3.0. SR 12-13-1993
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ITEM 3.
TO:
FROM:
MAYOR & CITY COUNCIL
WILLIAM RUBIN, ED COORDINAT~VL-
DATE: DECEMBER 8, 1993
SUBJECT: PUBLIC HEARING ON TAX INCREMENT
FINANCING PLAN FOR TAX INCREMENT
FINANCING DISTRICT NO. 12
(KJELLBERG'S CARPET AND INTERIORS
REDEVELOPMENT PROJECT)
INTRODUCTION
At its October 18th meeting, the Elk River City Council
authorized a public hearing for December 13, 1993, to consider
the Tax Increment Financing Plan for Tax Increment Financing
District No. 12.
BACKGROUND
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The Elk River Economic Development Authority (EDA) is proposing
the creation of Tax Increment Financing District No. 12 which
will be comprised of two parcels of land located in the 600
block of Main Street. The EDA currently owns these parcels,
and, subject to the approval of the TIF Plan and the execution
of a Contract for Private Development, the parcels would be
conveyed to Mr. Kurt Kjellberg/Kjellberg's Carpet and
Interiors, 16862 Highway 10, Elk River, Minnesota (the
developer) .
The developer seeks up to $235,000 in tax increment financing
assistance to support the proposed construction of a 12,000
square foot retail facility in the Elk River Central Business
District. This is an increase in the original request for
assistance in the amount of $165,000. The original request was
based on assistance for site preparation costs only. At the
EDA TIF public hearing, Commissioners agreed to extend the life
of the TIF District out an additional three to four years to
also recover its investment in the land price. Hence, the
developer benefits from both site preparation costs and the
land write down costs (less a $40,000 subordinated mortgage).
Together, the TIF subsidy totals $235,000.
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The Elk River EDA is proposing the creation of a "Redevelopment
TIF District". It is estimated that District No. 12 would last
from 1993 through 2009; inclusive. During this time, the
EDA/City would collect new property taxes beginning in 1996 and
ending in the year 2009. These funds would be used to repay
the EDA for its costs associated with the reimbursement to the
developer for the site preparation costs, and, for repayment of
the value of the land. The City Council should note that the
$70,000 repaid in the land value should be reallocated to, say,
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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the TIF District No. 1 and District No. 3 account, or, to a
"development account".
The EDA conducted a public hearing on this matter on November
15, 1993. The motion to approve the TIF Plan passed by a four
to two vote with one absence. As mentioned, EDA Commissioners
desired to recover the land costs which subsequently extended
the life of the TIF District.
As with other TIF Plans, numerous other agencies, boards, and
commissions were required to review the proposal. For example,
the Elk River Area School Board acknowledged receipt of the TIF
Plan at its meeting on October 26th. On November 2, the
Sherburne County Commissioners offered positive comments
(attached) during its review. Lastly, the Elk River Planning
Commission reviewed the Plan on October 28th and found it to be
consistent with the Comprehensive Land Use Plan (see attached
comments from City Planner).
ISSUES
1.
The developer, through its designated agent, respectfully
requests that the City Council not take action on the TIF
Plan following the December 13th public hearing. Rather,
it is requested that the City Council consider action on
the Plan at its December 20th meeting. This is done in
recognition of the other public hearing scheduled for
December 13th.
2. Staff is not in receipt of a completed TIF application.
In the spirit of cooperation, staff has agreed to conduct
the public hearing - recognizing that no decision will be
made on December 13th. The developer's agent has agreed
to submit the necessary exhibits as required by the TIF
application in order for staff to complete its review. It
is likely that this review can be done prior to the
December 20th meeting and action on the TIF Plan can occur.
ACTION REQUESTED
After conducting the public hearing on the TIF Plan for TIF
District No. 12, the City Council is asked to delay any action
on this matter until such time as a completed application is on
file.
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TO: CITIZENS OF ELK RIVER
ELK RIVER CITY COUNCIL
FROM: MAYOR HANK DUITSMAN
ELK PARK CENTER
SIXTEEN YEARS AGO AT THE mE OF CONSOLIDATION WE LOOKED AT THE LONG RANGE DEVELOPMENT
OF ELK RIVER. WE WISHED ORDERLY GROWTH AND THEREFORE PLANNED FOR THE DEVELOPMENT TO
START AT DOWNTOWN AND MOVE OUTWARD. WE IDENTIFIED THE PRESENT SHOPPING CENTER AS THE
PLACE TO START AND WORKED HARD TO FINO A DEVELOPER FOR THIS PROPERTY. IT WAS ALWAYS MY
THOUGHT THAT FUTURE EXPANSION WOULD BE IN THE AREA WHERE ELK PARK CENTER IS PROPOSED.
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I BELIEVE WE 010 MAKE AN ERROR IN DEVELOPING THE PRESENT SHOPPING CENTER BY ALLOWING
APPARTMENTS AS A BUFFER ZONE BETWEEN THE SHOPPING CENTER AND RESIDENTIAL PROPERTY.
THIS WAS DONE TO APPEASE {HE EAST SIDE CONCERNED CITIZENS AND DID NOT ALLOW FOR EXPANSION
OF OUR COMMERCIAL AREA.
) JULLY SUPPORTTHEDEVELOPMENLOF ELK PARK CENTER AND BELIEVE THE MAJORITY OF ELK RIVER
CITIZENS ALSO SUPPORT THIS PROJECT. THIS PROJECT WOULD START TO MAKE ELK RIVER A
DESTINATION SHOPPING CENTER. IT WOULD BRING JOBS TO ELK RIVER AS WEll AS A TAX BASE
TO PAY FOR SCHOOLS AND MAINTAINING THE CITY OF ELK RIVER. GROWTH WIll BRING INCREASED TRAFFIC
BUT IT IS OUR RESPONSIBIlITY TO PLAN AND PROVIDE FOR THIS GROWJH,'~ANSARE ALREAQYUNDERWAY
JOU'G~ADE. .SCHOOL STREET TO. A fOUR. LANE ROAD, PROVIDE . FORSTORKW@JE~hDRAIHAGE,W.ATERIOWERS,
UPGRAQE.. SEWAGE. SYSTEM AND PROYIDEIRANSPORT ATIONCORRIDORS...V[H~~x.~.5EDJNDUSTRIALA.ND
."99M~R,~lAL..DEYELOPMENJ . ..... .WE ..Q~Y~.:Ah~6~HCEfOR.AQU~LI UQEY~~O~ER,..{~R,~qSANDERSOH)'JODEVELOP.
.AND.OWN A SHOPPING CENTER. NO DOUBIJHERE ARE ISSUES WE SHOULD BE.CONCERNEDABOUT,BUT
THIS IS WHAT THE FEASABIlITY STUDY WILL IDENTIFY AND WHICH I BELl EYE 'THE DEVELOPER WILL
CORRECT.
THIS PROPOSAL WILL HAVE THE DEVElOPER~ PAY FOR UPGRADING UTIlITIES IN ElK RIVER ASSOCIATED
VITHTHISDEYElOPMENTSUCH AS UPGRADING ROADWAYS, STREET LIGHT SIGNALS, STORM WATER DRAINAGE,
~AIERWWER,AND IRUNK SEWER lINES AS WELl AS OTHER ISSUES. THESE ImS ARE NEEDED EVEN IF
THE PROPOSAL IS NOT APPROVED AND NOW WE HAYE A CHANCE FOR THE COSTS TO BE PAID OUTSIDE TAX
ASSESSMENTS.
THE FEASIBILITY STUDY WIll ADDRESS THE PUBLIC CONCERNS SUCH AS TRAFFICiPROBlEMS, SAFETY,
PARKING, DRAINAGE, ELEYATIONS, EXITS AND ENTRANCES, SCREENING AND OTHER PUBLIC CONCERNS.
IT IS THE RESPONSIBILITY OF THE PLANNING COMMISSION, CITY STAFF. ANDULTIMATELY THE CITY COUNCIl
TO SEE THAT THESE CONCERNS ARE ADDRESSED AND CORRECTED. I BE LI EYE KRAUS ANDERSON WILL WORK
WITH THE CITY TO SEE WE HAYE A FIRST' CLASS PROJECT.
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BRUCE COMPANY
P.O. BOX 506
ELK RIVER, MN 55330
441-2229
CITY OF ELK RIVER,
THE PUBLIC HEARING AND THE CITY COUNSEL VOTE FOR THE DOWN TOWN
PROJECT IS SCHEDUI,ED FOR DEC. 13. WE REQUEST THAT THE HEARING STILL
BE HELD, BUT THAT THE VOTE BE DELAYED UNTIL THE FOLLOWING MEETING,
DEC. 20TH. THANK yOU.
CHRIS BULOW
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Sherburne Count}' I)
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COORDll\lA TOR l~"\
UOV 1 7 199'j
November 8, 1993
13880 Highway 10
P.O. Box 311
Elk River, MN 55330
241-2701 0 1-800-433-5229
(Within 612 Area Code)
Bill Rubin
Economic Development Coordinator
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
Dear Bill,
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On Tuesday, November 2/ 1993, the Board of Commissioners reviewed
the proposal to create Tax Increment Financing District No. 12 in
the City of Elk River.
The Commissioners offered a positive comment for the project.
S:'7)elY,
~LOCh
Coordinator
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An Equal Opportunity Employer
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~li( River
FROM:
BILL RUBIN, EDA COORDINATOR
STEVEN B. ACH, CITY PLANNER~
TO:
DATE: DECEMBER 9, 1993
SUBJECT: TAX INCREMENT DISTRICT NO. 12
On October 28, 1993, staff presented to the Planning Commission
for their review Tax Increment District No. 12. The Planning
Commission reviewed the Tax Increment District and proposed
project to determine its consistency with the Comprehensive
Plan. Based on the Commission's review, it was recommended
that the Tax Increment Financing District No. 12 appeared to be
consistent with the Comprehensive Plan. However, there were
several concerns expressed at the meeting and are outlined in
the attached Planning Commission minutes.
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Staff's review found the proposed District is also in
conformance with the Comprehensive Plan. Specifically, the
project site is currently zoned Cl (Central Business District)
and has an underlying land use of CB (Central Business
District). Furthermore, one of the goals specified in the
Comprehensive Plan for commercial development is to preserve
the vitality of the City's commercial activity. With that, the
proposed development would bring consumer interest to the
downtown area and offer spin-off activity to the other
businesses in the area.
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P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Elk River Planning Commission Minutes
October 28, 1993
Page 5
ordinance. steve Ach replied that there is no percentage of green
space requirement in the ordinance however, requests of this nature
must meet parking and building setbacks. Further, maybe the Commission
would like to review the setbacks versus trying to establish a minimum
percentage regarding green space. It was the consensus of the
Commission to discuss this further at a future workshop.
8.
Code Amendment Request by The City of Elk River, Case No. OA 93-08
staff report presented by Steve Ach. The City of Elk River requested
an amendment to the City Code allowing therapeutic massage and sauna
establishments as a conditional use in commercial districts and as a
home occupation in accordance with the standards set forth in Section
900.25.
commissioner Eberley commented that some neighbors would not be
notified of a public hearing regarding this type of use if it is
allowed to be a permitted home occupation. She feels this use should
be limited to a conditional use permit request pr6cess and subject to
the requirements . for a conditional use. . Di~c:ussi~n.. among . .th(i!
