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5.8. PCSR 09-28-2004 Item # 5.8. City of Elk River MEMORANDUM TO: Planning Commission FROM: Michele McPhersoif, irector of Planning DATE: September 28, 2004 SUBJECT: Case P 04-20 Request for Preliminary Plat for Bluff Block by MetroPlains Request The applicant requests preliminary plat approval to replat five lots for redevelopment purposes known as the "Bluff Block". Location Southwest corner of Main Street and Parrish 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 three individual parcels containing Nadeau's Dry Cleaning&Laundromat Service, U.S. Bank, and the ECM building,which is comprised of two parts. The applicant has purchased the ECM site and has a purchase agreement for the Memo to Planning Commission/P 04-20 September 28,2004 Page 2 U.S. Bank site. These sites are predominantly hard surface; the remainder of the site is the bluff adjacent to the Mississippi River. Analysis Approval of the preliminary plat request would allow construction of a mixed-use building as part of the Downtown Revitalisation Project. This mixed-used building will include owner- occupied condominiums 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 proposed underground parking structure is located along the westerly edge of the site. Within the last year the City implemented improvements to the Parrish Avenue/Main Street intersection to construct medians to provide clear direction for vehicle operators in order to identify left turn and right turn areas. Included in this improvement project was the construction of a median at the east end of the site. It has been observed by some that due to this lack of a free right turn to the Parrish Avenue bridge, traffic has a tendency to backup at increased levels during certain times of the day. Staff looked at a right turn option in this area, however, there would be a loss of parking for the new commercial development. A marketing consultant has indicated that this loss of parking would be detrimental to the viability of the proposed commercial development. If appropriate, the Commission may choose to comment on the requirement for a right turn area on Main Street to Parrish Avenue. Grading, Drainage and Utilities The City Engineer addresses grading, drainage and utilities in his attached memo. Park Dedication The Parks and Recreation Commission is still considering park dedication for this development. The Commission in all likelihood will recommend the acceptance of cash, however, the developer has indicated a desire to dedicate Outlot A to the City for park dedication purposes. A financial analysis of this request is being prepared for consideration by the Parks and Recreation Commission at their October 13, 2004 meeting. S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\9 28 04 pc memo.doc Memo to Planning Commission/P 04-20 September 28,2004 Page 3 Outlot A may be used by the City for construction of a portion of the Riverwalk. 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. 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. S:\PLANNING\Case Mks\2004\P 04-20 Bluff Block\9 28 04 pc memo.doc MEMO To: Terry Maurer From: John Anderson Mainstreet Right Turn Lanes >?. Company at Jackson Street and Parish WAS Howard R.Green Company Avenue. (Co. Rd. 42) 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 approximatel(3 spaces along the north side o1) 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. t5 � Pu The curb and pavement on Jackson Street is wide enough to accommodate two b )" northbound lanes of traffic if parking is prohibited along the east side. 6r. ��l 7. No additional Right of Way is required for this modification. 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 oust[ -et narks o oacess)8 offstreet parking spaces and the driveway opening on Mainstreet closest to the intersection for the business located at the southwest corner of O:\PROD\813320J\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:\PROJ\813320J\0325Unem060104 Jackson and Parish Right turn lanes.doc MAIN °:m L am my 7.4.cracer u _ _ _ �CL EL Beal %,-" MAIN STREET ` . , LIGHT 6' CN/SW ";, �Y �� -',7-t 4 IBIT.• b ! 3 -!��2 I\\, I BUILDING � A A 0 111 tEL ELF 1 '0 = I ,Y ...... ....... 04 0 91 to NI to �N 9p m Pp Doll m Wm w0 m0 • 93 op OCI aa co co m mm mm mm" mON.. m0 m0.._ 0.... 00 co co 900 _.......... ---HIGH POINT E CV s 889.3....-._ .....__ ...___ ...._-__..... -_-... ..... .. o--r ........__-HIGH POINT-S'A 8+-78.3 ._. o m- 895 m--m PN ELEV= 889.50 °t m w A D - 6 577 - Ems. _. -- - i K .6,54 >. co co 890 .......-----__. 885 880 -_... . -_-....... Acic.,-.. ....0 z ....... .... _. 875 r- ♦ -.. _. . . ............_._- 870 - F nen Alli h865 - p L� .L�. _.. I an. ....-_..--....--..--. . -- ----- -- 8+00 8+50 9+00 9+50 10+00 v u Mr DESIGNED HEREBY CERTIFY THAT OR UNDER PLAN SPECECATUP VI REPORT NO. DATE BY REVISION DESCRIPTION DESIGNED BT'EY DRAWN BY ET TMSTPREPARED BY ME LN UNDER uY DIRECT SUPERVISION N AND �! M.