5.7. PCSR 09-28-2004 Item # 5.7.
)1**,City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPhersoTi;Director of Planning
DATE: September 28, 2004
SUBJECT: Case P 04-19
Request for Preliminary Plat for Jackson Block by MetroPlains
Request
The applicant requests preliminary plat approval to replat a lot for a redevelopment project
known as Jackson Block.
Location
Southeast corner of Highway 10 and Jackson Avenue.
Zoning/Land Use
DD Downtown District/Old Town
Attachments
• Location Map
• City Engineer's Memo dated September 22, 2004
• Memo from John Anderson, Howard R. Green dated June 1, 2004
• Letter from Maxfield Research dated August 31, 2004
• Preliminary Plat
Existing Conditions
The subject property is comprised of the downtown public parking lot,gazebo, flagpole, and
green area.
Memo to Planning Commission/P 04-19
September 28,2004 Page 2
Analysis
The purpose of the preliminary plat request is to allow construction of a mixed-use building
as part of the Downtown Revitalization Project. This mixed-used building will include rental
apartments above first floor commercial. There will also be an underground parking facility
under the building.
The recently adopted Downtown District establishes permitted and conditional uses and
design standards. Staff will be responsible for reviewing the design of the structure for
consistency with the newly adopted design standards. However,if staff does not believe the
standards have been met,review by the Planning Commission and City Council will be
required.
The Downtown District does not establish minimum lot areas or setbacks for uses in order
to promote the zero setback construction of traditional downtown areas.
Transportation
The proposed Revitalization Project will utilize existing streets for transportation purposes.
One access point into the site near the easterly property line. During certain periods of the
day, traffic wishing to make a right turn from Main Street to northbound Jackson Avenue
creates congestion. A suggestion to eliminate the parallel parking in front of the project on
Main Street has been suggested. A marketing consultant has indicated that this loss of
parking would be detrimental to the viability of the proposed commercial development. A
compromise position would be to prohibit parking in those spots during certain times of the
day. If appropriate, the Commission may choose to comment on this issue.
Grading. Drainage and Utilities
The City Engineer addresses grading, drainage and utilities in his attached memo.
Park Dedication
The Parks and Recreation Commission recommended cash for dedication purposes.
Recommendation
Staff recommends that the Planning Commission recommend approval of this request to the
City Council with the following conditions:
I. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
S:\MANNING\Case Files\2004\P 04-19 Jackson Block\9 28 04 pc memo.doc
Memo to Planning Commission/P 04-19
September 28,2004 Page 3
3. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
5. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR
STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL
INSPECT THE FENCING PRIOR TO GRADING COMMENCING.
6. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
7. CASH SHALL BE PAID FOR PARK DEDICATION.
S:APLANNINGVCase Files\2004\P 04-19 Jackson Block V9 28 04 pc memo.doc
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Location Map t
a P N
River Case Number: P 04-19 METROPLAINS
Y of
L1k
River
13065 Orono Parkway
Elk River,MN 55330
September 22, 2004
File: 813325J-0240
Ms.Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: PRELIMINARY PLAT OF JACKSON BLOCK
Dear Ms.McPherson:
As requested,we have reviewed the preliminary plat for the Jackson Block in downtown.
The plat was prepared by John Oliver&Associates and dated September 27, 2004. Based
on our review and comments received at the staff review meeting,we would offer the
following comments:
1. The plat leaves an 80-foot right-of-way for Jackson Avenue. This should provide
sufficient right-of-way to expand the sidewalk area in front of the proposed building for
the Jackson Block to allow for easy pedestrian movements.
2. The plat should provide access control along the Trunk Highway 10 and Jackson
Avenue frontage. It is my understanding that both the existing accesses to Jackson
Avenue and Trunk Highway 10 will be closed with the building construction and that the
only access which will remain will be the one to the south onto Main Street.
3. There is a sanitary sewer line which runs north and south along the eastern side of the
proposed plat. I have been unable to determine at this point whether or not this line can
be abandoned. If it cannot be abandoned, an easement will need to be provided for
access to operate and maintain this existing sewer line.