'commissiorlerscontinued regardingthis~ypeof.u.slaas'il:.home occuJ?a'l:;iqn
versus a conditional use. It was also theconsens.us./Of the PIClnll.J:.n~
..commissi()Il >.t~at..... .... ..'l:;hlay . would .' ........ ~~k(i! ....'l:;h.7./'.()l?l?~~2H-p:;~t:.i',/:G()i. ..:r;evi7w>~hE!{/;
therap~ut:i.<=; 'illlil~sage. and' sciuoa eS~al):t.isl1meri~Fprd~p~npe"fE!ce~tl'f ..app~'qy,~d,}:;';
by the City .council. The Planningcommissiol}.'sc(;)nce7ri is to erl!'l\lr7.
that th~ l...nguage within the therapeutic" massage' and $'C1,uI).a;
establishment ordinance does not conflict with the Sexually Oriented
Land useordin...nce adopted by the City.
COMMISSIONER EBERLEY MOVED TO TABLE THIS. 'IU!:QU'EST UN:rILT~ NOVEMBER. . ~3,
1993, PLANNING COMMISSION ME!TING TO RESEARCH THIS ISSUE FURTHER DUE TO
THE FOLLOWING REASONS:
1. THE PLANNING COMMISSION WOULD LIKE TO CAREFULLY CONSIDER THE
REMOVAL OF THE WORD "MASSAGE" FROM THE HOME OCCUPATION ORDINANCE
FOR POSSIBLE IMPLICATIONS NOT YET RESEARCHED OR IDENTIFIED.
2.
TO ALLOW TIME TO COMPARE THE APPROPRIATE SECTIONS
ORDINANCES.
OF
THE
3. TO ALLOW TIME TO EXAMINE THE LICENSE AND DOCUMENTS APPROVED BY THE
CITY COUNCIL.
COMMISSIONER KREGER SECONDED THE MOTION. THE MOTION CARRIED 7-0.
9.
Review Tax Increment District No. 12
Staff report presented by Steve Ach - Tax Increment Financing Plan for
Tax Increment Financing District No. 12. The Planning Commission
requested that in future requests, staff's memo include reasons why the
request is consistent with the Comprehensive Plan. The Planning
Commission had comments and suggestions regarding TIF in general and
this particular proposal. Discussion ensued.
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Elk River Planning Commission Minutes
October 28, 1993
Page 6
COMMISSIONER KREGER MOVED TO RECOMMEND THAT THE PROPOSED TAX INCREMENT
FINANCING DISTRICT (DISTRICT NO. 12) APPEARS TO BE CONSISTENT WITH THE
COMPREHENSIVE PLAN ALTHOUGH THE PLANNING COMMISSION HAS SOME CONCERNS
REGARDING THE DISTRICT. THOSE CONCERNS ARE AS FOLLOWS:
1. The Planning Commission suggested the Economic Development
Coordinator be at the Planning Commission meetings to present
proposals associated with that department.
2.
This tax increment financing assistance for this
proposal seems to be exorbitant.
particular
3. What percentage of the project cost is TIF?
4. Page 1, TIF District No. 12 Summary; last paragraph states the TIF
District No. 12 will exist for approximately twelve (12) to
thirteen (13) years, however, page 5, TIF District No. 12 Plan;
item"G.1,"paragraph 1, states the district may be c::aptl,lred by
the City for a period of up to eight years. ThePlannirig
Commis$ion noted that it is difficult to understand. the length of
recapture
~:;:'" -
thep~op6sa,lis . not compatiblewith;the cur':cent' ','
'.j;;,--..: - " ',.,-, ;'?{<O;\/::
6.
Parking in the rear of th~ build,ing shall not encroach upon the
river buffer zone. Proposal does not appear to be compatible with
future . plans for a "riverfront. j.
7... ':ThEFbuilding should be,J:~q1.1~rEadto meetth~
River ordinance proyisions and other
buildings near lakes and rivers.
new Wild, ~Ulcl .. Scenic
design standards for
COMMISSIONER EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 7-0.
10. Other Business
Steve Ach briefed the Planning Commission on the proposed Business Park
Zoning District, as per the memo from Bill Rubin, Economic Development
Coordinator. The purpose of the memo is to inform the Planning
Commission of a future business park and to consider an ordinance
regulating business parks. Staff asked the Planning Commission to
accept this draft ordinance and begin reviewing for further discussion
at a future workshop meeting.
Chairman Minton asked Steve Ach if progress is being made regarding the
Comprehensive Plan. Steve Ach replied that he is almost ready to
present the Planning Commission with a preliminary draft of a schedule
to update the plan.
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TAX INCREMENT FINANCING PLAN
TAX INCREMENT FINANCING DISTRICT NO. 12
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CITY OF ELK RIVER, MINNESOTA
DECEMBER 13, 1993
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TAX INCREMENT FINANCING PLAN
TAX INCREMENT FINANCING DISTRICT NO. 12
SUMMARY
Kjellberg's Carpet and Interiors, 16862 Highway 10, Elk River,
Minnesota, seeks $235,000 in tax increment financing assistance
to support its proposed construction of a 12,000 square foot
retail facility in the Elk River Central Business District.
Kjellberg's Carpet will occupy approximately 6,000 square feet
on the main floor of the retail facility. The remaining 6,000
square feet will be leased space. The new facility will have a
finished market value estimated at approximately $625,000.
Construction may begin during the fall of 1993 and will be
completed by the spring of 1994.
The Economic Development Authority for the City of Elk River,
Minnesota, is proposing the creation of a Redevelopment
District pursuant to the Tax Increment Financing Act. Tax
increment funds will be used for site preparation costs and
land writedown costs associated with the redevelopment site.
The site is currently owned by the Economic Development
Authority and will be conveyed to Kjellberg's Carpet and
Interiors subject to the terms and conditions of a Development
Agreement.
The property taxes produced by the retail facility will be
"captured" by the Economic Development Authority so that the
City of Elk River can recover the $235,000 in tax increment
assistance as well as the other costs outlined in the tax
increment budget. After recapturing the project debt, Tax
Increment Financing District No. 12 will be decertified,
thereby enabling all local taxing jurisdictions (county,
school, city, etc.) to share in the project's property taxes.
The Economic Development Authority for the City of Elk River,
Minnesota, anticipates that Tax Increment Financing District
No. 12 will exist for approximately fifteen (15) to sixteen
(16) years; during which time tax increment funds will be
collected for thirteen (13) to fourteen (14) years.
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TAX INCREMENT FINANCING PLAN
TAX INCREMENT FINANCING DISTRICT NO. 12
A.
STATEMENT OF OBJECTIVES
Tax Increment Financing District No. 12 is located
entirely within the City's Development District No.1, a
Municipal Development District created and established
pursuant to the Development District Act. The Development
Program for Development District No.1, was adopted by the
City Council on April 1, 1985, and was amended on January
27, 1986, and November 30, 1987. The objectives of the
Development District, as amended, and as set forth in the
Development Program, are hereby incorporated into this Tax
Increment Financing Plan. Attached as Exhibit A is a map
of Development District No.1.
The specific objectives of the Tax Increment Financing
Plan for Tax Increment Financing District No. 12 are:
1. To provide opportunities for the redevelopment of
land within Development District No.1;
2.
To eliminate a blighted area within the Elk River
Central Business District;
3.
To preserve and enhance the tax base of the City; and,
4.
To provide maximum
needs of the City,
enterprise.
opportunity, consistent with the
for development by private
B. CLASSIFICATION OF THE DISTRICT
The City Council of the City of Elk River, Minnesota
determines that it is necessary, desirable, and in the
public interest to designate, establish, develop, and
administer a Redevelopment Tax Increment Financing
District in the City of Elk River pursuant to the
provisions of the Tax Increment Financing Act, Minnesota
Statutes 469.174, Subdivision 10. The purpose of Tax
Increment Financing District No. 12 is to encourage the
redevelopment of a blighted area in the Elk River Central
Business District, thereby increasing local employment
opportunities and preserving and enhancing the local tax
base and the tax base of the State of Minnesota.
The City Council of the City of Elk River finds that 100%
of the parcels included in proposed Tax Increment
Financing District No. 12 are occupied by improvements
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which are structurally substandard to a degree requ1r1ng
clearance before the parcels can be built upon. These
improvements include structurally substandard walls,
floors, and footings which do not comply with the Building
Code applicable to new buildings and cannot be modified to
comply with the Building Code. Attached to this Plan as
Exhibit F is a report from the City Building Official to
this effect. For this reason, the City Council finds that
proposed Tax Increment Financing District No. 12 meets the
criteria of Minnesota Statutes Section 169.174, Subd.
10(A) and qualifies as a Redevelopment District under the
Minnesota Tax Increment Financing Act.
DEVELOPMENT PROGRAM
1. Overview
Kjellberg's Carpet and Interiors, 16862 Highway 10,
Elk River, Minnesota, seeks Tax Increment Financing
assistance to support its proposed construction of a
12,000 square foot retail facility in the Elk River
Central Business District.
The Tax Increment funds will be used for
preparation costs including clearance of
substandard improvements currently occupying
site. In addition, the tax increment funds will
used to write down the land value by $70,000.
site
the
the
be
2.
Property Included
District No. 12
in
Increment
Financinq
Tax
The legal description of the property included in TIF
District No. 12 is as follows:
The West 71.7
Subdivision No. 4
75-404-0151)
feet
(PID
of Lot 15,
No 75-404-0150
Auditor's
and No.
Attached as Exhibits B-1 and B-2 are maps showing the
exact location of the property included in Tax
Increment Financing District No. 12.
3.
Property to be Acquired by the Authority
No property is scheduled for acquisition by the
Economic Development Authority for the City of Elk
River, Minnesota. The redevelopment site is
currently owned by the Economic Development Authority
and will be conveyed to Kjellberg's Carpet and
Interiors subject to the terms and conditions of a
Contract for Private Development.
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D.
DEVELOPMENT ACTIVITIES
1. Development Overview
Kjellberg's Carpet and Interiors proposes to
construct a new retail facility containing
approximately 12,000 square feet on the redevelopment
site. The new facility will have a finished market
value estimated at approximately $625,000.
Construction may begin during the fall of 1993 and
will be completed by the spring of 1994.
Kjellberg's Carpet will occupy approximately 6,000
square feet in the retail facility. The remaining
6,000 square feet will be leased space.
2. Contracts
No contracts have been entered into at the time of
the preparation of this Tax Increment Financing
Plan. Proposed contracts for services associated
with Tax Increment Financing No. 12 include:
- Contract for Private Development
- Contract for construction of a 12,000 square foot
retail facility (by Kjellberg's Carpet and
Interiors)
E. FINANCIAL ANALYSIS OF TAX INCREMENT FINANCING DISTRICT NO.
12
1.
Financinq
Tax Increment
Estimates
District
No. 12 Cost
Budget
Land Writedown
Site Preparation
Administration
Legal
Cost of Issuance Fees
Bond Discount
Capitalized Interest
Miscellaneous
Amount
$ 70,000
$165,000
-0-
$ 5,000
$ 6,000
-0-
$ 19,000
5,000
$270,000
$270,000
5,000
$265,000
Total
Total Project Costs
Less Application Fee
Net Project Costs
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2.
