del/Veh (s)6.4 28.2
Total Network Performance
Denied Del/Veh (s)0.8
Total Del/Veh (s)33.5
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 2
Intersection: 10: Pilot Knob Road (CSAH 31) & 173rd Street
Movement EB WB WB NB NB SB
Directions Served LTR LT R L T UL
Maximum Queue (ft) 125 72 54 40 4 60
Average Queue (ft)38 22 13 6 0 19
95th Queue (ft)108 55 39 26 0 44
Link Distance (ft)700 1154 536
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)50 300 275
Storage Blk Time (%)11 0
Queuing Penalty (veh)3 0
Intersection: 20: Pilot Knob Road (CSAH 31) & North Creek Drive
Movement EB NB
Directions Served R L
Maximum Queue (ft)65 48
Average Queue (ft)14 13
95th Queue (ft)45 37
Link Distance (ft)1099
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)300
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 30: Pilot Knob Road (CSAH 31) & County View Trail
Movement EB NB SB
Directions Served R L R
Maximum Queue (ft) 104 57 4
Average Queue (ft)41 24 0
95th Queue (ft)81 53 3
Link Distance (ft)729
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)210 290
Storage Blk Time (%)
Queuing Penalty (veh)
North Creek Manufactured Homes Average of Five Runs
2026 Build Conditions (Proposed Geometry) - PM Peak 11/25/2024
SRF Consulting Group
SimTraffic Report Page 3
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement EB EB EB WB WB WB NB NB NB NB SB SB
Directions Served L T R L T R L T T R UL T
Maximum Queue (ft) 295 239 182 56 74 74 188 273 259 37 179 377
Average Queue (ft)172 49 90 13 20 24 91 163 130 3 89 232
95th Queue (ft)261 151 163 41 53 55 168 247 227 18 159 354
Link Distance (ft)2122 1664 1167 1167 993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 215 215 225 225 275 275 265
Storage Blk Time (%)4 0 0 0 0 5
Queuing Penalty (veh) 11 1 0 0 0 5
Intersection: 40: Pilot Knob Road (CSAH 31) & 179th Street
Movement SB SB
Directions Served T R
Maximum Queue (ft) 389 72
Average Queue (ft)239 30
95th Queue (ft)356 59
Link Distance (ft)993
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)265
Storage Blk Time (%)6
Queuing Penalty (veh) 12
Network Summary
Network wide Queuing Penalty: 33
NEIGHBORHOOD MEETING NOTES
NORTH CREEK MANUFACTURED HOME PARK CONDITIONAL USE PERMIT
OCTOBER 5, 2023
The owners of North Creek Manufactured Home Park (MHP) hosted a neighborhood meeting
for residents of the North Creek MHP and nearby residents of the property on October 4, 2023
and located at 17332 North Creek Drive, Farmington (Lakeville). The owners of North Creek
MHP propose an expansion to include 153 new home units on 26.5 acres south of the west North
Creek MHP development. The new development would be access via an existing bridge culvert
over North Creek with a proposed gated emergency access to Country View Manufactured
Home Park (MHP). The neighborhood meeting was held at North Trail Elementary School
located at 5580 – 170th Street, Farmington (Lakeville). The neighborhood meeting was attended
by approximately 50 people.
Topics and questions including the following:
•Concerns of traffic flow due to a single access to the expanded area from a bridge over
North Creek at the west end of the North Creek MHP.
•Country View MHP concerns about a private street access to their property allowing
North Creek MHP. The owner of Country View MHP stated their objections to a
connection. City staff indicated support from public safety personnel to include an open
street connection or a gated street connection to allow for emergency vehicle access in
due part of the single access for Country View MHP to Pilot Knob Road (CSAH 31).
•Increased amount of traffic existing to Pilot Knob Road.
•Residents of North Creek MHP raised concerns about existing infrastructure/street
conditions/increased unit lot rents.
•Proposed new storm shelter, shelter access, capacity.
•Is an EAW or EIS required?
•Residents of the single family homes to the west concerned about site drainage, screening,
need for a fence, trespassing by current residents, and perceived negative impact to their
property values.
