4.2.C. SR 12-06-2004
Item # 4.2.C.
City of
Elk ~
River- ,
MEMORANDUM
FROM:
Mayor and City Co~
Michele McPherso~1>irector of Planning
TO:
DATE:
December 6, 2004
SUBJECT:
Consider Right Turn Lane from Main Street to Parrish Avenue
Attachments
. August 31, 2004 Letter from Mary Bujold, Maxfield Research regarding impact of right
turn lanes on Bluff Project
. Memo from John Anderson, June 1, 2004 regarding right turn lanes
. Illustration of a right rurn lane from Main Street to Parrish Avenue
At the October 18, 2004 City Council meeting, the Preliminary Plat for Bluff Block was
considered and approved by the City Council. One of the items noted the discussion was
the transportation challenges on Main Street, specifically in regards to a right turn lane from
Main Street onto Parrish Avenue. Councilmember Dietz requested that this issue be further
discussed at a future meeting.
Metro Plains is concerned about the adverse impact of a proposed right turn lane on the
commercial uses in the Bluff Block, as it would potentially eliminate eight on-street parking
spaces. The developer has asked that the Council determine if a right turn lane will be
constructed in the near term or as part of the Bluff Block construction, as it will change the
marketing strategy for the commercial component of the Bluff Block.
Request
The Council is asked provide direction to the developer and staff regarding the right turn
lane from Main Street to Parrish Avenue.
s: \PLANNING \ Case Files \2004 \P 04-20 Bluff Block\ 12 06 04 memo righ turn. doc
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August 3 I, 2004
Ms. Heidi Steinmetz
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Proposed Reduction of DowntQwn 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.
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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
DQwntown. 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 I" Avenue NE #400, Minneapolis, IvfN 55413
(6]2) 338-0012 fax (612) 904-7979
www.maxfieldresearch.com
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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 wiI1 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.
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VJf~ e0r(i
Mary C. Bujold
President
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MAXFIELD RESEARCH INC.
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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
~owardR. 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
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 approximatelf3 spaces alonG the north side;U .
Mainstreet. The transition to the turn lane would take piace 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.
.5t. Pavement marking would include a white stripe indicating the division of the two lanes
, '. . ~ ,fQ.l;;;h and white arrows indicating the proper lane traffic movements.
i ,. lb I~\ ~ The curb and pavement on Jackson Street is wide enough to accommodate two
'1~iV'A bp;.vJ northbound lanes of traffic if parking is prohibited along the east side.
0)- D'J1 I 7. No additional Right of Way is required for this modification.
Mainstreet and Parish Avenue
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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~
~strp.p.toarkinG soacesJ8 offstreet parking spaces and the driveway openinG on
Mainstreet closest to the intersection for the business located at the southwest corner of
O:\PROJ\813320J\0325\mem060104 Jackson and Parish Right turn lanes.doc
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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 poie 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
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O:\PROJ\813320J\0325\mem060104 Jackson and Parish Right turn lanes.doc
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DESIGNED By:EY
APPROVED BY.
DRAWN BY: EY
JOB NUt.1BER B16600J
I HEREBY CERTIfY THAT THIS PLAN, SPEaflCA'nO!ol. OR REPORT
WAS PREPARED BY UE OR UNDER UY !;)\RECT SUPERVI~ON AND
1HATIAUAOUlYUCEf'lSEDPROFESSIONAlENGlNEERUNOER
IHELAWSOF~E STATE OF" I,O'NNESOTA.
NO.OATE
BY REVlSlONOESCRIPT1ON
~
CAD DATE: December 04 2002 1: 23: \ 7 o.m.
CAD FILE: 816600i\dwa\816600P P2.DWG ([YOUNGO)
SIGNATURE
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TERRY J_ MAURER
"r:N(I 15316