Bonded Indebtedness
The Elk River Economic Development Authority is
proposing to privately place a tax increment note in
the amount of $195,000 through a lending institution
to finance the costs associated with Tax Increment
Financing District No. 12. Additional tax increments
totalling $70,000 will be collected to recover the
value of the land.
3. Sources of Revenue to Pay Public Costs
Tax Increments collected from the Kjellberg retail
facility will be used to pay the public costs
associated with Tax Increment Financing District No.
12.
4. Oriqinal Tax Capacity
The original net tax capacity, based on the January
2, 1992, valuation, for the real property in Tax
Increment District No. 12 is estimated to be $0.00.
The County Auditor Certification attributable to this
value is attached as Exhibit C.
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5.
Estimated Captured Tax Capacity
The finished market value upon completion of the
improvements in Tax Increment Financing District No.
12 is estimated at $625,000. This value translates
into a completed net tax capacity estimated at
$27,150. The captured net tax capacity is estimated
as follows:
Completed Net Tax Capacity
Less Original Net Tax Capacity
Equals Captured Net Tax Capacity
$27,150
-0-
$27,150
One hundred percent of the captured net tax capacity
of Tax Increment Financing District No. 12 will be
required to finance the public redevelopment costs
associated with District No. 12. As a result, the
City of Elk River elects, pursuant to Minnesota
Statute 469.177 Subdivision 2 (a) (1), to retain the
full captured net tax capacity of Tax Increment
Financing District No. 12.
6. Duration of the Tax Increment Financinq District No.
12
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The City of Elk River expects that
increment it will receive from
Financing District No. 12 will be for
the first
Tax Increment
taxes payable
.
in 1996, and will be based on a completed value as of
January 2, 1995. The City expects to continue to
receive tax increment from Tax Increment District No.
11 up to and including 2009, or until the project
debt of $265,000 has been repaid. Thereafter, no
further increments may be received and Tax Increment
District No. 12 will terminate.
F.
CASH FLOW ANALYSIS
Attached as Exhibit D is the Cash Flow Analysis for Tax
Increment District No. 12.
G. IMPACT ON OTHER LOCAL TAXING JURISDICTIONS
1.
Estimated Impact of District No. 12 on the Taxing
Jurisdictions Assuminq the Captured Net Tax Capacity
is Available to the Taxing Jurisdictions Without
Creation of District No. 12:
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Pursuant to Minnesota law, tax increment generated by
development within the Tax Increment Financing
District may be captured by the City for a period of
up to twenty-five years. Because of the current
tax-exempt status of the redevelopment site, no
property tax benefit is attributable to the local
taxing jurisdictions.
2.
Estimated Impact of District No. 12 on the Taxing
Jurisdictions Assuminq None of the Captured Net Tax
Capacity is Available to Taxinq Jurisdictions Without
Creation of District No. 12:
The Economic Development Authority of the City of Elk
River has determined that the Kjellberg's Carpet and
Interiors redevelopment project would not reasonably
be expected to occur without the creation of TIF
District No. 12 and the use of tax increment
financing. Therefore, none of the net tax capacity
captured during the term of this TIF District would
be available to other taxing jurisdictions without
the creation of this district. The local taxing
jurisdictions will receive positive benefits after
TIF District No. 12 is decertified.
3. Additional information on the impact of Tax Increment
Financing District No. 12 on the other local taxing
jurisdictions can be found in Exhibit E.
H. STUDIES AND ANALYSIS USED TO DETERMINE THE NEED FOR TAX
INCREMENT FINANCING
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The Elk River EDA and City Council have determined that
the Kjellberg's Carpet and Interiors redevelopment project
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cannot reasonably be expected
private investment within the
future. Therefore, the use
assistance is deemed necessary.
to occur solely through
reasonably foreseeable
of Tax Increment Financing
This determination has been made based on the following:
- The extraordinary site preparation costs associated
with this redevelopment project, due to the existing
substandard improvements currently occupying the
site, prohibits private investment from occurring on
its own initiative. By virtue of its ownership since
July, 1991, the Elk River EDA has without success
attempted to attract private investment at the
redevelopment site. Therefore, public participation,
in the form of tax increment assistance, is required
in order for this redevelopment project to occur.
I. PARCELS INCLUDED IN TAX INCREMENT FINANCING DISTRICT NO. 12
Tax Increment Financing District No. 12 is comprised of
two land parcels. They are listed below:
Parcel
1993 Original
Net Tax Capacity
1992 EMV Pay 1993
$ 59,200
$ 59,200
$0 (Tax Exempt)
$0 (Tax Exempt)
75-404-0150
75-404-0151
Please refer to
Certification of
District No. 12.
Exhibit C for the County Auditor
this parcel in Tax Increment Financing
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IBIT B.3
NT DISTRICT NO.12
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~ oJ TAX INCREMENT DISTRICT NO. 12
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. EXHIBIT C
COUNTY AUDITOR CERTIFICATION
TAX INCREMENT FINANCING DISTRICT NO. 12
The original net tax capacity of the following listed
parcel (s) as of January 2, 1993, is certified to be: $0.00.
The parcel(s) contained in Tax Increment District No. 12
are listed below:
Parcel
Number
75-404-1500
75-404-0151
TOTAL
SHERBURNE
COUNTY
SEAL
1993 EMV
Pay 1994
$ 59,200
$ 59,200
$118,400
1993 Original
Net Tax Capacity
$0 (Tax Exempt)
$0 (Tax Exempt)
$0
E. Dale Palmer
Sherburne County Auditor
December
, 1993
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( II
1fl}{ River
EXHIBIT F
TO:
ECONOMIC DEVELOPMENT AUTHORITY
~
FROM:
CLIFF SKOGSTAD, BUILDING OFFICIAL
DATE: NOVEMBER 23, 1993
SUBJECT: MAIN STREET AND JACKSON (HOLE IN
THE GROUND)
With the possibility of a structure being placed on this site,
I do have some concerns that will need to be addressed prior to
issuance of a building permit.. The concerns are as follows:
Existing Foundation
1. After inspecting the existing foundation, I found
that this foundation has lost its structural
integrity and should have a new foundation to meet
the 1988 Uniform Building Code requirements. The
reasons for my recommendation are:
e
a. In the early 1900's when this structure was
built, the original foundation was probably not
designed by a structural engineer. The current
foundation may not meet todays loads as per the
Uniform Building Code.
b. This foundation was primarily made of field stone
and masonry units; it would be difficult to
determine load bearing capabi~ities.
c. After continual exposure to the elements of
nature, it has become apparent that deterioration
of the walls have taken its toll on this
structure.
d. When a fire burned this structure down, it placed
a considerable amount of heat on the foundation
walls. Damage to the foundation occurred and
structural integrity may have been lost. If
these walls are to be used, a structural engineer
would have to verify all structural integrity
prior to the issuance of a building permit.
2. Verification of frost depth footings will be required
from the south end of the structure.
3. All underground plumbing will have to be excavated
and have new waste and vent installed for the
following reasons:
e
a. Because of the heat of the fire and the exposure
to weather, the building sewer lines may not hold
an air test due to cracking, deterioration, etc.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
e
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.
b. All plumbing will have to brought up to code
(1988 Uniform Plumbing Code).
c.
Depending
the amount
will have
capable of
it.
and
it
is
on
upon the design of the structure
of unit placed on this sewer line,
to be determined if this sewer line
draining total sewer units placed
4. The existing Cinema building should not be used as
part of the structure for the following reasons:
a. Property lines may run between the structures and
must meet the 1988 Uniform Building Code
regarding property lines.
b.
If the property lines do
buildings, a structural
determine if the existing
of holding todays uniform
not run between the
engineer will have to
Cinema wall is capable
loads.
The majority of the aforementioned areas will be addressed by a
structural engineer during the process of developing a sealed
plan for the issuance of a building permit. Many people may
not realize this prior to sealed plans, therefore, I felt it
was necessary to bring this to your attention to keep the
planning process going in a timely manner.
If you have any questions regarding my findings, please don't
hesitate to contact me at City Hall, 441-49QO.
Elk River City Council Meeting
November 15, 1993
@@~J'
The City Administrator informed the Council that n~ appeals have been
received for the Fresno Street improvement.
Page 5
e
The Council recessed at 6:45 p.m. and reconvened at 7:00 p.m.
Item #5,. "Open Mike" was moved to follow Item 6.1.
6.1. Consider Resolution of Denial of the Conditional Use Permit and
Preliminary Plat for Elk Park Center
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City Attorney Peter Beck informed the Council that he has prepared a
resolution stating findings of .fact regarding the Elk Park Center
proposal and denying the conditional use permit and preliminary plat
approval for the Elk Park Center. He stated that the resolution was
prepared from the minutes which were prepared by the City Clerk and
from his notes from the public hearing on October 26, 1993. He
requested the City Council to make him aware of any inaccurate or
incomplete information in the resolution. He stated that inaccurate
information should be corrected and additional items which the Council
would like added should be done prior to the adoption of the
resolution. Peter Beck further indicated that Councilmember Scheel has
requested a change to Page 4, (C.3) regarding the holding pond. He
stated that he would add the following to that section, of the
resolution; The holding pond "should be enclosed as adequately as
possible to keep children out of the pond".
Councilmember Holmgren stated that all of his concerns have been
addressed in the resolution. He stated that the resolution makes it
very clear to the developers which issues ha~e been unresolved and
clearly states the reasons for denial.
The City Attorney informed the Council that the Mayor has submitted a
request to continue any action on the resolution until the December
13th Council meeting at which time he will be present to express his
opinion on the matter. The City Attorney further indicated that the
developer has also requested that the matter be continued to the
December 13th Council meeting.
COUNCILMEMBER HOLMGREN MOVED THAT ANY ACTION ON THE RESOLUTION OF
DENIAL. FOR ELK PARK CENTER BE CONTINUED TO DECEMBER 13, 1993, DUE TO
THE REQUEST OF MAYOR DUITSMAN AND THE DEVELOPER KRAUS-ANDERSON.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 4-0.
COUNCILMEMBER HOLMGREN MOVED TO DIRECT STAFF TO WORK WITH THE
DEVELOPERS TO TRY TO RESOLVE CONCERNS LISTED IN THIS RESOLUTION FOR
DENIAL AND ALSO TO ADVERTISE FOR A 12/13/93 PUBLIC HEARING TO ALLOW
CITIZENS TO EXPRESS THEIR OPINIONS ON ANY REVISIONS OR NEW INFORMATION
THAT IS PRESENTED ON THE CONDITIONAL USE PERMIT AND PRELIMINARY PLAT.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 4-0.
e
Vice Mayor Dietz informed the citizens that there would be no public
input at this time as the Mayor is not present to hear the public
testimony and further informed the citizens that a public hearing will
Elk River City Council Meeting
November 15, 1993
Page 6
---------------------
be held on the issue on December 13th. Vice Mayor Dietz further stated
that a mediation group has been formed consisting of Jeff Gongoll, Jim
Tralle, and Jim Simpson, to work with all parties involved in order to
get the issues on the table and discuss any issues of concern regarding
this project.
e
COUNCILMEMBER SCHEEL MOVED TO CALL A SPECIAL MEETING OF THE CITY
COUNCIL ON DECEMBER 13, 1993, AT 7:00 P.M., TO BE HELD AT SALK JUNIOR
HIGH COMMONS AREA. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE
MOTION CARRIED 4-0.