EXHIBIT M
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
NORTH CREEK MANUFACTURED HOME PARK CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On February 6, 2025 the Lakeville Planning Commission met at its regularly scheduled meeting to consider
the request of Dirt Boys, on behalf of North Creek of Lakeville, LLC for a conditional use permit for a
manufactured home park use in the RSMH, Single Family Manufactured Home Park District. The Planning
Commission conducted a public hearing on the proposed conditional use permit preceded by published
and mailed notice. The applicant was present and the Planning Commission heard testimony from all
interested persons wishing to speak.
1. The subject property is located in Comprehensive Planning District 3, which guides the property
for Manufactured Housing.
2. The subject site is zoned RSMH, Single Family Manufactured Home Park District.
3. The legal description of the property is attached in Exhibit A.
4. Chapter 4 of the City of Lakeville Zoning Ordinance provides that a conditional use permit may
not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are:
Finding: The proposed manufactured home community with 130 home pad sites are
consistent with the guided manufactured housing use of the property.
.
Finding: The proposed manufactured home community is compatible with the existing
and future land uses in the area.
.
Finding: Provided compliance with the stipulations of the conditional use permit, the 130
manufactured home pad sites and development amenities will conform to all performance
standards contained in the Zoning Ordinance and City Code.
Finding: The 130 manufactured home pad sitescan be accommodated with existing public
services and will not overburden the City’s service capacity.
2
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
Finding: The public and private streets serving this site are adequate to accommodate traffic
from the new manufactured home units.
5. The report dated January 27, 2025, and prepared by Tina Goodroad, Community Development
Director, is incorporated herein.
The Planning Commission recommends that the City Council approve the conditional use permit
conditioned upon compliance with the planning report prepared by Tina Goodroad, Community
Development Director, dated January 27, 2025.
BY: _______________________________
Jenna Majorowicz, Chair
3
Exhibit A
That part of the Southwest Quarter of Section 27, Township 114, Range 20, Dakota County, Minnesota,
lying South of a line beginning at the southeast corner of said Southwest Quarter of Section 27; thence
north 0 degrees 04 minutes 11 seconds West along the east line of said Southwest Quarter, a distance
of 865.83 feet; thence North 87 degrees 37 minutes 00 seconds West a distance of 610.37 feet; thence
North 3 degrees 00 minutes 00 seconds West a distance of 316.50 feet; thence North 2 degrees 15 minutes
00 seconds East a distance of 216.08 feet; thence North 88 degrees 45 minutes 00 seconds West a distance
of 461.93 feet; thence south 47 degrees 15 minutes 00 seconds West a distance of 610.00 feet; thence
North 71 degrees 52 minutes 11 seconds West a distance of 1167.36 feet, more or less, to the west line of
said Southwest Quarter of Section 27, and there terminating.
Dakota County, Minnesota
Abstract Property
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Tina Goodroad, Community Development Director
Jon Nelson, Assistant City Engineer
McKenzie L. Cafferty, Environmental Resources Manager
Joe Masiarchin, Parks and Recreation Director
Zach Johnson, City Engineer
Julie Stahl, Finance Director
Dave Mathews, Building Official
January 27, 2025
North Creek Manufactured Home Park
• Conditional Use Permit
• Grading and Erosion Control Plan Review
• Utility Plan Review
• Site Plan Review
BBAACCKKGGRROOUUNNDD
Dirt Boys, Inc. has submitted a conditional use permit to expand and construct new home
sites at the existing North Creek Manufactured Home Park. The proposed development is
located south of and adjacent to the North Creek Greenway, east of Fairfax Avenue, west of
Pilot Knob Road and north of 176th Street. The parent parcel consists of undeveloped land
(PID 220110076012). The parcel is zoned RSMH, Single family manufactured home park
district.
The proposed site plan will be completed by:
Applicant: Dirt Boys, Inc.
