01/20/2005 - City Council Finance CommitteeAGENDA
CITY COUNCIL
FINANCE COMMITTEE MEETING
THURSDAY
JANUARY 20, 2005
7:30 A.M.
EAGAN CITY HALL
CONFERENCE ROOMS 2A & 2B
I. AGENDA ADOPTION
II. DISCUSS FINANCIAL ASPECTS OF THE CEDAR GROVE
REDEVELOPMENT
• Review Requirements and Expectations of Land Assembly
• Development Agreement Deal Points
• Current Property Ownership Status
• Traffic Study/GUAR Update
• Other
III. DISCUSS OVERALL FINANCING TO INCLUDE STATUS OF
TIF AND STREET RECONSTRUCTION PROJECT
• Review TIF "Pooling" Options
IV. FUTURE MEETING TOPICS
• Market Feasibility — Comparison of Maxfield Study, AUAR Traffic
and Schafer Richardson -Ryland Plan
• Update Status of Grant Opportunities
V. OTHER BUSINESS
Vi. ADJOURNMENT
AMMIL-
City of Evan Memo
TO: FINANCE STANDING COMMITTEE MEMBERS
MAYOR GEAGAN AND COUNCILMEMBER CARLSON
FROM: CITY ADMINISTRATOR HEDGES
DATE: JANUARY 14, 2005
SUBJECT: FINANCE COMMITTEE MEETING / SCHEDULED FOR THURSDAY,
JANUARY 20, 2005 AT 7:30 A.M.
A Finance Committee meeting is scheduled for Thursday, January 20, 2005 at 7:30 a.m. in
Conference Rooms 2A & 2B to discuss; 1.) financial aspects of the Cedar Grove Reconstruction
and, 2.) discuss that status of the overall financing for both the Silver Bell/Cedar Grove Parkway
reconstruction and TIF.
The last meeting of the Finance Committee was held on Thursday, December 9, and it was
suggested by the Committee that staff and the Committee review the requirements and expectations
of land assembly, development agreement deal points, review the status of current property
ownership and a traffic study/AUAR update. Community Development and Finance have been
working on all of these discussion items; a memo providing some additional information will be
distributed on Tuesday, January 18.
Also, Director of Administrative Service VanOverbeke is completing a one page spreadsheet on the
financing status of both TIF and street reconstruction which will be reviewed at the Finance
Committee meeting next Thursday. In addition to that discussion, staff will review TIF "pooling"
options for Council consideration.
Enclosed on pages -Q— through for review is a copy of the Finance Committee minutes
from the December 9, 2004 meeting.
It is anticipated that additional Finance Committee meetings will be necessary to address some of
the aforementioned topics in addition to updates on the market feasibility (comparison of Maxfield
Study, AUAR traffic and Schafer Richard Ryland Plan) and the status of grant opportunities.
Since it is City Council's desire and expectation to discuss some goals relative to Cedar Grove
Redevelopment as a part of the retreat on Saturday, January 22; your willingness to meet as a
Finance Committee in advance is greatly appreciated.
Thomas L. Hedges
City Administrator
Cc: Director of Administrative Services VanOverbeke
Director of Community Development Hohenstein
t}
Meeting Notes
Finance Committee Meeting
December 9, 2404
Attendance: Mayor Geagan, Councilmember Carlson, City Administrator Hedges, City
Attorney Dougherty, Director of Community Development Hohenstein, and Director of
Administrative Services VanOverbeke.
Eminent Domain
The City Attorney reviewed his memo dated December 1, 2004 and answered general
questions about the use of eminent domain for redevelopment.
Proposed Redevelopment / Land Use
There was general discussion about the developer's expectations of the City as
expressed by Ryland in regard to the RFP that was prepared by the City and responded
to by the developer partnership. There was also discussion about the nature of the
partnership and potential responsibilities and obligations of each party as respondents to
the RFP.
Director Hohenstein reviewed available grant opportunities and the relationship of
applications to funding cycles.
It was noted that a number of items could potentially come into better focus after the bus
tour scheduled for Saturday, December 11. The Committee indicated that the issues of
the development agreement and financial analysis depend upon an agreement by the
City Council on a revised development plan.
Direction
• Staff was directed to prepare a one page list of discussion points / public policy
questions for City Council discussion. To include among other items the
following:
• The City's role in land assembly (acquisition, relocation,
holding/leasing property, redevelopment phasing, eminent domain, resale,
etc.)
• The partnership terms between Ryland and Schaffer -Richardson.
• Contingency planning opportunities for desired elements that are
not currently market feasible.
• Required staff direction to carry out the City Council's public policy
positions.
• Staff was directed to prepare an update of the AUAR and its impact on the
proposed redevelopment as it relates to housing density and the amount of
retail/commercial development that can be programmed for the area.
• Staff was directed to provide an updated ownership status map of the Cedar
Grove Redevelopment District, labeled with business names/addresses rather
than parcel numbers.
• Staff was directed to review proposed legislation for potential impact on the use
of eminent domain in the Cedar Grove Redevelopment, including potential
effective dates and grandfather options for projects that are underway.
• The City Attorney was directed to prepare a simple, flow -chart type document
outlining eminent domain steps, definitions (e.g. quick take, public purpose
standards, etc.), parameters, timing, potential risks to the City, and a potential
plan for its use.
• Staff was authorized to continue working with Ehlers as a consultant to provide
the necessary resources to the City Council and staff to carry out the desired
redevelopment.
