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6.3. SR 02-11-2008Item # 6_3. t~ver MEMORANDUM TO: City Council FROM: Jeremy Barnhart, Planning Manager DATE: February I I, 2008 SUBJECT: Request by HJ Development to Amend Condition of Plat for Carson Street The Carson Street Station plat includes a condition that limits the p.m. peak hour trips generated by the business to 330. This condition was suggested by the original developer to address concerns relative to traffic at the intersection of Main and Carson Street, and nearby Hwy 169. The commercial subdivision includes Walgreens, M&I bank, Chipotle, and Jimmy Johns, among other businesses. Gary Jaiush of HJ Development has indicated a desire to amend this condition, raising the number of trips permitted. Included in your packet is material generated by Mr. Janisch illustrating his proposal. Staff, including the City Attorney, has informed Mx. Janisch that a formal amendment would have to be approved by the City Council, and such application would need to be signed by all property owners within the plat. During the workshop, Mr. Janisch can understand the Councils concerns/issues before collecting signatures and making a formal application. Mx. Danish and staff will be present at the meeting to answer any questtons ~. ~~ ' ~ ~ - - ® COMMERCIAL REAL ESTATE • MANAGEMENT AND DEVELOPMENT February 4, 2008 Jeremy Barnhart City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Carson Street Station Trip Generation Estimates Dear Jeremy: "The following is my report for the Mayor and the City Council far the work session on February 11, 2008. If the Mayor, City Council or you have any questions please do not hesitate to call me prior to that date. Ownership of Carson Street Station: The Carson Street Station land for the two retail buildings was purchased by my ownership in 2006. My partner and 1 have owned property in Elk River since 2000 when we purchased the property from Elk River at the intersection of Jackson and Highway 169 and. built Elk River Crossing (the Simonson's retail building). Ownership for the Entire Property: ~I&I Bank owns their own building and Walgreens has been sold twice since developed and is now owned by Louis Dreyfus Property Group out of Connecticut. (They own holdings throughout the world, shipping companies and are amulti-billion dollar company.) The property that is utility easement land on the west side of the entrance is owned by Mark Urista of Elk River at Coldwell Banker. Trip Generations: A trip generation count during PM peak hours of 330 was presented by the original developer for this development. During my conversations that took place with the City, it was determined that trip generation could deviate by 10%. That was established so that we could secure leases on the property. With the maximum of a 10% deviation, a chart of 365 trips during the PM peak hours was developed. Today the property has a 27.8% vacancy. The trip count has truly been a hardship on the development. Study: The week prior to Thanksgiving, the week of Thanksgiving and the week after Thanksgiving we elected to do an actual trip generation count done by Wenck Associates. We found that the actual trip count from the tenants in place was considerably less than the manual during one of the busiest times of the year with a savings of 36 cars during the peak hours. 15600 Wayzata Boulevard, Suite 201 • Wayzata, Minnesota 55391 Office (952) 476-9400 • Fax (952) 476-9401 Proposed Options: I am attaching five options from A through E that I would like to have the Mayor and City Council review. This report has been reviewed by Wenek Associates. On each option please look at the upper right hand corner for the description of the option. The left side of the sheet shows the counts per the manual (the totals are indicated in yellow). The bottom right of the sheet shows the actual counts for the existing tenants and the vacancies use the counts from the manual. For example, Option A shows three restaurants of 5,589.5 square feet and the remainder would be general retail. The manual would state that there would be 397 cars but with the actual counts that were done with the existing tenants and with the three restaurants and general retail yet to be leased the actual would be 350. Summary The trip generation has been very difficult in leasing the property. We had restaurants that would have liked to lease from us but would have put us over the 365 trip counts. We are in desperate need of help from the City of Elk River. We are requesting and hope that the Mayor and the City Council would at minimum approve Option C which has projected trips using actual trip counts for existing occupancy and calculating estimates based on the manual totaling 330 trip counts. Using the same calculations Option B would of course be better for our partnership and Option A would be the best for us and the development. Thank you so mucly~~or your consideration and help. Sincerely, 2006, ... - - -_ ..