Councilmember Holmgren stated that normally feasibility studies are
ordered after the acceptance of the preliminary plat and approval of
the conditional use permit. However, because of the issues surrounding
this development, especially relating to traffic and drainage, he would
recommend that a feasibility study be completed prior to the public
hearing.
COUNCILMEMBER HOLMGREN DIRECTED STAFF TO COMPLETE A FEASIBILITY STUDY
ON THE ELK PARK CENTER PRIOR TO THE DECEMBER 13, 1993, PUBLIC HEARING
SO THAT UNSOLVED ISSUES CAN BE ANSWERED.
Vice Mayor Dietz questioned who would pay for the feasibility study.
Councilmember Holmgren stated that he felt this was something that must
be done for the betterment of the community. He further stated that if
the project is approved the developer will pay for the feasibility
study and if the project is denied, the City will pay for the
.feasibility study.
e
COUNCILMEMBER SCHEEL SECONDED THE MOTION.
Discussion was held regarding the cost of such a study. Terry Maurer,
City Engineer, stated that there is not enough time to do a complete
feasibility study by December 13. He stated that a partial feasibility
study targeting the areas of concern such as traffic and drainage could
possibly be completed. He indicated that an approximate cost for
starting the feasibility study would be $15,000. He informed the
Council that this amount would cover only the portion of the
feasibility study completed for the December 13, meeting.
THE MOTION CARRIED 4-0.
5. Open Mike
No one appeared for this item.
6.2. Conditional Use Permit Request by Richard and Kathy Peterson 11763
201st Avenue NW/P.H. Case No. CU-93-34
City Planner Steven Ach stated that Richard Peterson is requesting a
conditional use permit to construct a metal skin agricultural accessory
building greater than 2,000 square feet in size and to have two
agricultural structures on one lot. Steven Ach indicated that the
proposed structure will be used to shelter horses owned by Mr. Peterson
e
.
.
.
':",.":,:'/
:.:,>,.'1....;
Elk River City Council Meeting
November 22, 1993
Page 3
COOPERATIVE. COUNCILMEMBER HOLMGREN SECONDED THE MOTION.
CARRIED 4-0.
THE MOTION
5. Council Updates
Outdoor Ice Rinks Councilmember Farber questioned whether or not
there were plans for outdoor ice rinks. The City Administrator stated
that Phil Hals, Street/Park Superintendent, will be purchasing fill
material left over from Hillside Estates to build up the rink at Lion's
Park approximately one foot to negate the effects of the peat. The
City Administrator also stated that the Park and Recreation Commission
is discussing the possibility of clearing a portion of Lake Orono near
the park. He further stated that it may be possible to flood over part
of the lake surface for smoother skating.
~'~" :'-''':~d:'i..
Naples Street Vice Mayor Dietz stated that he had been questioned
by residents on Naples Street whether or not they could have their
portion of the street built up and improved with Class 5. Vice Mayor
Dietz further stated that he was aware that two residents in the
cul-de-sac were not interested in the improvement. City Engineer Terry
Maur.er'stated that.. he"',wouldprovide the,necessari,'easem~n~'"documei1ts to
proceed with the street improvement plans.
Main Street and Tipton Intersection - Discussion was held regarding
the stop sign on Main Street and its intersection with Tipton. The
City Engineer stated that he will be sending a letter to the City
Council which reviews the possible removal of the stop sign.
6.
Staff Updates
The City Administrator stated that the Economic Development Authority
will be meeting at 6:00 p.m., at Salk Junior High on 12/13/93, prior to
the Elk Park Center public hearing scheduled for 7:30 p.m. The City
Administrator recommended that the City Council meet at 7:00 p.m. to
consider TIF #12 and to do other City business items.
COUNCILMEMBER FARBER MOVED TO CALL THE DECEMBER 13, 1993,
MEETING AT 7:00 P.M. TO CONDUCT REGULAR BUSINESS.
HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 4-0.
CITY COUNCIL
COUNCILMEMBER
The City Council meeting was moved to the Training Room for the Worksession
on Elk Park Center at 6:35 p.m.
7. City Council and Staff Worksession on Elk Park Center
reviewed the thirteen items related to
to drainage issues associated with the
in his memo to City Planner Steven Ach
City Engineer Terry Maurer
traffic and five items related
Elk Park Center as outlined
dated November 18, 1993.
More specific discussion regarding the following topics occurred:
Elk River City Council Meeting
November 22, 1993
Page 4
Intersection of 193rd and Jackson Avenue
* Concern with sight visibility and
193rd and Jackson Avenue meet
* Possibility of extending Jackson
193rd become a "T" intersection.
.
angle of intersection where
Street north whereby Jackson and
Drainage Plan
* On-site storage for drainage versus drainage flowing under T.H.
169 to the east
* City Engineer recommendation of pipe system to collect storm
drainage for entire site
* Developer experiencing difficulty in working out agreement to
route drainage to east under T.H. 169 Developer will be
proposing as the preferred option to contain storm drainage on-site
Traffic
* New access from Jackson Avenue raised a concern regarding truck
traffic conflicting with customer vehicles
* Concern regarding effect on truck traffic
* What factors are included in compiling traffic study
* MnDOT opinion regarding T.H. 169 crossover to access site-
neither approved nor denied; may be needed when Freeport, Highway
169, and School Street intersection level of service is degraded
* Additional access on Jackson Avenue - discuGsed options including 4It
looping Freeport through site to come out on Jackson, access
lining up with Highland Road, northern access onto Jackson, access
onto Jackson south of Highland Road
* Upgrading of School Street between Freeport and Jackson
* Future signalization needs - Jackson and School Street and School
Street and Freeport Avenue
City Engineer Terry Maurer stated that he would take into consideration
the items outlined in his memo and all of the concerns addressed at
this meeting to complete a draft feasibility study for the City
Council's review at the December 13th meeting. He further stated that
the Council could choose to act on the proposal at that time, even
though the final details may need to be worked out with the developer,
Kraus-Anderson.
8. Adjournment
There being no further business, VICE MAYOR DIETZ MOVED TO ADJOURN THE
MEETING. COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED
4-0.
The meeting of the Elk'River City Council adjourned at 8:35 p.m.
Respectfully submitted,
.,
L.~/Jo(tlA- 7)b d/~-u
Deborah Kleckner
Recording Secretary
.
JI "
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DEe 1 0 1993
~(~\~NE~Sol4 1,
~ ..-:.
::tI ;;:
t.".>- f?l
OF Tf\f>.~
Minnesota Department of Transportation
District 3
1991 Industrial Pk. Rd.
Baxter, Minnesota 56401
Quality Service Through Individual Commitment
(218) 828-2460
December 8, 1993
Mr. Leonard W. Levine
Leonard Levine & Associates
2000 Piper Jaffray Tower
222 South Ninth Street
Minneapolis, MN 55402
Mr. Pat K1aers
City Administrator
P.O. Box 490
Elk River, MN 55330
In reply refer to:
C.S. 7106 (T.H. 169)
Elk Park Center
Additional Access from T.H. 169
Dear Sirs:
The Department of Transportation was requested to evaluate the possibility
of providing additional access from T. H. 169 to the proposed Elk Park Center
development site. The request to study this additional traffic movement was
made by Mr. Levine. Since our analysis and decision on this matter is of
obvious interest to all parties, we feel it appropriate to share the District's
position on this matter. The proposed access would be approximately midway
between School Street and Jackson Avenue. The Department earlier concurred
with an access at that location which would permit a right in and a right out
from and to southbound T.H. 169. The additional access requested would permit
a northbound left turn movement into the site at the presently agreed to right
in/right out access location.
With the proposed access, an engineering analysis performed by Mr. Robert Sands,
P .E. with Edwards & Kelcey, indicates a modest improvement in the Level of
Service (LOS) at the T.H. 169 and School Street intersection. Tf-is analysis
also indicated that sufficient gaps would be available in the southbound T.H.
169 direction to allow the northbound left turning traffic to make this movement
without encountering significant delays. The study was performed utilizing
projected traffic volumes for 1997. The analysis also indicated that as traffic
volumes increase in future years after 1997, a signal system could be added
to create the needed gaps to accommodate the proposed left turn traffic movement.
In consideration of the analysis performed, District 3 administrative engineering
staff met to evaluate the proposal as well as discuss our position and philosophy
of the entire T.H. 169 corridor. Our analysis took into account the future
expansion of T.H. 101 to a four-lane facility and the obvious traffic growth
that this encourages. We also considered the operational classification and
function of T.H. 169; Le. a principal arterial that provides a transportation
corridor to central and northern Minnesota. With this in mind, the District
reached a consensus on our outlook and philosophy for the T.H. 169 corridor.
An Equal Opportunity Employer
..
'"'
Mr. Leonard W. Levine
Mr. Pat Klaers
December 8, 1993
Page 2
e
District staff concur that it is imperative to protect the integrity of T.R. 169
in order to maintain the mobility that is necessary for a safe and efficient
transportation .facility. Recognizing that T.R. 169 is not a freeway and no
current plans for upgrading to freeway standards are being considered, it is
important to restrict access to where it presently exists. Experience has
shown that additional accesses lead to the deterioration of operational
characteristics of a roadway and should not be considered a remedy to alleviate
congestion or safety concerns.
Concurrent with our position of protecting the T.R. 169 integrity, we also
recognize the needs of the surrounding communities such as Elk River in providing
adequate and satisfactory access to the trunk highway to encourage economic
vitality. We believe this can be accomplished without creating additional
intersections. Through incorporation of appropriate engineering roadway
enhancements, development can occur without prematurely causing degradation
of highway operations. In particular, the LOS at the intersection of T.R. 169
and School Street can be protected by adding dual left turn lanes on T.R. 169,
as well as on the School Street approach, if traffic volumes justify them.
Additional lanes of approach and other geometric improvements to School Street
should also be considered to protect intersection operation and overall principal
arterial integrity. Synchronization of signal systems on the principal arterial
as well as on intersecting streets will assist in minimizing impacts from
commercial traffic generators and anticipated normal traffic increases.
e
Long range transportation and economic planning for the immediate area
surrounding T.R. 169 from the T.R. 10 interchange and north may need to consider.
an additional through lane on T. R. 169. This addition will improve the LOS
at School Street significantly as well as address the need to protect and improve
the Main Street and Jackson Avenue operational characteristics. The District
suggests that enhancements be phased in as economics allow. The less costly
improvements . should be considered first and more intensive expansions such
as an additional through lane on T. R. 169 be incorporated later. As traffic
volumes increase and as development occurs, the District will investigate highway
needs and discuss potential improvements with the City.
e
e
Mr. Leonard W. Levine
Mr. Pat Klaers
December 8, 1993
Page 3
In summary, the District believes the T.H. 169 corridor must be protected.
Enhancements at existing intersections should be considered as development
occurs adjacent to the highway. Satisfactory principal arterial operation
can be maintained without creating additional accesses from the trunk highway.