• In general terms, the Committee directed staff to determine whether there are
situations in which the City may use eminent domain for redevelopment
purposes, even if there is no need or desire to use public financing assistance
to cover associated costs.
W Q
Q
t;
R
0
O
U
W,
;n
al o
w
v
R
Q
U
W
OR
D.
m
c
9
U
0 2 8 0— O V) }+� N cam} 6�
' O (O O ct OD - - fp _ N V M
I ODD 14
m O7 0 N 0) im — (9 N It
r M N r
N fOM (O
O)1O f7
0(0 90 O
N
co r rn m
Qty
N M co
isMN (07 lq
mN f'j C
0 co N
M W
N
M
c
2
a
Ch
r` co
N O
ts
v
c
a
s
N W W
N o
a
mc c
Vi tCU
r'
O
.00
a. D
U
F
a c rod
m
o7
v
O p n
LZ YZ
th
W
CD
t7 Eo
V1O
0
OD
co t-
Q
M
M
LO
Q N
r
t'9
C N N m Q
9 mAS
QQLE
w
GI
2
mU
U® YC
IL
O c
NLL
_
IL CL a. d�m
co
t- V)
11
>RO7v
0
OD
07 (•7
CV
tt- O
(�
v 10
N N
00 v
(D 07
N'
R d
N (9
N W
N
a
a
Lo
U
U
Lr)i<a
Wc
u
UJJFOC
I-
-r Pr - +NN
N
N N
'I-
o
0)
U) a
oIOODrn
0
M
O tO
m
V
Lci
N
VN
y
, N
r 00D fro
OD tO
(epi
(O
f9
sl
W
O
o w (NO
N
m
E
O
H
0 Cl V: co
' m
U
01O00D�M0)MNO
MIO ION �t O7r
to
N
O
to
W
U
0 2 8 0— O V) }+� N cam} 6�
' O (O O ct OD - - fp _ N V M
I ODD 14
m O7 0 N 0) im — (9 N It
r M N r
N fOM (O
O)1O f7
0(0 90 O
N
co r rn m
Qty
N M co
isMN (07 lq
mN f'j C
0 co N
M W
N
M
c
2
a
m m
vv
v
c
a
s
c
N o
a
mc c
Vi tCU
R L m N O C
.00
a. D
U
C V t
v ZZ
0 ,$
o
LZ YZ
�
(L
3o�pp�pprnrn y
co t-
yy
15
J m mm
C N N m Q
9 mAS
QQLE
w
GI
0
7UO
mU
U® YC
IL
O c
NLL
_
IL CL a. d�m
0
32:340424,24242,
QmmW
R*
N
Q
r-
�V E�'
a
O N
LL
N
Lo
amro
U
Lr)i<a
Wc
u
UJJFOC
I-
-r Pr - +NN
N
N N
N 0
NMMMMMMM V1v3
h OD O M oOo
N O ' O "1" 01 '
pVp O N
(D M OV'1 CMS,
r
N
p4p�"yy+g o
!If1'h O
OD O
RO A)
NN '. In
O(,) pNO O1
(D r
M V IDW
J E
O N r
In O
D
In O
O Oft
4
M O)
U) (D (DM
F) 0)
F) M
t` r
N N et
N
LL r N
V
W 'S E
-6 C (/�
V W= O N
OODD h.
N N
0 Y Z"� U,N
z �4¢��F•=
V
� ��N3c
�- fA to W 0 co a
~ma 0�vma
7+ >. M �-
c
a. s
ZU_5 --Om.
0 c G M lD
ti
0
>
00
Vi
g)ZDE
NL •' BOO
Y 00 co
M N
M u/
h
OO
(J V
01
�Q InM
00
lV N e
M
9
V
W Wr
ro
c 0
0:1 T21 N: 9 ni E E E E 9 O E
C W
0
O c�
rot _ E o d c maama`iaO�S�'om
C C N N IL
p
Z�0) SD U)(0
IT o
OO
O �p V M
M
0 It to
co It
N
C0'1 C9 co MIt
Oq0
V
Q) d(0 Nr
' co
CM
O
O N 000 0) rn
p p�
d M h
(ND
ll� (00
U W
W M
N ID
r
�
c
O
V
v
-1 OMD 10 2
M
N
h M
O
r
M 0 (NON
o E
Oro
m�
o�
Y
0
0
U
O co M
M
0 O N
N
V h
r
U
h OD O M oOo
N O ' O "1" 01 '
pVp O N
(D M OV'1 CMS,
r
N
p4p�"yy+g o
!If1'h O
OD O
RO A)
NN '. In
O(,) pNO O1
r, '(D b
J E
M0 NM�((DDI N
N CA"
D
i N
M
(O
(C!
F) 0)
F) M
s
%GS
m
N 0) a
C
pas
O
W 'S E
-6 C (/�
V W= O N
OODD h.
N N
0 Y Z"� U,N
z �4¢��F•=
N oW ~
� o
� ��N3c
�- fA to W 0 co a
~ma 0�vma
7+ >. M �-
c
a. s
ZU_5 --Om.
as
-5mWF=t(0 IW
0
LO
E
J E
N N
b
D
i N
M
(O
(C!