~., L.luj..j 9saiiie """ ~~1 hI.I~~..„~ -~.~_~~ `~ ~I~~I°:°I~L.I COMMERCIAL REAL ESTATE • MANAGEMENT AND DEVELOPMENT February 4, 2008 Citv of Elk River 13065 Orono Farkway Elk River, VIN 55330 Dear Mayor and City Council, My partnership is currently talking to Mark Urista who owns Coldwell Banker on the west side of the Carson Street Station entrance. We are asking Mark for permission to landscape the front portion of the property with flowers and other plantings to match the appearance of the overall development. We are also investigating the possibility of purchasing the front portion if the city would allow a monument sign there. This sign would then be maintained by my partnership or whoever owns tl~~tail development. Elk 15600 Wayzata Boulevard, Suite 201 • Wayzata, Minnesota 55391 Office (952) 476-9400 • Fax (952) 476-9401 Carson Street Station -Trip Generation Estimates Charts for Leasing 365 Trip Generation Estimate based on Current Occupancy. ITE* rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&18ank 4,912 n/a 68 North Buildina Chipotle 2363 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 0 Metro Dental 2874 3.72 0 Verizon 3583 3.75 13 South Buildin Caribou 1621 28.79 47 Vacant 1534 0 0 Vacant 1247.5 0 0 Vaeant 1160.5 0 0 FedEx Kinkos 1855 3.75 7 Vacant 1192.5 0 0 Vacant 1247.5 0 0 Vacant 1534 0 0 Jimmy Johns 1593 10.92 18 Total Current Use Trip Generation Estimate Trip Generation Es timate based on Current Occupancy and Proposed Uses. ITE* rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Buildina Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (Restaurant) 1321 10.92 15 Metro Dental 2874 3.72 11 Verizon 3583 3.75 13 South Buildina Caribou 1621 28.79 47 Vacant (Restaurant) 1487 10.92 16 Vacant (Optomitrist) 2455 3.75 10 FedEx Kinkos 1855 3.75 7 Vacant (General Retail) 1192.5 3.75 5 Jimmy Johns 1593 10.92 18 Vacant (Restaurant} 2781.5 10.92 31 Total Proposed Use Trip Generation Estimate ~ *ITE (Institute of Transporation Engineers) Restaurants - 5,589.5 SQF / Gen Retail ACTUALS Savings Average TuesrWed/Thurs 4-5 p.m. 270 Trip Tues/Wed/ Thurs 5-6 p.m. Savin s Projected Trips using actual trip counts for existing occupancy and calculated estimates for new ro sed users. Chart A 15 Calculated 16 Calculated 10 Calculated 5 Calculated 31 Calculated 273 Actual Average p.m. peak hour trips ~ Total projected trips using actual trip counts for existing occupancy and calculated estimates for new proposed users. Carson Street Station -Trip Generation Estimates OPTION B Charts for Leasina 365 Two Restaurants 4,102.5 SQF /Gen. Retail - 5,134.5 Trip Generation Estimate based on Current Occuuancv. ITE' rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 Na 68 North Buildina Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 0 Metro Dental 2874 3.72 0 Verizon 3583 3.75 13 South Buildin Caribou 1621 28.79 47 Vaeant 1534 0 0 Vacant 1247.5 0 0 Vaeant 1160.5 0 0 Fed Ex Kinkos 1855 3.75 7 Vacant 1192.5 0 0 Vacant 1247.5 0 D Vacant 1534 0 0 Jimmy Johns 1593 10.92 1 B Total Current Use Trio Generation Estimate Trio Generation Estimate based on Current Occuoancv and Prooased Uses. ITE• rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M81 Bank 4,912 Na 68 North Buildina Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (Restaurant) 1321 10.92 15 Metro Dental 2874 3.72 11 Verizon 3583 3.75 13 South Buildina Caribou 1621 28.79 47 Vacant (General Retail) 1487 3.75 6 Vacant (Optomitrist) 2455 3.75 10 FedEx Kinkos 1855 3.75 7 Vacant (General Retail) 1192.5 3.75 5 Jimmy Johns 1593 10.92 18 Vacant (Restaurant) 2781.5 10.92 31 Total Prouosed Use Trip Generation Estimate ~ ACTUALS Savings Average TueslWed/Thurs 4-5 p.m. 270 Trip Tues/Wed/ Thurs 5-6 p.m. 279 Savin s Projected Trips using actual trip counts for existing occupancy and calculated estimates for new proposed users. (Chart A) 6 Calculated 10 Calculated 5 Calculated 31 Calculated 273 Actual hour Total projected trips using actual trip counts for existing occupancy and calculated estimates for new proposed 'ITE (Institute of Transporation Engineers) I users. 