The District is willing to work with the City to discuss short term as well
as long range planning as it pertains to a transportation system in the Elk
River community. The transportation system in the Elk River area has benefited
from the close cooperation and good working relationship between the City of
Elk River and District 3. We look forward to working with the City in addressing
future transportation issues in a locality that is expected to grow at one
of the highest rates in the State.
S:;;;f.<9~
Anthony J. Kempenich ~
e District Traffic Engineer
Enclosures:
LOS Calculation Worksheets
cc:
D.L.Raisanen/G.N.Kreutzer
Rick Arnebeck
Jim Povich
Gary Dirlam
AJK:mc
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)2/~3/93 15:35
'0'612 255 325i
~~ DOT 51' CLOl-D
~002
/..-.0 S. ANALYStS W lTtf 3 L4Al f.S J{ \3. -r K- \ (pC;
HCS: Signalized Intersection
Vel~:;.ion 2.1
~
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=============~~=~===~==============~==~================================
Center For Microcomputers In Transportation
University of Florida
.512 h1eil Hall
Gainesville, FL 32611-2083 (904) 392-0378 ,
-------------------------------------------------------_._--------~~~-~-~-~....
----------~-------~_..---------------~-------------------------------------
Streets: (N-S) th 169
Analyst:
Area Type: Other
(E-IAl) school st
File Name: WCHDATA.HC9
0-0-0
------------_._---------------------------_._~-~---_.-~-----~.--_._..._._-_._-_.._-_.~
-----------------------------------------------------------~------~---~"
Traffic and Roadway Conditions
-~~-~-~_._-------------------------------------------------------------------
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~2/03/93 15:35
'5'612 255 325i
~L'\ DOT ST CLOrD
Ver'sion 2.l
1G 003 I
HCS: Signalized Intersection
:::::: ==:: = ::::::::::::= ==::::: :::::::::: =::: =:::::::::::::;::::: ::=::::: ==:::::: ==:: == ::==::: === ==:: =::: ===:: == ==:::: ::;:::::: ==::::e
(E-W) school s.t
File Name: WCHDATA.HC9
0'-0-0
Streets: CN-S) th 169
Pinalyst:
Area Type: Otl1er
~~
-----------------------------------------------------------------------
~w____________________________________________________------------------
Volume Adjustment Worksheet
-----~_.~--~-------~--'---------~-------------------------------------~--
Direc-
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Ver'sion 2.1
3
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::======~=~=~=====~~=~~=~======~=~~:~._~~~~~~~~~~~~~~===~==~=~=~=====~===
Streets: (N-S) th 169
r-Hlalyst:
Area Type: Other
(E-.I^,) sc hDO 1 st
File Name: WCHDATA.HC9
0-0-0
-----------------------_._-_._-------_.._~----------_.-~---~---------------
--------------------------------------------------~--------~~.,-~~~-~-~-~--~_.-
Capacity Analysis Worksheet
~_._---~---~_._----------------------'---------------------~~~-~----------
Oi. r-e.!c- Adj r~dj Sat Flow Lane Gr-oup
tionl Flol'" Rate Flow Rate Ratio Green Ratio Capacity vie
L n(~l-p (v) (s) (v/:"-: ) (g/C) (c) Ratio
----- --------- --------- -----. .....---y...-.--......-........ ...... -... ......-. -......... - -... ..- "-' ........-...............-
NB
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F~ 77 l530 o . O.~'O O..!j9~ 755 0.102
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liJB
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LPro1: . 0 171.0 0.000 0,.091 155 0.000
T 246 1800 0.137 0.169 304 0.809 :I:
r~ 75 1530 0.049 0.169 258 0.290
Cycle Length. C = 77.0 sec. Sum (vis) cr':i .t'i c:a 1 - 0.7.1.5
Los.t Time Per' Cv(.:le. L - 6.0 s~:-(;: . :< c:r',i. tical .-. o. Ti'6
~---------------------------------------------------------------------.-.
Level of Service Worksheet
_._-~-~~----------------------------------------------------------------.-.
Direc- Delay Laile Delay La.l1e Lane Delay LOS
ti~':ln/ vie g/C Cycle d Group d Prog Gr-p Grp By 8y
Lnl-;I~p R,'ltio Ratio Len 1. Cap 2 Fact Delay LOS P'Pi=> App
...---.-- - -..-. -"- ----..- ----- ----.- ----- .----- ----- ----- -----
NB ..;.'
L 0.69 o _ Z~::;4 /7.0 2:0. !:> 174 1-9 J. . 00 2'./..4 C 1..5.. (, C
T 0.82 0.494 77_0 12_6 2665 1.6 1.00 14.2 B
R 0..1.0 O_<::l94 77.0 7-9 7.5.5 0.0 1.00 7.9 8
Sg--- -.--
L O..SO 0.1.04 77..0 2.5..6 1.7.:3 .1.4 .. 8 .1... 00 ~O...5 E 20..3 C
T 0.59 0.32.5 77.0 1.6..5 1169 0.6 1.00 17.1. C
H 0.23 0.325 77.0 14.4 497 0_0 1.00 14.5 8
ES
L 0.99 0.260 77.0 21.6 1:;1; r:,..... ~ .1.00 74.L F 46.0 E
_..!...o
T 0.64 0.169 77.0 22..7 3013 3_2 1..00 2.5..9 D
R 0..54 0.1.6.9 77.0 22.2 258 1.8 1.00 24.0 C
e 1,,18
L 0.00 0.260 77.0 0.0 155 0.0 1.00 0.0 I~ 25.6 D
T 0.81 0.169 77.0 23..4 304 10.2 1.00 33.7 D
R 0.29 0.169 1'1.0 21_3 258 0.2 1..00 2.J. . 4 C
I nter::-.ection I)<::~ 1 ay - 21. J. (sec/',,'eh) I ni:er'sec.tlon LOS - (~
_._----_.~..~--~._._~~-"--~.__.__._------_.__._-----------_._--~-_._._--~-_.__._--_.._._.__.~-..~..-
r(~
~CS: Signalized Intersection
Version 2.3
11-22-1993 1
=======================================================================
e
~DWARDS AND KELCEY, INC.
7401 Metro Blvd., Suite 430
~inneapo1is, HN 55439-3032 (612) 835-6411
=======================================================================
Streets: (E-W) SCHOOL STREET (N-S) T.H. 169
.;nalyst: GFR 7 File Name: E169SCH3. HC9
;rea Type: other 11-22-93 PM PEAK
:o~~ent: PROPOSED-WITH EB DBL LEFT TURN & ELK PARK CE~~ER MEDIAN OPENING
====================================================================~==
Traffic and Roadway Conditions
-----------------------------------------------------------------------
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
:~o. Lanes 2 1 1 1 1 1 2 1 1 2 1
Vol:umes 248 196 200 66 246 100 191 107 142 662 153
?HF or PK15 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Sane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
3rade 0 0 0 0
% Heavy Veh 2 2 2 2 2 2 2 2 2 2 2 2
parking (YjN) N (Y/N) N (YjN) N (YjN) N
3us Stops 0 0 0 0
:on. Peds 0 0 0 0
?ed Button (YjN) N (Y/N) N (YjN) N (YjN) N e
;rr Type 3 3 3 3 3 3 4 4 4 4 4 4
'\TOR Vols 60 25 30 40
-----------------------------------------------------------------------
Signal Operations
-----------------------------------------------------------------------
Phase Combination 1 2 3 4 INB 5 6 7 8
::B Left '" Left '"
Thru '" Thru '"
Right '" Right '"
Peds Peds
,3 Left '" '" SB Left '"
Thru '" Thru '"
Ri:ght '" Right '"
Peds Peds
,3 Right E3 Right
;B Right HE Right
;reen 11. OA 20.0A Green 14.0A 87.0A
'ellowjA-R 4.0 5.0 I YellcwjA- 4.0 5.0
,ost Time 3.0 3.0 Lost Time 3.0 3.0
:ycle Length: 150.0 secsPhase corr,bination order: #1 #2 #5 #6 e
. .
ECS: Signalized Intersection Version 2.3 11-22-1993 2
4It::~:7=~;::~=;~:~~=;;;;;;===========~::;~=;~:~=~;;==================
Analyst: GFR File Name: E169SCH3.HC9
Area Type: Other 11-22-93 PM PEAK
Comment: PROPOSED-WITH EB DBL LEFT TURN & ELK PARK CENTER HEDIAN OPENING
=======================================================================
Volume Adjustment Worksheet
-----------------------------------------------------------------------
Direc-
tion/ Mvt
Mvt Vol
EE
Left
Thru
Right
WE
Left
Thru
Right
NB
Left
Thru
iht
Left
Thru
Right
311
2191
107
PHF
248
196
200
1.00
1.00
1.00
Adj
Vol
248
196
140
66
246
75
311
2191
77
142
662
113
Lane
Grp
Lane Lane
Grp No. Util
Vol Ln Fact
L
T
R
L
T
R
L
T
R
311
2191
77
248
196
140
66
246
75
142
662
113
2
1
1
1.000
1.000
1.000
Jl.dj
Growth Grp
Fact Vol
1.000
1.000
1.000
1.000
1.000
1.000
1.000
1.000
1.000
1.000
1.000
1.000
311
2301
77
Prop
LT
248
196
140
1.00
0.00
0.00
Prop
RT
0.00
0.00
1.00
0.00
0.00
1.00
0.00
0.00
1.00
0.00
0.00
1.00
Saturation Flow Adjustment Worksheet
-----------------------------------------------------------------------
Ideal Adj
Direction Sat No. f f f f '" f f f Sat
4
/LnGrp Flow Lns W HV G P BB A RT LT Flow
------
EB
L 1900 2 1.00 0.99 1.00 1.00 1.00 1.00 1.00 0.92 3461
T 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1881
R 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 0.85 1.00 1599
WE
L 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 1.00 0.95 1787
T 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 1881
R 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 0.85 1.00 1599
!,3
L 1900 2 1.00 0.99 1.00 1.00 1.00 1.00 1.00 0.92 3461
T 1900 2 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 3762
II 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 0.85 1.00 1599
L 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 1.00 0.95 1787
T 1900 2 1.00 0.99 1.00 1.00 1.00 1.00 1.00 1.00 3762
R 1900 1 1.00 0.99 1.00 1.00 1.00 1.00 0.85 1.00 1599
66
246
100
1.00
1.00
1.00
1.00
1.00
1.00
142
662
153
1.00
1.00
1.00
L
T
R
1
1
1
1.000
1.000
1.000
2
2
1
1.000
1. 050
1.000
1
2
1
1.000
1. 050
1.000
66
246
75
1.00
0.00
0.00
1.00
0.00
0.00
142
695
113
1.00
0.00
0.00
:CS: Signalized Intersection
Version 2.3
11-22-1993 3
=======================================================================
;treets: (E-W) SCHOOL STREET
"nalyst: GFR
.rea Type: Other
~omment: PROPOSED-WITH EB DBL LEFT
e
(N-S) T.H. 169
File Name: E169SCH3.HC9
11-22-93 PM PEAK
TURN & ELK PARK CENTER ~~DIAN OPENING
=======================================================================
Capacity Analysis Worksheet
4______________________________________________________________________
Adj
)irection Flow Rate
'I;nGrp (v)
~B
L
T
R
248
196
140
iB
Lperm.