F) 0)
F) M
a
(DO N N
'o U o o c
0
v
NR
O '
L
( U V U Z LL
0 s w ZZ7
oM
g)ZDE
NL •' BOO
U `
M N
M u/
h
OO
i+
LO
E
J E
VQ
O co 1�
D
O V OND : O N
V
p' Os aD
.91
00
N
O
M
E
J E
D
m
m
(DO N N
'o U o o c
0
v
NR
L
( U V U Z LL
0 s w ZZ7
N m a
g)ZDE
NL •' BOO
Z
IL Wtiti M
m
Oo
NyN
DQ
E 2,ES a Z
c(cc
W Wr
c 0
0:1 T21 N: 9 ni E E E E 9 O E
C W
O c�
rot _ E o d c maama`iaO�S�'om
C C N N IL
q�q L6 llE C�4' tNu�� Ul (6 ,}g
N E U F- W IL W F- U J Q Q Q Q a fA F= lo -
-NMV
cm V) -4ID (Dr 0001 0 < " -M NNNNNN N N NN
MMM M(V�1(O+1
C0'1 C9 co MIt
i
Afibbb-
s
�Sc
7 City of Eap ma
TO: FINANCE STANDING COMMITTEE MEMBERS
MAYOR GEAGAN AND COUNCILMEMBER CARLSON
FROM: CITY ADMINISTRATOR HEDGES
DATE: JANUARY 18, 2005
SUBJECT: ADDITIONAL INFORMATION FOR JANUARY 20, 2005 FINANCE
COMMITTEE MEETING
The agenda for the January 20 Finance Committee meeting and minutes from the December 9
meeting were distributed on Friday, January 14, 2005. It was also noted in the memo that
additional information would be distributed on Tuesday, January 18.
For a copy of the additional information, including information from Director Hohenstein, see
attached memos addressing the eminent domain process from the City Attorney's office.
Also enclosed is a copy of the updated traffic section of the AUAR.
Thomas L. Hedges
City Administrator
TO:
14MITUT9_
DATE:
City of Eagan memo
TOM HEDGES, CITY ADMINISTRATOR
JON HOHENSTEIN, COMMUNITY DEVELOPMENT DIRECTOR
JANUARY 18, 2005
SUBJECT: FINANCE COMMITTEE MEETING INFORMATION JANUARY
20, 2005
This memo shall serve as additional background to the City Council Finance Committee
meeting on January 20, 2005.
Review Requirements and Expectations of Land Assembly
At the last Committee meeting, members asked for a short form description of the
eminent domain process. A copy of a process summary prepared by the City Attorney's
office is attached as page !q . At the Committee meeting and on the bus tour,
Councilmembers expressed a willingness to consider the City taking the lead on land
assembly for redevelopment, provided the developer repurchases the properties acquired
by the City at the City's cost and if adequate security is included in the development
agreement to insure that the City is not exposed to unreasonable risk and that the project
is completed by the developer. The deal points related to such security are outlined
below. Additional information regarding the City's past practices with respect to eminent
domain is attached as pages 4,5 7771
Development Agreement Deal Points
At the last Committee meeting, members asked for a list of deal points that would need to
be addressed in the development agreement. The following list identifies the key points
identified by staff, consultants and attorneys.
Staff believes strongly that all of these items need to be to the City's satisfaction if the
City is to take the lead on property acquisition and assembly. If they are not, there is a
possibility that a developer will perform on the easy phases of development, expect TIF
assistance that may be necessary to underwrite the more difficult phases and not have an
incentive to complete the project.
Staff believes that the Schafer Richardson -Ryland group has good intentions to work as
the City's redevelopment partner, but that a strong contract that covers the City's needs is
essential in the public interest. Staff would request Committee direction on the following
items and any other deal points the Committee believes to be appropriate.
Development Agreement Deal Points:
• Specific phasing expectations, unit numbers, square footages and types.
• Responsibilities related to relocation of existing businesses and securing
receiver sites.
• Responsibilities for property acquisition and assembly and City assurance of
developer purchase, if City takes the lead in property assembly.
• Relationship of phasing to financial assistance.
• Nature of financial assistance - pay as you go, bonding or pay for
performance.
• Means of assuring delivery of specific development elements — uses, building
products, etc.
• Means of assuring completion of entire project.
• Other issues identified by the City Council.
One of the other key issues is the best means by which the staff and attorneys may get
direction from the City Council during the active phases of the development agreement
negotiations. Like the Acquisitions Committee that has been working on the Caponi Art
Park project, staff would appreciate discussion of the Finance Committee serving as the
Council liaison to the Cedar Grove negotiations. How that could be structured can be
discussed at Thursday's meeting.
Current Ownership Status
Staff is preparing the ownership status site plan that the Committee requested that would
use owner or business name descriptors in place of property numbers. Small versions are
not legible, so a plan size version is being prepared for the meeting on the 20t'. The
Committee can give direction at that point regarding how best to format the map to allow
reductions in size, if appropriate.
Traffic Study/AUAR Update
A copy of the updated traffic section of the AUAR is attached as pages The
analysis indicates that the proposed development uses and intensity can be
accommodated by the current traffic system with relatively modest additions, some of
which would serve background traffic well, such as a signal light at the Blackhawk and
Silver Bell intersections. In general terms, the improvements to the Hwy 13, Silver Bell,
Cedar Grove Parkway intersections have the capacity to manage traffic associated with
the Schafer Richardson Ryland proposal.