Engineer: Clearwell Engineering
The North Creek Manufactured Home Park site primarily contains undeveloped land. The site
is located within the North Creek Stormwater District. The site is bisected with the northern
half of the site generally draining southwest to northeast and the south end of the site
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generally draining west to east. The site is bordered to the north by the North Creek
greenway, the east and south by existing manufactured homes and to the west by single
family homes along Fairfax Avenue.
Prior to recording of the conditional use permit:
• A drainage and utility easement along the grading extents of both stormwater basins
in favor of City of Lakeville shall be recorded.
• A drainage and utility easement along the Special Flood Hazard Area (SFHA), as
determined by FEMA, in favor of City of Lakeville shall be recorded.
• A shared access easement shall be placed over the northern lot private roadways
accessing the site from Pilot Knob Road (CSAH 31).
• A shared access easement shall be placed over the private roadway over the North
Creek Greenway.
Pilot Knob Road
North Creek Manufactured Home Park is located west of Pilot Knob Road, a minor arterial
roadway as identified in the City’s Transportation Plan. A traffic impact study was finalized on
January 20, 2025 in relation to North Creek Manufactured Home Park. The applicant shall be
responsible for implementation of recommended improvements considered in the study
deemed as the result of the traffic generated from the site.
Site Access
Access to the site is proposed via extension of the existing privately owned and maintained
road, Fairgreen Avenue. The proposed new entrance shall utilize an existing crossing of North
Creek to the site. An easement, by the city, will be required to be recorded with the CUP for
this crossing. A gated access is proposed for emergency vehicle access only on the south end
of the site, connecting to Country View Trail. The Applicant shall provide a $10,000 security for
construction of a street connection to County View Trail.
Construction traffic access and egress shall be restricted to a single entrance from Pilot Knob
Road.
North Creek Manufactured Home Park is located within subdistrict NC-20115 of the North
Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan.
Wastewater will be conveyed through City sanitary sewer to the MCES interceptor sewer
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monitored by meter M643A. Wastewater treatment is provided by the Empire Wastewater
Treatment Facility.
Development of North Creek Manufactured Home Park includes the connection of an 8-inch
privately owned and maintained sanitary sewer service to the existing 15-inch sanitary sewer
with a manhole located within the greenway conservation area of North Creek Greenway to
provide service to North Creek Manufactured Home Park. The Applicant shall provide a
$10,000 security for connection to the public sanitary sewer.
Sanitary Sewer Connection Charge and M.C.E.S. Sac unit, established by MCES, are to be paid
with a building permit application.
The Sanitary Sewer Availability Charge has not been collected on the site and is required prior
to the issuance of a conditional use permit, calculated as follows:
130 units
North Creek MHP North Creek MHP
WWAATTEERRMMAAIINN
An existing 8-inch watermain service extends into the property in the southwest portion of
the parcel. Development of North Creek Manufactured Home Park includes the connection of
a 8-inch privately owned and maintained watermain service to the existing 8-inch public
watermain. The Applicant shall provide a $10,000 security for connection to the public
watermain.
Watermain Unit Charge is to be paid with a building permit application.
The site is located within subdistrict NCL-62 of the North Creek drainage district, as identified
in the City’s Water Resources Management Plan.
Development of North Creek Manufactured Home Park will include the construction of two
privately owned and maintained stormwater basins consisting of one infiltration basin and
one wet basin.
The Applicant shall sign a private maintenance agreement for both stormwater basins and
dedicate drainage and utility easements over the stormwater management areas prior to
recording of a conditional use permit. The storm basins will provide water quality treatment,
volume reduction and rate control of the stormwater runoff generated from the proposed
site improvements. A grading permit is required to be obtained from the City Engineering
Department prior to construction commencing on the site.
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The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Applicant shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building permits will not be issued until
a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
North Creek Manufactured Home Park contains more than one acre of site disturbance. A
National Pollution Discharge Elimination System General Stormwater Permit for construction
activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre
being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be
submitted to the City upon receipt from the MPCA.