Lprot.
T
R
48
18
246
75
i3
L
T
R
311
2301
77
;3
L
142
695
113
T
R
~ost Time/Cycle, L =
Adj Sat
Flow Rate
(s)
3461
1881
1599
1787
1881
1599
3461
3762
1599
1787
3762
1599
12.0 sec
Flow
Ratio
(vis)
0.072
0.104
0.088
0.010
0.131
0.047
0.090
0.612
0.048
Green Ratio
(g/c)
Lane Group
Capacity
(C)
0.080
0.147
0.147
277
276
235
vIe
Ratio
0.896 *
0.710
0.597
0.126
0.892 *
0.320
0.899 *
1. 031 *
0.081
e
0.080
0.147
0.147
143
276
235
0.100
0.593
0.593
346
2232
949
0.795
0.311
0.119
-----------------------------------------------------------------------
0.079 0.100
0.185 0.593
0.071 0.593
Sum (vis) critical =
Critical v/c(x)
179
2232
949
0.904
= 0.983
Level of Service Worksheet
-----------------------------------------------------------------------
Lane Delay Lane Lane Delay LOS
)irection vlc glC Group d d Prog Grp Grp By By
'LnGrp Ratio Ratio Cap 1 2 Fact Delay LOS App App
.--------
:3
L 0.90 0.080 277 52.0 20.3 1.00 72.2 F 55.4 E
, T 0.71 0.147 276 46.3 5.6 0.85 44.1 E
R 0.60 0.147 235 45.5 2.9 0.85 41.2 E
:3
L 0.13 0.247 143 33.4 0.0 1.00 33.4 D 49.4 E
T 0.89 0.147 276 47.8 19.7 0.85 57.4 E
R 0.32 0.147 235 43.5 0.3 0.85 37.3 D
:B
L 0.90 0.100 346 50.7 17.6 1.00 68.4 F 39.3 D e
T 1.03 0.593 2232 24.3 22.5 0.78 36.5 D
R 0.08 0.593 949 9.9 0.0 0.62 6.1 B
3
L 0.79 0.100 179 50.2 14.3 1.00 64.5 F 15.6 C
T
R
e
e
e
0.31 0.593 2232 11.6
0.12 0.593 949 10.1
Intersection Delay =
0.0 0.62 7.2 B
0.0 0.62 6.3 B
37.3 secfveh Intersection LOS = D
. MSJ ~
CONSliLTlNG ENGINEERS
CIVil ENGINEERING.
ENVIRONAIENTAl
MUNICIPAl
PLANNING
STRUCTURAL
_SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Park Drive
SI. Paul, MN 55108
612-644-4389
Fax: 612-644-9446
_800 Shelard Parkway
Minneapolis, MN 55441
612-546-0432
Fax: 612-544-6398
December 10, 1993
File: 230-152-10
Mr. Pat Klaers
City Administrator
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK PARK CENTER FEASIBILITY STUDY
Dear Mr. Klaers:
Attached are 20 copies of the feasibility study for the Elk Park Center development. This
is the first part of the overall study for presentation at the Public Hearing to be held on
Monday, December 13, 1993. As you are aware, the items not included in this first phase
of the study are the internal improvements to the site, the sanitary sewer and water
necessary to serve the site, cost and funding scenarios. and finally the timing of the
improvements relative to the phasing of Elk Park Center. I will be prepared to present a
detailed explanation of the study at Monday evening's meeting and then answer any
questions that may arise.
In addition to these copies, I have also forwarded copies directly to Peter Beck, City
Attorney; Carl Carlson, Kraus Anderson; Bob Sands and Ken Anderson, Traffic Engineers
for the Developer, and the Citizens Who Care. I will also forward a copy to Tony
Kempenich, MnDOT Traffic Engineer. Finally, I have talked to Rolf Anderson from the
Citizens Who Care last evening and he indicated it would be easier for him to just pick up
a copy at City Hall.
If you have any questions regarding this study or need additional copies, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
~'::7pka~
Terry J. Maurer, P.E.
TJM:tp
Attachments
152-1001.dec
i
M~
roNSULTI~G K~G1~'EERS
CIVil ENGINEERING
,I
ENVIRONMENTAL
MUNICIPAL
PlANNING
.RUCiURAl
SURVEYING
7"(':'FFiC
7R,INSPCRTATION
1326 Energy Park Drive
51. Paul, MN 55108
612-644-4389
Fax: 612-64.4-9.4.46
_00 Shelarc! Parkway
I Minneapolis, MN 5544 1
612-546-Q432
Fax: 612-544-6398
December 9, 1993
File: 230-152-10
Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK PARK CENTER FEASIBILITY STUDY
Dear Council Members:
As requested, we have begun work on the feasibility study for the Elk Park Center
development. Attached is information and analysis regarding the key issues which were
identified in our November 18, 1993, memo to Steve Ach, City Planner. As you are
aware, these issues were singled out as being the highest priority to be responded to by your
December 13, 1993, Public Hearing. For clarity, we have structured this report to follow
a question and answer format in the same sequence as our November 18th memo.
Before proceeding with our findings on these issues, it should be noted that this is not an
all-inclusive feasibility study. Due to the short duration of time, we have not addressed
issues such as sanitary sewer and water service to the development, nor have we tried to
address many of the internal improvements necessary to serve it. Also missing from this
report are any estimated costs of the various improvements or funding sources to pay for
them. The final item not included in this report is the timing of the various improvements
relative to the phasing of the proposed Elk Park Center development. All of these items
would be fully addressed in the final feasibility study.
A.
TRAFFIC
The traffic analysis was based on the developer's most current site plan. This is the
site plan that was presented to the City Council at the last public hearing. However,
some minor adjustments to the locations of the internal commercial establishments
have been made. Also, this revised site plan did show the alternative drainage with
one large on-site pond. Since this revised site plan indicated an open lot at the
extreme north end, our analysis assumed an additional fast-food restaurant of
approximately 3,300 square feet. This site plan is the base for Exhibit 1.
152-0901.dec
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1.
Re-analyze total traffic generated by development based on the most
current site plan.
New trip generation analysis was conducted on the latest site plan. A total
of 3,505 trips are generated in a weekday p.m. peak hour, compared to
3,752 trips generated by the development in the original Traffic Impact Study
prepared in January 1993. This represents a reduction of approximately 65
percent. These numbers include internal trips within the development, as
well as pass-by and diverted link trips. Pass-by trips are vehicles already on
the perimeter road system which chose to stop while diverted link trips are
those which would normally be on other parts of the City's roadway system,
such as TH 10, but chose to divert their trip to the site to access the
commercial businesses there.
,\
2.
Re-analyze distribution of traffic entering and exiting the site considering
market-based distribution.
Trip distribution was redone with specific attention given to the locations of
residential and commercial/industrial populations and the predominance of
the work-to-home trip in the p.m. peak hour. Consideration was also given
to distribution of diverted link trips. Exhibit 1 shows the distribution of p. m.
peak hour trips from the new analysis. The left turn movement from
northbound TH 169, which was questioned at the previous Public Hearings,
increased from 511 to 607. It should be noted that the distribution of traffic
shown on Exhibit 1 is based on a weekday p.m. peak. This was done to
keep all information on a "apples to apples" basis. As the analysis reviewed
geometric improvements necessary to the City's infrastructure to
accommodate this additional traffic, all areas that intersected with TH 169
were also reviewed, using a Friday p.m. peak traffic distribution to ensure
that they could accommodate the additional vehicles. The Friday TH 169
traffic count was previously provided by MnDOT.
3. Analyze all adjacent intersections as outlined in the Planning
Commission public hearing minutes to detennine Level of Service (LOS)
prior to the development of the site, and identify improvements needed
to maintain the same level of service after development.
School Street at Jackson A venue
Prior to the development, this four-way stop controlled intersection operated
at LOS C in the late afternoon peak hour. To maintain LOS C after the
development, it will be necessary to provide four driving lanes on each leg
of the intersection, so that each approach has a thru/left turn lane and a
thrulright turn lane. Signalizing the intersection, given the existing traffic
plus full development of Elk Park Center, would provide LOS B. Exhibit
2 shows this intersection with the necessary improvements to maintain LOS
C after development.
152.0901.dec
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School Street at Freeport A venue
This is currently a T-intersection with all-way stop sign control. The
intersection operates at approximately LOS C in the p.m. peak hour. A
traffic signal will be required, along with widening of the approaches, to
accommodate Elk Park Center traffic. There will be a heavy westbound
right turn demand which will necessitate a free right turn. If all
recommended geometric improvements are made and the intersection is
signalized, it will operate at LOS C (see Exhibit 6).
School Street at TH 169
This intersection currently operates at LOS C. With the increased traffic
generated by the development, particularly northbound left turns, it is
unrealistic to expect LOS C to be maintained. If a second left turn lane is
added to the northbound TH 169 and eastbound School Street approaches, the
intersection will operate at LOS D (see Exhibit 6).
Elk Hills Drive at Dodge A venue
This intersection has stop sign control on Dodge Avenue. The northbound
left turn currently operates at LOS C. The same left turn operates at LOS
E after development. If the intersection is reconfigured into aT-intersection
with movement between Dodge A venue and the TH 169 intersection
becoming a thru movement, and with Elk Hills Drive and Baldwin A venue
intersecting from the east, operation will be at the threshold of LOS C.
Exhibit 3 shows a possible realignment of this intersection.
Jackson A venue at Highland A venue
This intersection has stop sign control on Highland A venue and operates at
LOS A. No realistic improvements can be done to maintain this level of
service with the increased traffic resulting from the development. With no
improvements, the eastbound left turn will operate at LOS C. The level of
service is based on added minimal delays for eastbound left turns due to less
gaps in the Jackson A venue traffic. This is an acceptable level of service for
the p.m. peak hour and will likely be LOS A/B at other times.
Jackson A venue at Freeport A venue
This intersection does not currently exist. If Jackson Avenue has two thru-
lanes in each direction at this point, the westbound left turn operates at LOS
E. I f northbound Jackson A venue is given an exclusive right turn lane at this
intersection, operation is at LOS D during the p.m. peak hour. Exhibit 4
shows the latter configuration.
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Jackson Avenue at TH 169
This is a signalized intersection currently operating at LOS B. This level of
service cannot reasonably be maintained with the development in place. If
the eastbound approach is reconfigured to two left turn lanes and one
thru/right lane, it will operate at LOS C in the weekday p.m. peak hour and
LOS D in the Friday p. m. peak hour after development. Ex.hibit 5 shows the
reconfiguration of Jackson Avenue at the intersection of TH 169.
This exhibit also shows an alternative for the realignment of the 193rd
A venue intersection with Jackson. This intersection was a concern because
the extension of a raised concrete median along Jackson Avenue to facilitate
left turn pockets would eliminate left turn movements onto Jackson from the
current location of the 193rd Avenue intersection. Realigning 193rd
approximately 200 feet to the south allows the continuance of left turn
movements. It also realigns the intersection of 193rd to the mid-point of the
Jackson A ven ue curve to provide better si te distances. You will note that the
exhibit also shows a realignment of Jackson Avenue in an effort to flatten the
curve at the north end of the project. This will require some minor right-of-
way from the Elk Park Center project. Making this curve less sharp will
provide better geometries for the vehicles traveling along Jackson Avenue.