Overall Construction and Redevelopment Finanein� Status and Alternatives
Staff and the consultants have reviewed the project expenditures to date, revised TIF cash
flows, applicability of other funds and other alternatives for the long term financing and
funding of the Cedar Grove project, which will be discussed in greater detail at
Thursday's meeting.
SEVERSON, SHELDON,
DOUGHERTY & MOLENDA, P.A.
TO: Jon Hohenstein, Community Development Director
FROM: Robert B. Bauer, City Attorney
DATE: January 17, 2005
RE: Eminent Domain Process
The following is an abridged version of the step-by-step process for acquisition of properties through
eminent domain:
➢ Set public hearing for consideration of eminent domain.
➢ Provide written notice to property owners of such hearing.
➢ Hold hearing, subsequently adopt findings authorizing use of eminent domain.
➢ Order appraisals of affected properties and title work for the properties.
Send 90 -day notice to property owners (and all others claiming any interest in the property) of
intention to acquire through eminent domain.
➢ Negotiate/meet with property owners and tenants regarding purchase price/relocation.
➢ Personally serve condemnation petition on all interested persons.
➢ Petition district court for public purpose determination and request transfer of title and possession.
➢ Make "quick take" deposit with district court (following the 90 -day notice).
➢ Upon deposit, the City will acquire title and possession of the property.
➢ Three condemnation commissioners are appointed by the district court to view the property and hold
hearings concerning damages.
➢ Relocation consultant will meet with all tenants to discuss relocation issues.
➢ Continue to negotiate with owners concerning compensation.
➢ Conduct commissioners' condemnation hearings with all non -settling parties.
➢ Subsequently appeal commissioners' award to district court if dissatisfied with result.
TIMELINE. Under a best case scenario, the above process would take 8 months for possession. Possible
obstacles include objections to the public purpose and the use of "quick take."
SEVERSON, SHELDON,
DOUGHERTY & MOLENDA, P.A.
SUITE 600
7300 WEST 147TH STREET
APPLE VALLEY, MINNESOTA 55124-7580
(952)432-3136
TELEFAX NUMBER (952) 432-3780
E-MAIL bauerr@seversonsbeldon.com
TO: Thomas L. Hedges, City Administrator
FROM: City Attorney's Office
DATE: December 1, 2004
RE: Eminent Domain Process
This is in response to your inquiry concerning the acquisition of property through eminent
domain for redevelopment, including a summary of the City's current policy, as well as
expectations set forth in the Cedar Grove R.F.P.
A. CURRENT POLICY.
The City does not have a formal policy concerning the acquisition of property and the
subsequent conveyance to a developer for redevelopment. Through prior redevelopment
agreements, the City has required the developer to exhaust all private efforts to acquire property
directly from the owner. The developer will typically outline the efforts that have been made to
directly acquire the property, including offering mediation. When the Cedar Grove RFP was
prepared, there was a similar expectation outlined in the City's proposal, namely, that the City
would consider the use of eminent domain only after the developer had exhausted all good faith
efforts to acquire the property.
B. EXERCISE OF EMINENT DOMAIN.
To the extent that the City determines that eminent domain is appropriate, there are several
statutory requirements that must be satisfied. The authority for the City (through the Economic
Development Authority) to acquire property for redevelopment is set forth in Minnesota Statutes
Chapter 469. The City must provide published notice and mail notice to the owners of a public
hearing on the exercise of its powers of eminent domain to acquire the properties that it believes
N
are necessary to eliminate substandard or blighted areas. If it is the intention of the City to
subsequently convey the properties to a developer, the published notice must also identify the
developer and the proposed terms of sale. By way of example, the City, through the EDA, held a
public hearing and adopted findings to direct the acquisition of the Imre and Darcom properties
and the subsequent resale to Interstate Partners. In this acquisition, Interstate Partners was
required to reimburse the City for all costs incurred in acquiring the property, including
attorneys' fees and relocation expenses.
If the EDA (and the City) adopt the necessary findings and authorize the use of eminent domain,
the City Attorney will engage the services of an appraiser to perform a valuation of the properties
and also engage a relocation consultant to provide the necessary relocation assistance. If the City
directs that the acquisition occur under the "quick take" method, the City generally will acquire
title to the property within 90 days from the date it serves notice of its intention to acquire the
property. A public purpose hearing is held at the Dakota County District Court and assuming
that the condemnation petition is approved, title and possession of the property should transfer to
the City. The property owner would be entitled to the City's approved appraised value of the
property. The condemnation commissioners are then appointed by the District Court and, if
necessary, commissioners' hearings are held. If either party is dissatisfied with the
commissioners' award, an appeal may be taken to Dakota County District Court for a jury trial.
C. CAN THE CITY ACQUIRE THE PROPERTY AND LEASE BACK TO EXISTING
OWNERS/TENANTS?
The City does possess the ability to acquire the property and lease the same back to any owner or
occupant of the property. In fact, recent acquisitions have occurred in this fashion. For example,
the City acquired the Imre property in Northeast Eagan and allowed its tenant, TMI Coatings, to
occupy a portion of the property under a lease arrangement since the property was slated for a
subsequent phase of redevelopment. The City also recently acquired the Eagan Pet Clinic in
Cedar Grove and has a lease arrangement with the pet clinic to allow the clinic to construct its
new facility. Advantages include the following:
1. One advantage to the acquisition and lease back is the certainty of
acquiring the property without necessarily exercising the process of
eminent domain.
