5.9. SR 10-18-2004
Item # 5.9.
MEMORANDUM
FROM:
Mayor and City Council
Michele MCPherso~ector of Planning
TO:
DATE:
October 18, 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 comer of Main Street and Parrish Avenue.
ZoninwLand 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
. Memo to the Parks and Recreation Commission dated October 13, 2004
. Preliminary Plat
Existinl 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 Mayor and City Counci1jp 04--20
October 18, 2004
Page 2
U.S. Bank site. These sites are predominandy 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 Revitalization 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 recendy 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 ttaditional 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 City Council may choose to comment on the requirement for a right turn
area on Main Street to Parrish Avenue.
The Planning Commission discussed the transportation challenges on Main Street. Two
Commissioners, Stevens and Offerman, indicated that they preferred the current
configuration of Main Street as opposed to adding the right turn opportunity.
Commissioner Anderson felt that the City's transportation issues in general should be
addressed before approving any new developments.
Grading. Drainage and Utilities
The City Engineer addresses grading, drainage and utilities in his attached memo.
S:\PLANNING\Case Files\2004\P 04--20 BluffBlock\10 18 04 cc memo.doc
Memo to Mayor and City Council/P 04-20
October 18, 2004
Page 3
Park Dedication
The Parks and Recreation Commission is still considering park dedication for this
development. The Conunission in all likelihood will recommend the acceptance of cash,
however, the developer has indicated a desire to dedicate Oudot 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. A verbal
update regarding the Conunission's action will be provided as part of the staff presentation.
Outlot A may be used by the City for construction of a portion of the Riverwalk, however,
based on the analysis of the slope and vegetation, it may be more appropriate to fund
improvements to Rivers Edge Greenspace and utilize the existing sidewalks in this area.
PlanninK Commission Action
The Planning Conunission voted 4-1 to recommend approval of the request to the City
Council with the recommendations noted below.
Recommendation
Staff and the Planning Conunission recommend that the City Council approve the request
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
S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\lO 18 04 cc memo.doc
Memo to Mayor and City Council/P 04--20
October 18, 2004
Page 4
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
S:\PLANNING\Case Files\2004\P 04--20 BluffBlock\lO 18 04 ccmemo.doc
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Location Map
<if
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Case Number: P 04-20
METROPLAINS
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 fmal 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: 7636351090
www.cLelk-river.mn.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 fmal 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,
~
T::f::~
City Engineer
S,\PLANNlNG\Case File,\2004\P 04.20 Bluff Block\Engineer', memo 9.22-04.doc
MEMO
To: Terry Maurer
From:
John Anderson
Mainstreet Right Turn Lanes
at Jackson Street arid Parish
Avenue. (Co. Rd. 42)
Proj. No. 813320J
6-01-04
~oward R. Green Company
Subject:
Date:
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
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Mainstreet and Parish 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 approximateif3 spaces alonq the north side;;U
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.
Pavement marking would include a white stripe indicating the division of the two lanes
and white arrows indicating the proper lane traffic movements.
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.
No additional Right of Way is required for this modification.
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 approximatel~
onstr""t narkioa soacesJ8 offstreet parking spaces and the driveway openinG on
Mainstreet closest to the intersection for the business located at the southwest corner of
0:IPROJ1813320JI03251mem060104 Jackson and Parish Right tum 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
0:\PROJ\813320J\0325\mem060104 Jackson and Parish Right tum lanes. doc
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DESIGNED 8Y:E"I'
APPROVED BY:_
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I >-IEREBY CERTIFY m...T mISPLAN. SPEaF\CATION. OR REPORT
WAS PREPAR(J) BY ME OR UNDER MY DIRECT suPERVISION AND
TKATIAUA DULY liCENSED PROFES!>ONAL ENGINEER UNOCR
TKE i.l\.WS Of mE STATrOF I,IINNESOTA.
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CAD DATE: December 04 20021:23:17 D.m
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TERRY J. MAURER
"cNn 150316__
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August 31, 2004
Ms. Heidi Steinmetz
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Proposed Reduction ofDowntQwn 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 In Avenue NE #400, Minneapolis, I'vIN 55413
(61:;) 338-00l:! fax (61:;) 904-7979
www.maxfieldresearch.com
Ms. Heidi Steinmetz
City of Elk River
August 31, 2004
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.
1/fIl~ tCffl
Mary C. Bujold
President
MAXFIELD RESEARCH INC.