4. There are number of small utility lines and facilities indicated on the preliminary plat
such as telephone lines,telephone boxes, and electrical boxes both in the center island of
the existing parking lot and in the southern area next to the gazebo. Before a final plat
can be approved which does not contain easements for these facilities,we should require
that there be documentation from the owners of these facilities that they can be
relocated outside the plat boundary.
Phone: 763.635.1000
Fax 763.635.1090
S:\PLANNING\Case Files\2004\P 04-19 Jackson Block\Engineer's memo 9-22-04.doc
www.ci.elk-river.mn.us
5. There is also a public storm sewer system which runs from the northwest corner
diagonally across the site to two catch basins in the center island. This is to drain the
existing parking lot. Will this entire facility be removed and no longer needed, or will it
be re-routed and used to drain the storm drainage from the rooftop and parking area of
the proposed building. This question will need to be answered and appropriate
easement provided if necessary before the final plat is approved.
6. This preliminary plat should be reviewed by MnDOT since it has frontage along Trunk
Highway 10 to determine if they have any comments.
7. Since this site is under one acre in size,when a development occurs on this plat it will
not be required to obtain an NPDES construction permit,however, since erosion and
sediment control is a major concern, especially in the downtown area, any development
on this plat should be required to adopt the City's general Storm Water Pollution
Prevention Plan (SWPPP) and follow it prior,during, and after construction.
If you have any questions regarding these comments,please call.
Sincerely,
Terry J. Maurer,P.E.
City Engineer
S:\PLANNING\Case Fifes\2004\P 04-19 Jackson Mock\Engineer's memo 9-22-04.doc
MEMO
To: Terry Maurer
From: John Anderson
Mainstreet Right Turn Lanes ,,/
Subject: at Jackson Street and Parish r Howard R.Green Company
Avenue. (Co. Rd. 42) y
Proj. No. 813320J
Date: 6-01-04
I have reviewed the available information and looked at the sites in the field. The following are
my comments on the feasibility of creating a westbound right turn lane on Mainstreet at Jackson
Avenue and an eastbound turn lane on Mainstreet at Parish Avenue.
Mainstreet and Jackson Avenue
1. The existing curb and pavement is wide enough to accommodate a west bound right
turn lane on Mainstreet without modifications to the curb lines.
2. Currently, along the north side of Mainstreet, parking is permitted up to the intersection
with Jackson Avenue. If parking were prohibited in the area near Jackson Avenue on
the north side of Mainstreet there would be adequate room for a thru lane west bound
and a right turn lane to north bound Jackson Avenue.
3. The parking restriction would eliminate approximatelfTspaces along the north side CI)
Mainstreet. The transition to the turn lane would take place in the area of the driveway
to the parking lot just east of Jackson Avenue and the section of full turn lane width
would allow for approximately 80 feet of stacking leading up to the intersection.
4. Proper signage for this change would include lane designation marking and possibly no
parking signs.
5 Pavement marking would include a white stripe indicating the division of the two lanes
and white arrows indicating the proper lane traffic movements.
is b Pw The curb and pavement on Jackson Street is wide enough to accommodate two
northbound lanes of traffic if parking is prohibited along the east side.
fitA
Gk 7. No additional Right of Way is required for this modification.
0-141
Mainstreet and Parish Avenue
1. The existing intersection has a median island separating the east and west bound traffic
on the east bound approach.
2. The business located on the southwest corner of the intersection currently uses the
public right of way area between parish Avenue and the building for offstreet parking.
3. The concept considered involves creating a pork chop island separating the eastbound
thru traffic on Mainstreet from the eastbound right turns to Parish Avenue.
4. The creation of the turn lane and island would involve eliminating approximately
onstreeLRarkjnq ace$f8 offstreet parking spaces and the driveway opening on
Mainstreet closest to the intersection for the business located at the southwest corner of
O:\PROJ\813320)\0325\mem060104 Jackson and Parish Right turn lanes.doc
the intersection. Three of the offstreet parking spaces affected are on private property
and these would be impacted by relocating the interior circulation patterns.