2. It also allows additional time for the tenant(s) to acquire a replacement
property and relocate their business.
3. The City also may receive additional revenue through the rent
arrangement and it allows the buildings to be occupied pending
redevelopment to avoid any risk of vandalism.
2
0
Disadvantages include the following:
1. A disadvantage to the sale and lease back is that the City is spending its
own out=of-pocket acquisition costs and will assume all risks until the
developer acquires the property for redevelopment, including the payment
of real estate taxes.
2. In addition, under a lease arrangement, the tenant may not be aggressive to
actively pursue suitable replacement locations since they may feel at ease
in a lease arrangement.
In summary, there are strict statutory requirements that must be satisfied when the City seeks to
acquire property for redevelopment. To the extent that the City believes it is appropriate to
engage in a massive land assembly for the Cedar Grove redevelopment, this redevelopment
scenario was not proposed in the RFP and the interest in the project may be different. To the
extent that the City can voluntarily acquire properties, the City does have the ability to lease the
property back to the existing tenant under negotiated terms.
3
HICONSULT.IN.G GROUP, INC.
Transportation + Civil + Structural + Environmental + Planning + Traffic + Landscape Architecture + Parking
SRF No. 0045246
MEMORANDUM
TO: Russ Matthys, P.E., City Engineer
CITY OF EAGAN
FROM: Marie Cote, P.E., Principal
Carla Stueve, P.E., PTOE, Associate
DATE: January 11, 2005
SUBJECT: CEDAR GROVE REDEVELOPMENT AUAR UPDATE
Introduction
As you requested, we have completed an updated traffic study for the proposed redevelopment,
as an update to the Traffic Study for the Cedar Grove Redevelopment AUAR dated September 24,
2002. The proposed redevelopment is located east of the TH 13/TH 77 interchange in the City of
Eagan (see Figure 1: Project Location). The purpose of this study is to determine the traffic
impacts on the adjacent roadway system related to the proposed redevelopment. This study
includes a traffic operations analysis during the a.m. and p.m. peak hours for existing and year
2015 build conditions.
Existing Conditions
To determine how traffic is currently operating in the study area, traffic operations for existing
conditions were analyzed at the following key intersections.
• TH 13/Silver Bell Road
• Silver Bell Road/Cedarvale Boulevard/Cedar Grove Parkway
• Blackhawk Road/Silver Bell Road
• Cedarvale Boulevard/Rahn Road
• TH 77 West Ramp/Diffley Road
• TH 77 East Ramp/Diffley Road
• Nicols Road/Diffley Road
One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443
Telephone (763) 475-0010 + Fax (763) 475-2429 + http://www.srfconsulting.com
An Equal Opportunity Employer
z
sem" �3• g5. o ��: 0 2 U V 9°0
d9 36. o �''� o �• z� a � >. �
9A. c GA rj = ; KAIHIMJ k
6 C' 9 "DpwL
WATER LLA. Y z c FIELD S'. RUB( SA PPHIRE' CIR q
—O
Cf,
EEKSIDE 30 p D p ZIRCON LA IFFLEY c RD.
CE
FF RED -
FOX CRESTRIDC
CHIP
RD
�v ad
3
CORAL LA.
Po
v
DEER s Ou
N
MERLOl Pg
U
13
Aq u
,
jF
(�
lk-
a
BE
s1�
m
U EBILLDR
RD.
��
2. RED ROBIN ILk
43. Gri DOVE DR FLAMNGO
%
o
z
o
SI BELL
77 ¢
13 RD.
9
w SILVER I BELL _ �, I 0 d = RD,
p
7 c
AMBER GT.
z
PROJECT LOCATION
9,
�
�
OQ• q� � °� p�' Q E N 11NE DR•
GOLD
PT. Z
r
1
�•''
,p�
c z w GOLD
GOLD6 0 N t�p\�
11
�
J�
DR
G � c
C1N5 TAL p
1
G
C•
��
DR•
0\ 4t
Cq�icF` Cr.
2
1R I R. i a
S
2
a
g
Yl
Cpp tq
GA BBROTR
O
Aq CT. _
w
.rA TACONff E � TR
N`
35E
51BlEY "�'FU
S i pNE'
(a m
N PUM�E B L U E S P
r 2
m
x d O NE DR.
PT, U L,4,
P
�F
IA
IA.
CAR NE L I AN
¢
o
F
14
JAD
z
)A, J` MEAD
4
o
z
sem" �3• g5. o ��: 0 2 U V 9°0
d9 36. o �''� o �• z� a � >. �
9A. c GA rj = ; KAIHIMJ k
6 C' 9 "DpwL
WATER LLA. Y z c FIELD S'. RUB( SA PPHIRE' CIR q
—O
Cf,
EEKSIDE 30 p D p ZIRCON LA IFFLEY c RD.
CE
PROJECT LOCATION
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE
QNSGLYING CRUUP, INC City of Eagan
00045246
ber2
December 2004
Figure 1
CHIP
NK Cr.
3
CORAL LA.
DEER s Ou
pj po
I
4
U
,
jF
3
o
N. TIMBE R �•
%
o
z
o
S TIM E'P
AMBER GT.
z
GLORY
BADGER
F
DR
f O�
C•
w
vELCALF
o
c
Cpp tq
d'
e
Aq CT. _
w
35E
!
O
A
m'
o
Cl CANVAS
CEDAR RIDGE
o.