•DULY UCENSED MIN ESOTA L ENGINEER UNDER n APPROVED BY:_ JOB NUMBER 816600J THE LAY5 Cf THE STATE M MNNESOiw f Or CAD DATE-December 04 2002 1:23 17 P. seNAIORE DATE CAD PILE. 8166001\tlwp\8166D0P-P2 DWG (EYOUNGOI TERRY J. M4VRER 15316 E( PRINTED NAME LIC NO i r , Research Inc t 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 1s'Avenue NE #400,Minneapolis,MN 55413 (612)338-0012 fax(612) 904-7979 www.maxfieldresearch.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 on 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. Mary C. Bujold President MAXFIELD RESEARCH INC. 1 7 j I imilin Ki _ m ,c_s„ 4022/ , - 1 a olls-\\,6 SIii Mi MILI.M• ci ,- 0 . ". ‘ 4.% Zillipiin 11111 ERA i.li airLI r Illlllllll_ I ' riliiil�iiili ����_ � �`,q' I, II I l � `�.� IIII�I r d i f if iip•1 a s. , ■ x�D 1 • j�j� , 111111111111111"°""'�ass s IWO ear- antra ��i, SITE II 1r A V � __1' - VIEW p a ADD a e Location Map N %verCase Number P 04-20 METROPLAINS ty of ilk ----� 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 FOR THE BLUFF BLOCK Dear Ms.McPherson: As requested,we have reviewed the preliminary plat submitted for the Bluff Block in the downtown area. As you are aware,this is the area south of Main Street beginning at Nadeau's Laundromat and including the U.S. Bank Building and the two small buildings west of the U.S. Bank Building. The preliminary 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 south line of the preliminary plat is the shoreline of the Mississippi River. The south part of the site contains the Wild&Scenic boundary, an existing sanitary sewer line, and numerous small utility lines. Obviously, any development on this plat will need to be sensitive to all of these issues on the south portion of the lot. In fact,the southerly portion of the lot is shown as Outlot A with the northerly portion shown as Lot 1, Block 1. This raises the question of who will ultimately own Outlot A. 2. The triangular piece of property east of the preliminary plat between the plat line and County Road 42 (Parrish Avenue) is currently owned by the City of Elk River. The City should determine what portion of this exception will be needed for public purposes. Any remaining piece,if any,could be included in the final plat. 3. Because the total site is less than one acre when development occurs, the project will not be required to obtain an NPDES construction permit. However, since erosion, especially of the river bank will be a major issue, any development on this site should be required to adopt the City's general Storm Water Pollution Prevention Plan (SWPPP), and implement it before, during and after construction. Phone:763.635.1000 Fax:763.635.1090 www.ci.elk-rivermn.us Bluff Block September 22,2004 Page 2 4. Sanitary sewer and water facilities are available for the redevelopment in this plat from Main Street. Therefore,the existing sanitary sewer services which flow southerly to the river bank sewer line will need to be properly abandoned. 5. There are existing small utility lines along the west edge of the preliminary plat which run from Main Street to the existing facilities along the south line in Outlot A. A determination will need to be made before the final plat whether or not these small utilities can stay in place. If they will remain in place, the appropriate easements will need to be provided on the final plat. If they are not to stay in place, documentation that there is somewhere for them to be relocated and an agreement from the utilities to re- locate their facilities should be a condition of the final plat. If you have any questions regarding any of these comments, please call. Sincerely, Terry J. aurer, P.E. City Engineer S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\Engineer's memo 9-22-04.doc .1Lend P[*CYt R2\0<10.1%Ewp\ProIImInBryN41010PPLNT.dW9.L you11.0)272004 BTb 11 AM,6kuµno / is — 1 I L 1 - v ! 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I�Il rti,3C"� i56a- 5 \N� n l I ; I'i 11 w n l 7:134 I " �88 9-- r4 noon':k $ y� '1 I // // /V 1 I9�Ir/ 1' Vll2R - �4 ,�� ��°- -I / I �: ' l; � I sal >, ��l / // / 1 //) / : M / / I I ; A y ,./ ( I4z5 / I F /// 31 8 G� K ('>i ' /_84.-i > —/` _( sns s0'00•x, z m -x -„l'i�° I /7 aJ �/ // ''l 1 -- — IT/ �/: ,6 ell ) m a -"it-11 I r 4/ wetllm rs 1 l /, N./ / - _ .. ./8-Y �o A5 (3) �2g tl3� L lweM b4 Fia M 5 L ,I'i .ST O A CONCRETE i /mi ,r 3 9� BRIDGE y / I ' 1� OVER } n III I / 6 /� / /n I NI55 ER / A 1 RIVER ICODN _ _ '�I �� l° ,` ; / °—f 11 TI' I --/— ROAD _ ND. 4/ 1 l� 1I I El qtral ti z / I I� � — _ -e$- <°r a err 11 ; % / m li , � I III II Am m 0 / i_a_Ifi°-- as l - ;» I j 1 l 1 ie —�—L ��s ,h I I 8. NI T BLUFF BLOCK John Olive! & Associates, Inc. 015 oATe Oesc _ELK RIVER, MN CI(Ert BYRMB L-1:5-":'‘11 FOR 96B 441 20 2 FAY /68 441 5665 li WG 8410_]OPPLAT_tlwg,- METROPLAINS DEVELOPMENT T PRELIMINARY PLAT P'n: . BI`n PLS TILE n0.: 9410.10 03 -Date .I.. M�. 21729