Item #
MEMORANDUM
FROM:
Parks and Recreation Commission
Michele MCPherso~ector of Planning
TO:
DATE:
October 13, 2004
SUBJECT:
Consider Park Dedication - Bluff Block
Attachment
. Location Map
. Letter from MetroPlains dated September 28, 2004
. Section 30-327 (h) of the City Code
. Section 30-418 (4) of the City Code
. Preliminary Plat - Bluff Block
At the September 8, 2004 meeting, the Parks and Recreation Commission considered park
dedication for the Bluff Block, one of two Downtown Revitalization Projects. The
developer had requested consideration of Outlot A in lieu of cash for park dedication
purposes. The Commission inquired as to the value of Outlot A. The developer has
identified a value of $231,900 as outlined in the attached MetroPlains letter. The
Commission should note that the total area of Outlot A is actually 17,306 square feet, as the
City currently owns just over 2,000 square feet of Outlot A (see attached preliminary plat).
Prior to determining the appropriateness of accepting Outlot A for park dedication in lieu of
cash, the Commission should consider the following:
1. The total cash value for dedication from the proposed project is approximately
$135,015 in 2004 value. This is for 60 residential units and .67 acres of commercial.
Accepting Outlot A negates any cash dedication, which has been identified as being
used in the downtown area for the development of the Rivers Edge Green Space.
2. Section 30-327 (h) of the City's Land Use Regulations identifies the criteria for
determining suitability of land for dedication purposes. The criteria includes the
following:
Parks & Recreation
Bluff Block
October 13, 2004
a. Whether the land is reasonably located and suited for its intended use.
b. Whether the land has frontage on public or private roads as determined by
the City.
c. The size, shape, topography. geology, hydrology, tree cover, access and
location.
d. Consistency with the goals and objectives of the master park and recreation
plan.
Page 2
While the City has, for many years, contemplated the concept of a river walk along the
Mississippi River in downtown, after further analysis of the topography and the vegetation
located within Outlot A, staff questions the appropriateness of attempting to construct a
river walk along this section of Main Street. Given the goals of the Wild & Scenic
Ordinance and the requirement of the National Pollution Discharge Elimination System
Permit the City now holds, attempting to construct a river walk within the bluff would create
serious environmental issues, especially due to the amount of tree removal and grading that
would be required in order to provide pedestrian access to this site. Staff believes that
connecting pedestrians along the commercial street frontage on the south side of Main via
the existing sidewalk and allowing river access at the River's Edge Green Space would be
more environmentally sensitive. Tbe City can require, however, per Section 30-418 (4), an
easement for public purposes adjacent to the water area.
Recommendation
Staff recommends that the Parks and Recreation Commission recommend cash dedication
for the preliminary plat of Bluff Block.
S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\P&R staff memo 10-13.doc
.Jf1 ETROPLAINS_
METROPLAINS PROPERTIES INC
METRO PLAINS DEVELOPMENT lLC
.
" h Q U Sill g
t" e
Ii ear t l a II d
September 28, 2004
Michelle McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
POBox 490
Elk River MN 55330
RE: Elk River Downtown Revitalization Bluff Block
Dear Michelle:
Outlot A ofthe Bluff Block Redevelopment, as defined by John Oliver & Associates, Inc.
in our preliminary plat submission, is 19,340 square feet or .44 acres. Outlot A basically
runs from the ridge of the bluff down to the shoreline of the Mississippi River. The
acquisition of the parcels along the BlutT Block have included 641 Main Street a
purchase agreement for US Bank and ongoing discussions for Nadeau's cleaners. We
have done cbrnparables of larld sales in the area and what we are finding is land sales that
are currently occurring on the Bluff Block are establishing current property values in the
downtown area of Elk River. Current sale price indicates that a land value is $13.40 a
square foot. Therefore, Outlot A of .44 acres or 19,340 square feet at $13.40 a square
foot would yield an overall value of$259,156.
This value consideration is being requested in lieu of Park Dedication Fees as it relates to
the Bluff Block property. If you have any questions or comments regarding this please
advise.
Sincere I y,
~(JIAI{ ~/tl- / ~t<c
La Verne Hanson, Jr.
cc: Jeanne Kelsey
Larry Olson
G:\Elk River (MDl #70)\ MDULetter to Michelle McPherson 09-28-04
SPRUCE TREE CENTRE . 1600 UNIVERSITY AVE. . SUITE 212
ST PAUL MINNESOTA 55104-3825
651 646 7848 . FAX 651 646 8947 . www.metroplains,com