O
arc,
w FOXRMGE
IA.
CL
art
SRALE
p
LA.m
DRAKE
Sr
78, GLEN ECHO BAY
z
KYLE WAY
Ab9 • 171.
%bb.
(
77 o�o
163. fREMOMALCOVE
- �c�
I 170.
R-
J�Q
Z
164. OVERLAND CIR
�� m 172•
$
°1
O
0.p
165. IAN ECHO TR
PROJECT LOCATION
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE
QNSGLYING CRUUP, INC City of Eagan
00045246
ber2
December 2004
Figure 1
Mr. Russ Matthys, P.E. - 3 - January 11, 2005
Current traffic controls include side -street stop control at the intersection of Cedarvale
Boulevard/Rahn Road and all -way stop control at the intersection of Blackhawk Road/Silver Bell
Road. All remaining intersections are signalized. Current a.m. and p.m. peak hour turning
movement counts were collected in October 2004 for all key intersections by SRF Consulting
Group. A review of the October 2004 counts were compared to previous counts. documented in
the Traffic Study for the Cedar Grove Redevelopment AUAR dated September 24, 2002.
Generally, traffic volumes at the key intersections have decreased or are similar during peak hour
conditions. Existing geometries and peak hour traffic volumes for the key intersections are
shown in Figure 2.
An operations analysis was conducted for the a.m. and p.m. peak hours at each of the key
intersections to determine how traffic currently operates within the project area. Unsignalized
intersections were analyzed using the Highway Capacity Software and the Synchro/SimTraffic
software. All signalized intersections were analyzed using the Synchro/SimTraffic software.
The existing signal timing, obtained from Mn/DOT, was used for the analysis of the signalized
intersections.
Capacity analysis results identify a Level of Service (LOS) which indicates the quality of traffic
flow through an intersection.. Intersections are given a ranking from LOS A through LOS F.
LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F
indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. LOS A
through D are, generally considered acceptable by drivers. LOS E indicates that an intersection is
operating at, or very near its capacity and that vehicles experience substantial delays.
For the analysis of side -street stop controlled intersections, special emphasis is given to
providing an estimate for the level of service of the side -street approach. The traffic operations
at an unsignalized intersection with side -street stop control can be described in two ways. First,
consideration is given to the overall intersection, level of service. This takes into account the
total entering volume into the intersection and the capability of the intersection to support these
volumes. Second, it is important to consider the level of service on the side -street approach.
Since the mainline does not have to stop' at an unsignalized intersection that has side -street stop
control, the majority of intersection delay can be attributed to the side -street approaches. It is
typical of intersections with higher mainline traffic volumes to experience high levels of delay
(poor levels of service) on the side -street approaches, but an acceptable overall intersection level
of service during the peak hour periods.
Results of the analysis shown in Table 1 indicate that all key intersections are currently operating
at an acceptable overall LOS D or better during the a.m. and p.m. peak hours, with existing
traffic controls and geometries.
Ila
ml\\\7 BELL
tj o CO
wo D rn ,,4 317 (300)
76 (132)
(342) 342
(62) 88--�
i
sr.
CONSULMG GROUP, INC
00045246
December 2004
cF R E D FOC CRESMDC
=. w
w 1 Id
(60)82—+ I
(231) 52 w cn
`,��al '.`i��� `'tea✓ 18�tn c
61� E < B .p O m
r- c,Ol 0.
DR
42.
ILL
42. RED ROBIN LA.
y p�
RD. 43. GREY DOVE DR. FLAMINGO v sKA
w
w SILVER I BELL 00 c = RD.
�RD. c l w v Ct p 7.
c ra 00 O� 7. 9.
. y
Z O� REN TINE DTL
GOLD PT. Z 1
02.�) 1p. . ,j. 'w'> GOLD U
1
s4 WAN _561 (207) Cr. GO o\ 11
DR, ) o m f_37 (42) '�`
441 Y —21 (67)
�hry1 (114) 125 os 1
0 6` rye, (22) 25�
pe'
�O L T O (1) 2 w `"' LU
a QQ S
GA 96RO TR
TR.
�4? ' �' PUMICE 6 L u E s r
J w o r PT. y L O HE DR.
A,
01N C41? NE LIAN
`rpt. JADE ? LA. ,r MEAD
0
Z0 3
o O4 I"j Y CL : O
c '1C �• Q. W
Q
GA/�n,� D2 p4KATHWN k
kteool�'•cel' �9, �p C CT. CIR ,y
o c5. SA PPHIRE
GLLNFIELD ,
CT.
30 go o p ZIRCON IA. DIFFLEY c RD,
CHIPMUNK CT. 1T�
3 CORAL LA DEET2 S OU P O 141
Z a w TER. r
o N o w 33 (47)
44 1*4-975(419) r�
,�47 (103) W
— 888 (247) o (102) 83�' � 3
w O
370 (389) (820)223 0 -' wcT, a 35E
--r(34) 117 J (169) 54 cn o z `� c
i m TR. Ox c
(990) 341 w c m = Q, CAtNASLA
_ O F
g R ° IA m XX - A.M. VOLUMES
LEN ECHO BAY z TME (XX) - P.M. VOLUMES
77
163. FREMONIALCOVE STOP SIGN CONTROL
�
z 164. OVERLAND CIR
165. JAN ECHO TR Ro• ® - TRAFFIC SIGNAL
EXISTING PEAK HOUR TRAFFIC VOLUMES
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE
City of Eagan
Figure 2
Mr. Russ Matthys, P.E. - 5 - January 11, 2005
Table 1
Level of Service Results
Existing Conditions
Intersection
Level of Service
A.M. Peak P.M. Peak
TH 13 and Silver Bell Road
C
C
Silver Bell Road and Cedarvale Boulevard/Cedar Grove Parkway
C
B
Blackhawk Road and Silver Bell Road
C
C
Cedarvale Boulevard and Rahn Road
A/A
A/A
TH 77 West Ramp and Diffley Road
B
B
TH 77 East Ramp and Diffley Road
B
A
Nicols Road and Diffley Road
C
B
Notes:
(l) Indicates an unsignalized intersection with all -way stop control,
(Z) Indicates an unsignalized intersection with side -street stop control.