4.
Re-analyze the movement of traffic from northbound TH 169 to
westbound School Street between TH 169 and Freeport.
The primary traffic movement is a northbound left turn at the School
Street/TH 169 intersection followed by a westbound right turn at the School
Street/Freeport A venue intersection. The volume of vehicles projected to
turn left off northbound TH 169 warrants two turn lanes. Because of the
relatively short distance between intersections (approximately 450 feet) and
the heavy volume, merging movements and queuing are both concerns. A
free right turn from westbound School Street to northbound Freeport Avenue
permits a continuous flow of right turning traffic and reduces the stacking
concern. It is also imperative that the two traffic signals be coordinated and
timed properly.
5.
Analyze the street section necessary on School Street between TH 169
and Freeport, considering the section needed from Freeport to Jackson
and ultimately to Proctor A venue. Once this is established, analyze the
available right-or-way and determine land acquisition needs.
School Street between Freeport Avenue and TH 169 will carry considerably
more traffic than west of Freeport Avenue. It will also be much more
critical for School Street to provide sufficient stacking distance between
Freeport Avenue and TH 169. Therefore, the street section east of Freeport
will need to be considerably wider. As shown on Exhibit 6, School Street
at the intersection of TH 169 will be six lanes wide. Two lanes will be
westbound to accommodate the two left turn movements from northbound
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TH 169. The remaining four lanes will provide two left turns for eastbound
School Street, a thru lane, and a right turn lane. At the intersection of
School Street and Freeport A venue, as shown on the exhibit, westbound
School Street will have a left turn lane onto Freeport, a free right turn lane
movement to northbound Freeport, and two thru lanes. Eastbound School
Street will have a left turn lane, a thru lane, and a thru/right turn lane.
Along this entire stretch, there will be a raised concrete median. This
stretch of 6-lane roadway would be approximately 84-86 feet wide.
Northbound Freeport A venue at School Street will have a right turn lane and
a thru/left turn lane. The reason for this is on the north side of the
intersection the right turn from westbound School Street to northbound
Freeport A venue has a protected lane and will continue as a free turning
movement, thus greatly reducing the concerns of stacking between Freeport
and TH 169 on School Street..
Research was done on the available right-of-way on this stretch of School
Street. It was determined that the south half of School Street adjacent to the
Elk River Mall has a right-of-way width of 70 feet and the north half of
School Street adjacent to the School District property has a right-of-way
width of 33 feet, for a total right-of-way width of 103 feet in this area. As
shown by the exhibit, this eliminates any need for right-of-way acquisition
on the south side of the road, with the exception of the west end adjacent to
Lot 1, Block 3, of North Terrace Addition, where the widened School Street
section is tapered back to a future four lane School Street. On the north
side, there will be a need for additional right-of-way adjacent to the widened
School Street section of approximately 30 feet.
6.
Re-analyze the traffic flow to the site from both west Highway 10 and
the northwest area of the County, specifically looking at the amount of
traffic that would utilize either School Street or Highland A venue to
access the site from the west.
The method of trip distribution used in this most recent analysis accounts for
locally generated as well as diverted link trips from Highway 10 and the
northwest. It takes advantage of travel patterns to and from existing retail
developments nearby. As shown on Exhibit 1, 847 p. m. peak hour trips are
anticipated on School Street west of Jackson Avenue and 218 trips are
anticipated on Highland A venue after development. Both of these facilities
are capable of carrying the incurred traffic. Beyond School Street and
Highland A venue, the increased traffic due to the development is
insignificant relative to the facilities' ability to carry it; therefore, it is not
shown on Exhibit 1.
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7.
Analyze the effect an additional access to the site from Jackson A venue
would have on traffic utilizing School Street between Jackson and TH
169.
An additional access point along Jackson Avenue at the middle of the site
will draw much of the traffic from the west on School Street and the south
on Jackson A venue that would otherwise access the site via School Street
away from the section of School Street between Jackson and Freeport. The
two-way p.m. peak hour volume on this section will decrease from
approximately 875 vehicles to approximately 680 vehicles. The additional
access point will have little or no effect on traffic volumes on School Street
east of Freeport Avenue. The change in p.m. peak traffic volumes due to
the addition of a Jackson Avenue access is shown on Exhibit 7.
8.
Analyze the effect a median crossover and signalized intersection at the
location of the right-in/right-out point would have on overall traffic
patterns to the site.
A median crossover at the right-in/right-out point is assumed to provide an
additional access/egress point for traffic arriving from or departing to
northbound TH 169. Its greatest effect is on the School StreetlTH 169
intersection, where it will greatly reduce northbound left turns, but at the
same time will increase northbound thru movements. At the Jackson
Avenue/TH 169 intersection, it will reduce eastbound left turns considerably,
while causing an increase in northbound thru movements. The Jackson
A venue/Freeport A venue intersection will see a substantial decrease in
westbound right turns and a slight decrease in southbound left turns.
Overall, the median crossover will not significantly impact levels of service
at intersections. If this alternative is pursued, further analysis is necessary
to ensure that adequate stacking distance is available on the midpoint access
road between TH 169 and Freeport Avenue. The changes in traffic
distribution which would result from this change are shown on Exhibit 7.
Analyze the pedestrian movements both school-related and general
public-related and make recommendations relative to sidewalks,
pathways, and school crossing zones.
The issue of pedestrian movements is twofold. First is the issue of students
walking to the various schools and the second part of it is the general
pedestrian movements throughout the area. With regard to student
movements, a meeting was held on November 30th with Ms. Vera Begoin
of the Elk River School District. Several issues relative to student
movements were discussed. A summary of these is as follows:
a. The School District records indicate that the total number of walkers
to each of the various schools is as follows:
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· Lincoln Elementary - 25
· Parker Elementary - 25
· Vandenberg Middle School - 19
· Senior High - 66
· Salk Middle School - 25
Vera pointed out that in the case of the Senior High, especially, there
isa substantially larger number of walkers from the area where
busing is actually available. The numbers listed above indicate those
students that do not receive busing and must walk. They do not
necessarily reflect the students that are eligible for busing but choose
to walk.
b. The School District has the ability to designate areas close to the
school as "hazardous" and proceed to provide busing for students in
these areas. Currently, the School District has areas that they utilize
this approach. These would include areas east of TH 169 and north
of the Senior High in the School View area. Vera felt that some day
those areas south of School Street would be design~ted as hazardous
zones and students would be bused from them.
c. Vera indicated that she knew of no state law which prohibited
students from crossing a four lane road. This was in response to the
issues raised at the Public Hearing indicating that walking students
would not be allowed to cross School Street should it become a four
lane facility. She did indicate that an appropriate crossing location
would have to be designated. This could likely be at the intersection
of Freeport A venue with the installation of signals. The School
District would favor the construction of a sidewalk along the south
side of School Street to facilitate student movements to a crossing
area.
d. We raised the question about student traffic between schools, and
Vera indicated that there was no great amount of this. There is a
program where time is shared with non-public schools in the area,
but all of these students are bused.
e. Vera was asked once again about the amount of bus traffic to factor
into the reanalysis of traffic issues. She indicated that the
information that was gathered 18 months ago when the initial traffic
study was performed would still be valid. Therefore, this
information was utilized for the reanalysis of traffic in the area.
The second issue relative pedestrian movements would be facilities associated
with the proposed development to facilitate normal pedestrian movements
throughout the area. In accordance with the Park and Recreation
Commission recommendations from their February 3, 1993, meeting, it is
proposed that Freeport Avenue from School Street to Jackson Avenues
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152-090J.dec
provide a sidewalk along its entire length. During the design phase,
consideration would be given to whether a 5-foot wide sidewalk should be
provided on both sides of Freeport, or a slightly wider sidewalk along one
side of Freeport. The latter alternative would provide additional space for
landscaping associated with the commercial development. The other major
recommendation from the Park and Recreation Commission would be that a
detached pathway suitable for bike traffic be provided along Jackson A venue
between School Street and TH 169.
10.
Re-analyze the traffic control needs at the intersection of School Street
and Jackson Avenue.
As mentioned previously, with proper geometric improvements, this
intersection will continue to operate adequately from a traffic volume
perspective with four-way stop sign control. However, it will most likely
operate in a safer manner for both vehicles and pedestrians if signalized.
11.
Re-analyze the signalization of School Street and Freeport and the
coordination of this signal with TH 169 and School Street existing
signals.
As stated previously, with the development of Elk Park Center, the School
Street/Freeport Avenue intersection must be signalized, and the traffic signal
must be coordinated with the existing signal at the School Street/TH 169
intersection. Proper coordination and timing will be essential to ensure that
vehicles on School Street are cleared with each cycle, to avoid long queues
in an area where they cannot be tolerated. It is anticipated that MnDOT will
require a 150 second cycle time on the TH 169/School Street signal. Given
this, the Freeport/School Street signal would likely have a 75 second cycle.
This means the Freeport intersection signal would cycle twice to every
TH 169 signal cycle.
Re-analyze the improvements needed to Jackson Avenue both from the
Freeport intersection to TH 169 and between Freeport and School Street.
Improvements on Jackson A venue at the intersections of School Street,
Highland Avenue, Freeport Avenue, and TH 169 have already been
discussed. South of Freeport A venue, the Elk Park Center development
alone does not necessitate immediate improvements to the existing two lane
facility. North of Freeport, a four-lane urban design is recommended.
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13.
Re-analyze the proposed access at the most northerly end of the site for
safety concerns and environmental concerns, specifically the need to cut
down mature trees to provide adequate site lines and detennine whether
or not it is reasonable to allow an access off of Jackson at this point.
At the City Council workshop meeting on November 22, 1993, the developer
indicated this access point would be removed. Therefore, no analysis of this
area was performed.
B. DRAINAGE
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152-090I.d~~
1.
Re-analyze the drainage plan, specifically the two-thirds of the site that
flows to the east under TH 169. Analyze the need or lack thereof for an
outlet from the regional pond, given the phasing of the proposed
shopping center.
Under the proposed plan to drain water to the east, as shown on Exhibit 8,
approximately two~thirds of the Elk Park Center site drains to ponds that
ultimately outlet under TH 169 to Wetland 171W (171W is the DNR
Protected Waters designation). The remaining third of the site drains to two
ponds along the south edge of the property. From the two south ponds the
water drains into the City storm sewer system along Freeport A venue,
ultimately flowing through the City and into the Mississippi River.
If this option of drainage to the wetland is implemented, an outlet from the
wetland is necessary to meet the approval of the Minnesota Department of
Natural Resources and other agencies. A feasibility study completed in
October 1993 concluded that, during a 100-year storm event, stormwater
from the Elk Park Center development would raise the water surface of
Wetland 171 W relatively higher than the current rise in the wetland for a
100-year event. The Minnesota DNR requires an outlet be provided for
DNR Protected Waters that will maintain water fluctuations from storm
water discharges consistent with existing conditions. A model of the existing
conditions shows water levels rise 2.81 feet for a 100-year event, whereas
with Elk Park Center draining to the wetland with no outlet, the rise if 5.60
feet. .