Privately owned and maintained storm sewer will be constructed within North Creek
Manufactured Home Park. Private storm sewer constructed within North Creek Manufactured
Home Park will convey runoff to two privately owned and maintained storm basins. The
privately owned and maintained storm basins will ultimately outlet to North Creek. The outlet
overflows will be protected by rip rap in accordance with city standards. The Applicant shall
provide a $20,000 security prior to issuance of the conditional use permit for the two storm
overflows to North Creek.
The Storm Sewer Charge has not been collected on the site and must be collected with the
North Creek Manufactured Home Park Conditional Use Permit, calculated as follows:
North Creek MHP Area Charge Storm Sewer Charge
North Creek Manufactured Home Park is shown on Flood Insurance Rate Map (Map No.
27037C0208E; Eff. Date 12/2/2011) primarily as Zone X by the Federal Emergency
Management Agency (FEMA). Based on this designation, the manufactured home lots within
North Creek Manufactured Home Park are not located within a Special Flood Hazard Area
(SFHA), as determined by FEMA.
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North Creek crosses through the northeast corner of North Creek Manufactured Home Park
and is designated as Zone AE, and therefore within a Special Flood Hazard Area (SFHA). The
area mapped as Zone AE will be placed in a drainage and utility easement.
A wetland delineation was completed for the site by Minnesota Natural Resource. On
November 30, 2022, the Notice of Application was distributed to TEP members, and no
objections were raised. Based on the information provided, including the site visit conducted
on November 2, 2022, the wetland delineation for North Creek Manufactured Home Park, as
detailed in the report, is approved for use in implementing the Wetland Conservation Act.
The North Creek Manufactured Home Park project qualifies for a "no-loss" determination
under the Minnesota Wetland Conservation Act. Although a small, incidentally created
wetland (0.11 acres) was identified, it was determined to have originated from past grading in
historically upland soils. Therefore, its impact does not require mitigation.
A tree preservation plan shall be submitted and approved by city staff prior to issuance of a
grading permit. The tree preservation plan is required to meet the tree preservation Lakeville
Subdivision Ordinance. Significant trees identified for preservation shall be protected and
preserved through termination of all grading and construction activities.
EERROOSSIIOONN CCOONNTTRROOLL
The Applicant is responsible for meeting all the requirements outlined in the MPCA
Construction Permit. The applicant must submit to the City a SWPPP for the site that meets all
the requirements of the MPCA Construction Permit for review and approval before any land
disturbance can take place.
Additional erosion control measures may be required during construction as deemed
necessary by City staff. Any additional measures required shall be installed and maintained by
the applicant.
The Applicant is responsible for the establishment of native vegetation within the privately
owned and maintained basins. This may include mowing, spot spraying and overseeding
until the areas are established and approved by the City.
The MS4 Administration Fee has not been collected on the parent parcels and will be required
to be paid with the conditional use permit, calculated as follows:
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SSEECCUURRIITTIIEESS
The Applicant shall provide a Letter of Credit as security for the Applicant-installed
improvements relating to North Creek Manufactured Home Park. The security will be required
prior to issuance of a conditional use permit.
CONSTRUCTION COSTS
Connect Storm Drainage
Connect to Country View
Connect to Existing Sanitary Sewer
20,000.00
10,000.00
10,000.00
The Applicant shall submit the site and construction drawings in an electronic format. The
electronic format shall be in .pdf and either a .dwg file (AutoCAD) or a .dxf format.
A cash fee for one-year of the Environmental Resources Fee shall be paid at the time of final
plat approval and is calculated as follows:
A cash fee for the preparation of addressing, property data, and City base map updating shall
be paid prior to issuance of a conditional use permit and is calculated as follows:
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The City shall invoice the Applicant for as-built services as based on consultant hourly rates.
The Applicant shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction costs, or $6,600.00.
CASH REQUIREMENTS
Sanitary Sewer Availability Charge
Storm Sewer Charge
$42,510.00
185,348.59
Environmental Resources Management Fee
MS4 Admin Fee
1,999.40
13,088.00
City Engineering Administration 6,600.00
TOTAL CASH REQUIREMENTS $249,545.99
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the site plan, grading plan, erosion control plan, and
utility plan for North Creek Manufactured Home Park, subject to the requirements and
stipulations within this report.