The overall LOS is followed by the worst approach LOS.
Proposed Development
The Cedar Grove redevelopment area is spilt into three sub -areas, located east and west of TH
13. Sub -Area 1 is located west of TH 13; Sub -Area 2 is located east of TH 13 and south of Rahn
Road; and Sub -Area 3 is located east of TH 13 and north of Rahn Road. The proposed
redevelopment consists of residential- and commercial uses, including a transit station. Sub -Area
1 primarily consists of office -type land uses. Sub -Areas 2 and 3 consist of retail, office and
residential land uses. Figure 3 displays the updated redevelopment site plan.
Traffic Forecasts
Traffic forecasts for build conditions were developed for year 2015. Based on the analysis
completed for the Cedar Grove Redevelopment Area AUAR in October 2002, a reduced land use
scenario was assumed based on the available capacity at the intersection of TH 13/Silver Bell
Road. In addition, based on input from the City since the completion of the 2002 AUAR,
various properties have developed differently than previously assumed. The trips estimated for
the updated redevelopment site plan are shown in Table 2. The Sub -Areas shown in this table
are referenced in Figure 3 of the 2002 AUAR. Consistent with the 2002 AUAR, trips generated
for current land uses were assumed to be removed from the roadway network as part of the
Cedar Grove redevelopment. Since the existing bowling alley and Jensen's Supper Club were
assumed to remain part of the redevelopment, new trips were not generated for these uses, since
those trips are reflected in the current turning movement counts. Trip generation estimates for
the a.m. and p.m. peak hours were calculated for the proposed redevelopment based on land -use
type and size, and trip generation rates from the ITE Trip Generation Reports.
1a
Mr. Russ Matthys, P.E. - 7 - January 11, 2005
Table 2
Trip Generation Estimates for Proposed Land Uses
Land Use
ITE
Land Use
Code
Size0)
A.M.
Peak
P.M.
Peak
In
Out
In
Out
SUB -AREA 1
Parcels 8, 9, 11
Offices (two) (2)
710
255 KSF
277
38 1
51
249
Parcel 6
"Built -to -Suit" Office Building
710
16 KSF
38
5
7
34
Parcels 1-4
Office/showroom(3)
710
175 KSF
98
13
18
88
Sub -Total:
413
56
76
371
SUB -AREA 2
Parcels 22, 29, 40,41
Park -and -Ride
090
1,000 spaces
640
160
135
477
Hotel with RestauranP)
310
120 rooms
41
26
39
34
Transit/Retail(s)
820
10 KSF
13
13
33
36
Parcels 6, 15-20, 48-62
Residential —High Density(4)
220
994units76
397
354
174
Parcels 30-36
Townhomes(4)
230
230 units
16
80
76
37
Sub -Total:
786
676
637
758
SUB -AREA 3
Parcels 70-73
Rest/Retail/Office/Convenience
820
69 KSF
78
50
236
256
Retail/Office
820
10 KSF
25
16
66
71
Parcels 80-90
Senior Housing
251
129 units
10
16
20
13
Sub -Total:
113
82
322
340
GRAND TOTAL:
1,312
814
1,035
1,469
Notes:
(II KSF denotes 1,000 square feet.
(�) Includes 20 percent reduction due to TDMmeasures.
(3) Assumes 30 percent office and 70 percent showroom.
(4) Includes 5 -percent transit reduction.
(S) Includes 50 percent multi-purpose reduction.
Mr.. Russ Matthys, P.E. - 8 - January 11, 2005
A one -percent yearly growth rate was used to account for growth in background traffic volumes
on all roadways. This is consistent with the 2002 AUAR. An expansion of the Blue Cross/Blue
Shield development located east of TH 13, between Blackhawk Road and Yankee Doodle Road,
is proposed to occur by the year 2015. Future trips generated from the Blue Cross/Blue Shield
expansion were included in the 2015 build traffic forecasts.
Based on information from the 1998 ITE Trip Generation Handbook, a 25 percent pass -by trip
reduction' was used for the retail uses in Sub Area 3. This reduction accounts for vehicles
already on the adjacent roadways that will stop. at the site. It is important to note that the pass -by
rate does not reduce the number of trips entering/exiting the development, but is a redistribution
of volumes on the adjacent roadways. In addition, as shown in Table 2, various multi-purpose
reduction factors were applied to the appropriate land uses to account for internal trips that occur
on-site. A reduction was not applied to the retail developments where the shopping center rate
(code 820) was used, since this trip generation rate already accounts for multi-purpose trips.