The same feasibility report from October 1993 concluded that a 48" outlet
would be sufficient to maintain water fluctuations consistent with existing
conditions. This 48" storm sewer pipe would run along the eastern right~of-
way of TH 169 from the wetland southerly to near the railroad tracks that
cross TH 169.
Construction of the 48" outlet from Wetland 171W would not need to occur
until the final phases of the Elk Park Center development. During the first
phases of construction, if the project is phased properly, stormwater could
be ponded on the remaining undeveloped site following Best Management
Practices without providing an outlet across TH 169 to the wetland.
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!52-0901.d.:.:
Re-analyze the internal drainage system in accordance with Best
Management Practices, specifically the design of the sedimentation pond.
The Minnesota Pollution Control Agency requires obtaining a permit before
discharging storm water to waters of the state from construction activities
which disturb five or more acres of total land area. To obtain a permit to
discharge storm water to waters of the state, the owner must develop both a
temporary and permanent Erosion and Sediment Control Plan and incorporate
these items into the final plans and specifications of the project. The
temporary and permanent Erosion and Sediment Control Plan must follow
the Best Management Practices approved by several state and federal
agencies.
Temporary erosion and sediment control practices that will need to be
implemented during construction of the development include silt fence, straw
bale sediment traps, and temporary sediment traps. All of these practices
would be shown in detail on the final plans and in the specifications for the
project.
Permanent erosion and sediment control on the site will be accomplished
through the use of storm water detention ponds. The detention ponds on the
site will serve a dual purpose of impounding stormwater and "settling out"
sediment and pollutants. The detention ponds will have 4H: 1 V side slopes
on the upland banks with a 10' wide bench at lOH: 1 V side slopes along the
water edge. This bench allows for the growth of aquatic wetland vegetation.
Below the water surface, side slopes are again 4H: 1 V to the bottom of the
pond.
Each pond will have a riser as an outlet located far enough away from the
storm sewer discharge points to allow for proper sediment removal.
Sediment will slowly build up over time on the bottom of the pond.
Periodical I y, it will be necessary to maintain the ponds, including removal
of the deposited sediment.
3.
Analyze and make recommendations for appropriate fencing around the
ponds adjacent to the School District property on the south and adjacent
to Jackson Avenue on the west.
Since the proposed ponded water will be deeper than three feet, it is
recommended that the ponds be fenced for safety reasons. Standard 5-foot
high chain link fencing with 2" mesh is typically used. Meshes of }1/2" and
I" openings are available. This is the type of fencing often used in high
security areas. Vinyl coated colored fencing may be considered, as well as
landscaping around the area for aesthetic reasons. The fence should be set
back from the top of the slope to provide an area to perform maintenance of
the pond. It is recommended that the I" opening (75 % smaller than normal)
be used for safety purposes.
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15 2-090 l.d~c
4.
Analyze the portion of the site that flows to the south down Freeport
A venue. This will require modeling of the entire drainage system that
flows all the way to the Mississippi River. Comment on the effect on the
intersection of Main and Evans or any other critical point.
Watershed Modeling
Developing Elk Park Center will effect storm water discharges in a large
drainage basin within the City of Elk River south and southwest of the
proposed development extending from Proctor A venue on the west to TH
169 on the east and north of the railroad tracks extending through the City.
Water flows generally in a north to south direction, to the basin outlet under
the railroad tracks, and then through a 60" RCP storm sewer pipe to the
Mississippi River.
Storm sewer routes in the basin include storm sewer along Freeport Avenue,
Gates A venue, Main Street, School Street, and an outlet from the pond
within Lion's Park. Three sub-areas of the larger drainage basin have ponds
with no local outlets. These ponds may in the future be connected to the Elk
River storm sewer system. The three sub-areas are all located west of
Jackson A venue and north of School Street.
Much of the storm sewer system modelled was constructed during the early-
1980' s. Since this time, the City of Elk River has experienced considerable
growth, especially along the TH 169 corridor.
The entire drainage basin system was modelled with the TR-20 Project
Formulation-Hydrology program for a lO-year and 100-year event. Close
attention was directed toward junctions in the storm sewer system where
surcharging would occur for a given storm event. Surcharging occurs where
a manhole fills with water and may even overtop and flow out onto a street
if the head forcing the water is high enough upstream of the manhole.
Three critical points currently exist on the system; the intersection of
Freeport A venue and Gates A venue, Gates A venue between Main Street and
3rd Street, and also the intersection of Main Street and Evans Avenue.
These three locations experience surcharging; however, the Main Street and
Evans A venue location is the only location experiencing a flooded
intersection for storms as frequent as a 10-year event.
For large storm events such as a 100-year event, much of the flow of water
in the drainage basin is overland. But in the case of the Main and Evans
intersection, this intersection is a low area, so the problem is compounded
by overland flow flooding the intersection, along with the surcharged
condition of the storm sewer system.
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152-0901.d,,~
Adding Elk Park Center to the System
Two separate options have been proposed by the developer of Elk Park
Center for local drainage of the development. The first option, draining
most of the site across TH 169, as shown on Exhibit 8, and the second
option, a larger, single pond along the south side of the property, as shown
on Exhibit 9. Both options involve discharging stormwater into the storm
sewer along School Street and into the storm sewer system analyzed as part
of this study.
With either option, IO~ 15 cubic feet per second (cfs) of stormwater will be
discharged into the School Street storm sewer, from a pond along the south
side of the property. There is currently a 21" pipe stubbed out to the north
side of School Street near Freeport A venue where the Elk Park Center
drainage outlet would connect into the existing system of pipe.
Effect on Critical Points
The effect of the Elk Park Center on the existing storm sewer system is not
great in percentage of flow contributing to the total flow. However, because
the existing system is already at capacity, even a small increase in the total
flow volume will make the system all the more overloaded.
In October of 1993, the City of Elk River authorized a feasibility study
regarding the Main Street and Evans A venue intersection and possible
solutions to the overloaded storm sewer system at this location. This was the
same feasibility study that examined the need for an outlet from Wetland
171 W across TH 169 from the proposed Elk Park Center development.
The feasibility study recommended a new storm sewer system, extending east
from the Main Street and Evans Avenue intersection to an extension of the
County 10 ditch along TH 169. Runoff from the area would flow into the
storm sewer system at the low point of the intersection, east to the ditch, and
finally south along TH 169 before passing through the railroad embankment
near the Highway 169110 interchange, under TH 10, and into the Mississippi
River. This proposed storm sewer system would eliminate the Main Street
and Evans A venue intersection from the same system as Elk Park Center
developers are proposing to connect to. Consequently, because the peak
discharges flowing to the Main Street and Evans A venue intersection are so
much greater than the discharges from Elk Park Center, the entire storm
sewer network. including the other two critical points, would be greatly
improved by redirecting flow at the Main Street and Evans A venue
intersection.
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230-152-10
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5.
Analyze the alternative drainage plan which calls for significantly more
on-site storage and all drainage flowing to the south with no drainage
flowing under TH 169 to the east.
The most recent proposed storm drainage plan submitted by the Elk Park
Center developer on November 22, 1993, includes a single large stormwater
pond along the south edge of the development (see Exhibit 9). The proposed
pond is approximately 3.3 acres in water area with the normal water level
of 904.0 feet, and 4.7 acres in water area with a high water level of 910.0
feet. The pond provides a total storage volume of approximately 24 acre-
feet. Exhibit 10 shows a cross sectional view of the proposed pond.
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Providing a storm drainage pond along the south end of the development
follows the natural topography of the area. Runoff from the existing area
currently ponds in this area, as the basin drains in a southerly direction.
A soil boring done in 1986 for the water tower adjacent to the Elk Park
Center site shows water levels to be at an elevation of 900-905 feet mean
seal level (msl). The existing pond between Jackson Road and TH 169 has
a water surface elevation of 904 feet msl. From this information, the water
level in the proposed storm water pond will normally be at approximately
904 feet msl.
Please refer to item 4 above for comments regarding the discharge of this
pond into the 21" RCP at Freeport A venue and School Street.
We are hopeful that this information helps to clarify some of the critical issues regarding
the Elk Park Center proposal. We will be prepared to give a detailed presentation of this
information at Monday evening's City Council meeting. In the meantime, if you have any
questions regarding the information presented, please call.
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MSA, CONSULTING ENGINEERS
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Terry r: Maurer, P. E.
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Paul E. Boettcher, P.E.
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DETENTION
STORAGE
(24 AC-FT)
SCHOOL
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TYPICAL POND SECTION
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2.
Deny the application for Preliminary Plat Approval
for the Project, for the reasons set forth above and
for the additional reason that a Conditional Use
Permit has not been approved for the Project.
Passed and adopted by the City Council of the City of Elk River
this 15th day of November, 1993.
ATTEST:
Henry A. Duitsman, Mayor
Sandra A. Thackeray, City Clerk
PKB:IN8s
.
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INFORMATION
NOV Z 3 \9a3
November 18, 1993
City of Elk River
720 Dodge Avenue NW
Elk River, MN 55330
RE: The New Elk River Shopping Center
To Whom It May Concern,
I am writing you as a concerned citizen of Elk River in FAVOR of
the new mall. The reason I am a concerned citizen is because this
city needs this shopping center to survive and strive.
We need this shopping center for a tax base. If the City of Elk
River passes up this great opportunity the citizens of Elk River
will suffer greatly. If Elk River does not jump at this
opportunity a surrounding community will and this will take the
business away from the city of Elk River.
outside surrounding cities see this great opportunity and would
love to have a shopping center like this in their area to attract
business to their city.
In my opinion the city counsel members that voted against the mall
are only representing their point of view and not the point of view
of the citizens that voted them into office. You can bet that the
people that voted for them the first time around will remember
their act to stunt the growth of our great city. You can not stop
growth in a striving city if you want the city to survive. If
there is no growth, what is the attraction to bring in more people?
There is none.
I would just like to stress also that there was a petition at
County Market last saturday, November 13th. This was in very poor
timing with the Deer hunting season open and for only one day when
it wasn't even publicized anywhere.
In closing this letter, please hear all the people not just the
people not in favor of the mall.
A citizen In Favor Of The Mall and Growth,
treet NW
MN 55330
INFORMATION
.
November 11, 1993
21108 Brook Road NW
Elk River, MN 55330
Elk River City Council
City Hall
PO Box 490, 13065 Orono Pkwy
Elk River, MN 55330
Dear Councilpersons:
We wish to express our disappointment with the vote the
council took in regard to the proposed mall on Hwy. 169.
e
Elk River needs the taxes this project will generate, we
need the jobs generated by the businesses, and we need to
shop in town. This past week we made two trips to the
Anoka-Coon Rapids area for items not available in Elk
River. In addition, we feel that a planned development
will be much more attractive than an assortment of
miscellaneous businesses.
To those councilpersons who cast no votes, please
reconsider.
Sincerely,
~S~!h l3k 'I"<\~'\\:)~
Dennis M. & Mary L. Becker 0
.
Mev 1 1993
.
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ELK PARK CENTER
ELK RIVER, MINNESOTA
12/09/93
SITE PLAN
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