1 Carson Street Station -Trip Generation Estimates OPTION C Charts for Leasing 365 One restaurant - 2,781.5 SQF /Gen. Retail - 6,455.5 SQF Trio Generation Estimate based on Current Occuoancv. ITE* rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Building Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 0 Metro Dental 2874 3.72 0 Verizon 3583 3.75 13 South Building Caribou 1621 28.79 47 Vacant 1534 0 0 Vacant 1247.5 0 0 Vacant 1160.5 0 0 Fed Ex Kinkos 1855 3.75 7 Vacant 1192.5 0 0 Vacant 1247.5 0 0 Vacant 1534 0 0 Jimmy Johns 1593 10.92 18 Total Current Use Trip Generation Estimate ~ Trip Generation Estimate based on Current Occuoancv and Proposed Uses. ITE* rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Buildino Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 5 Metro Dental 2874 3.72 11 Verizon 3583 3.75 13 South Building Caribou 1621 28.79 47 Vacant (General Retail) 1487 3.75 6 Vacant (Optometrist) 2455 3.75 10 FedEx Kinkos 1855 3.75 7 Vacant {General Retail) 1192.5 3.75 5 Jimmy Johns 1593 10.92 1 B Vacant (Restaurant) 2781.5 10.92 31 Total Proposed Use Trio Generation Estimate ~, *ITE (Institute of Transporation Engineers) ACTUALS Savings Average Tues/Wed/Thurs 4-5 p.m. 270 Trip Tues/Wed/ Thurs 5-6 p.m. Savin s Projected Trips using actual trip counts for existing occupancy and calculated estimates for new ro sed users. Chart A 5 Calculated 6 Calculated 10 Calculated 5 Calculated 31 Calculated 273 Actual Average p.m. peak hour trips ',Total projected trips using actual trip counts for existing occupancy and calculated estimates for new proposed users. Carson Street Station -Trip Generation Estimates OPTION D Charts for Leasing 365 One Restaurant - 1,487 SOD /General Retail 7,750 SOF Trip Generation Estimate based on Current Occuuancv. ITE` rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Building Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 0 Metro Dental 2874 3.72 0 Verizon 3583 3.75 13 South Building Caribou 1621 28.79 47 Vacant 1534 0 0 Vacant 1247.5 0 0 Vacant 1160.5 0 0 FedEx Kinkos 1855 3.75 7 Vacant 1192.5 D 0 Vaeant 1247.5 0 0 Vacant 1534 0 0 Jimmy Johns 1593 10.92 18 Total Current Use Trio Generation Estimate ~ Trio Generation Estimate based on Current Occupancy and Proposed Uses. ITE'rate calculations used. ACTUALS Savings Average Tues/Wedlfhurs 4-5 p.m. 270 Trip Tues/NJed/ Thurs 5.6 p.m. Savin s 36 Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Building Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 5 Metro Dental 2874 3.72 11 Verizon 3583 3.75 13 South Building Caribou 1621 28.79 47 Vacant(Restaurantl) 1487 10.92 16 Vacant (Optometrist) 2455 3.75 10 Fed Ex Kinkos 1855 3.75 7 Vacant (General Reta11) 1192.5 3.75 5 Jimmy Johns 1593 10.92 18 Vacant-(General Retail) 2781,5 3.75 11 Total Proposed Use Trip Generation Estimate $~? Trips using actual trip counts for existing occupancy and 16 Calculated 10 Calculated 5 Calculated 11 Calculated 273 Actual ~ Total projected trips using actual trip counts for existing occupancy and calculated estimates for new proposed 'ITE (Institute of Transporation Engineers) ~ users. 1 Carson Street Station -Trip Generation Estimates OPTION E Charts for Leasing 365 All Gen. Retail - 9 237 SQF Trio Generation Estimate based on Current Occuoancv. ITE' rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Building Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 0 Metro Dental 2874 3.72 0 Verizon 3583 3.75 13 South Buildin Caribou 1621 28.79 47 Vacant 1534 0 0 Vacant 1247.5 0 0 Vacant 1160.5 0 0 FedEx Kinkos 1855 3.75 7 Vacant 1192.5 0 0 Vacant 1247.5 0 0 Vacant 1534 0 0 Jimmy Johns 1593 10.92 18 Total Current Use Trip Generation Estimate Trio Generation Estimate based on Current Occuoancv and Proposed Uses. ITE'rate calculations used. Rate per 1000 sqf Total Use Size of use Trips Walgreens 14,490 8.62 125 M&I Bank 4,912 n/a 68 North Buildin Chipotle 2383 10.92 26 Super Cuts 1247 3.75 5 Vacant (General Retail) 1321 3.75 5 Metro Dental 2874 3.72 11 Verizon 3583 3.75 13 South Building Caribou 1621 26.79 47 Vacant (General Retail) 1487 3.75 6 Vacant (Optomitrist) 2455 3.75 10 FedEx Kinkos 1855 3.75 7 Vacant (General Retail) 1792.5 3.75 5 Jimmy Johns 1593 10.92 18 Vacant - (General Retail) 2781.5 3.75 11 Total Proposed Use Trio Generation Estimate ,~ `ITE (Institute of Transporation Engineers) ACTUALS Savings Average Tues/Wed/Thurs 4-5 p.m. 270 Trip TuesNVed/ Thurs 5-6 p.m. Savin s 3B Projected Trips using actual trip counts for existing occupancy and calculated estimates for new ro osed users. Chart A 5 Calculated 6 Calculated 10 Calculated 5 Calculated 11 Calculated 273 Actual Average p.m. peak hour trips ~ Total projected trips using actual trip counts for existing occupancy and calculated estimates for new proposed users.