5. Utility impacts include installation of a new catch basin, relocation of a light pole and
adjustment of a manhole cover. It is not know at this time what underground utility
relocations may be needed.
6. The sidewalk in the area of the turn lane would be removed and relocated along the curb
line. The construction of the new walk would most likely be pavers to match the existing
Mainstreet walks.
7. Signage and pavement marking to show the new turn lane would be needed
8. The street section is not know at this time, it was assumed to be 2 inches of bituminous
wear, 5 inches of bituminous base and 10 inches of class 5 aggregate base
9. The surface of the pork chop island was assumed to be finished in concrete to match the
existing island in the center of Mainstreet.
10. It appears no right of way needs to be acquired for the construction of this turn lane.
Estimated Project Costs
An estimate of construction costs was prepared and is attached to this memo. The following is
a breakdown of the estimated project costs:
Jackson Avenue Parish Avenue Total
Construction Cost $ 5,000 $61,000 $66,000
Contingency (10%) $ 500 $ 6,100 $ 6,600
Overhead (25%) $ 1,250 $15,250 $16,500
Total $ 6,750 $82,350 $89,100
O:\PRO1813320J\0325\mem060104 Jackson and Parish Right turn lanes.doc
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August 31, 2004
Ms. Heidi Steinmetz
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Proposed Reduction of Downtown Parking Stalls to Accommodate Turn Lanes
I have reviewed the proposed elimination of parking stalls from the first phase redevelopment in
Downtown Elk River to make way for dedicated right-hand turn lanes on Highway 10 and on
Main Street. I understand that the turn lanes are being contemplated to reduce traffic congestion
in the area at peak periods, enhance traffic safety and traffic flow through the area.
The following are my comments regarding the potential impact of this change and the
elimination of parking stalls near to the first phase project.
This is the City's first significant project in the Downtown, intended to serve as a catalyst for
further redevelopment. While housing will be an additional component to this development, the
first floor retail space and its success are critical to this project and to the establishment of strong
retail presence in this area.
This project is intended to draw customers to the Downtown, many who do not already come
Downtown. Their traditional shopping patterns typically take them to strip shopping centers
where parking is in a large lot directly in front of the store. Customers' perceptions of parking
and its proximity are not always reality, but in their minds, the parking is close. National studies
have proven that these perceptions exist. Customers want to park so as to be able to see the store
or venue where they are going.
While the Downtown environment is not intended to copy that of the strip shopping center, and
would not want to, features such as extended shopping hours, sufficient and proximate parking,
are characteristics that would be beneficial to emulate. This does not mean that Downtown
should be a strip shopping center. Nevertheless, this format has been successful for several
reasons, some of which are general retail precepts (i.e. customer service, convenient access, and
high visibility).
In its initial stages, the availability of parking in close proximity to the various stores/restaurants
will be critical. Depending on the type of tenants planned for the spaces, sufficient parking in
close proximity will affect their sales and their ability to be successful in this space, at the onset.
615 11'Avenue NE #400,Minneapolis,MN 55413
(612)338-0012 fax(612)904-7979
www.maxtieldresearch.com
Ms. Heidi Steinmetz August 31, 2004
City of Elk River Page 2
We recommend that none of the proposed stalls be eliminated. Although there may be additional
parking available on the Jackson block until this site is redeveloped, when the Jackson
redevelopment occurs, there will be some disruption in parking as a result of construction, likely
making parking temporarily difficult or less attractive in the three spaces immediately adjacent to
the block. During this time period, we believe that the availability of the parking stalls in front
of the Bluff Block development will be absolutely critical to the retail tenants there.
Downtown employee and business owner parking in addition to some other public parking can
be accommodated in the expanded lot behind Kemper Drug.
If you have questions or need additional information, please contact me.
Sincerely,
MAXFIELD RESEARCH INC.
/ i
Mary C. Bujold
President
MAXFIELD RESEARCH INC.
Vn° et RAac;