The proposed site -generated trips, with the exception of the park-and-ride facility, were assigned
to the adjacent roadways using the directional distribution shown in Figure 4. This directional
distribution was developed based on the regional distribution of households and employment, as
well as existing travel patterns in the study area. As shown in the figure, office/residential
developments have a stronger regional attraction, where retail/commercial developments have a
more local travelshed. The directional distribution for the park-and-ride facility is based on
current information provided by Metro Transit staff. The combination of background traffic and
trips generated by the proposed redevelopment is shown in Figure 5 for year 2015 build
conditions.
Future Build Traffic Operations Analysis
To determine how well the existing roadway system will accommodate the proposed
redevelopment, a traffic operations analysis was conducted for the a.m. and p.m. peak hours for
year 2015 build conditions. Signalized intersections were analyzed using the
Synchro/SimTraffic software and unsignalized intersections were analyzed using the Highway
Capacity Software and Synchro/SimTraffic.
Consistent with the 2002 AUAR, the following intersection improvements are recommended for
all key intersections to operate at an acceptable LOS D or better during the peak periods for year
2015 build conditions:
Silver Bell Road and Cedarvale Boulevard/Cedar Grove Parkway:
The extension of the westbound right -turn lane to provide a minimum of 600 feet is
needed to accommodate future a.m. peak hour traffic volumes.
Blackhawk Road/Silver Bell Road
• Installation of a traffic signal.
• Extension of the northbound left -turn lane to provide a minimum of 250 feet. Installation
of a 300 -foot southbound right -turn lane is also recommended.
IS
DIRECTIONAL DISTRIBUTION
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE Figure 4
CONSUL--ONGGROUP, INC. City of Eagan
00045246
December mber2
2004
�� FF REO FOX CRESTRIDC
0 4b RQ
ydP t
10%
c d�
MER10 �Pg
Qi CV m
13 .� ot, �
1 %
77
e E t o
(2%O)
40%
T
WEL `'
k U EBBl
42. RED ROBIN LA.
DR
(1 °/)
RD.
��
43. GREY DOVE DR FLAMINGO ,�` v "�
SMO
$IWER BELL
77
c
w
RD,
13
w
s ELL O } = RD,
5 w v e U g�0 7. c
~
3%
B. O� N
O 7.
(10%)
s
1%
9.
4
GOLD PT.
ow
e
DR.
GOLD
DT4
4
J4-
a
m
?yam CRYS TAL
1
vp, 56 <)
\
J W
4Y . CT. C
U9,9 R. to
w
A So
a GA BBRO TR
SCP TACONR E TR,
�•
SIBLEY
z � �
�vy�
Esro
NE c
Y
y
m
PLUICE e L U E St
o
q4 \.1 Nr
4A.
o
pf.
CAR
13L O NE DR
A.
NE
L i AN
F
JADE z
IA.
Fi
a WAD
g5
ciIlep36. �°'1CQ
49,
U \�CT.. g
O 1:�
gp,
0
z
GA
D2
KATHWN
L I Q y
z
4,tWATER
/ °/O k
OR,
Lk
ZZQ2
�,fSD Rte'
A
(15%O)
3%
p c
o
ZIRCON LA.
Q
�
DIFFLEY
4c
RD.
10%O(10°/O)
Lk
CHIPMWKCT.
(15%)
DEER 5buvp . T4
o
N. I1MBE
ER GT.
w
�
c
�
�
�
6 m
S. Gore
GLOB(
�
tifu _
�'
Z
' Ap,
OR,
�AETCALF
l7R.
4�_
�'ry7j
P
S
2%
PPF
° )
(10%
10 /°
_ L7
c
35E
o
o�
m _
CANJA9�
25%
RIDGE
1'q'
_
O
¢ k
FOX RIDGE
U
(10%)
CIR
U SHALE
LA
m
CL KE
DRA
ST
70. GLEN ECHO BAY
z
IMEWAY
77
163. FREMOM ALCOVE
U
XX - OFFICE/RESIDENTIAL DISTRIBUTION
z 164. OVERLMDCIR
L
(XX) - RETAIL DISTRIBUTION
165. JAN ECHO TR
DIRECTIONAL DISTRIBUTION
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE Figure 4
CONSUL--ONGGROUP, INC. City of Eagan
00045246
December mber2
2004
y 3 a
zC w �4' j
n �OQ VS TINE DR.
GOLD PL 9 z 1CL.
4 CD
?Q O O o + w GOLD U
s� w rn p L640 (230)
4-40 (70)
.4JL4+ . rh�420 (70)
(270) 200 �` i I 1 °ti g r
00 ep1 (50) 30 y cn 4
100-1, oro
0 0 0
RED
FOX CRESTRIDC
� 'o C) u, Qyl s
-` �' GA BBRO M
MONDE
o`y
rj�rc'J �p�p`,�p01
�
Cc 0
z
r
44
200 (270)
1 0 orf
r
a- r(pJ
-41
(70) 90
�,Lp riper '9pJ
D
(280) 70 +
o C)
u
77 l `$,y9O12cp%� J a E 1
(380) 400-11-
e
o
Op�%�
0
�' l6
3 PT. U LA
CAR NE L I AN
o
BILL DR .
RD.�
42. RED ROBIN
43. GREY DOVE DR
LA.
RA MNGO
y
rJ c SKA
s MEAD p
..
RD.
SILVER BELL ¢ aB13
77
w
c g
BIKER I BELL 3"
` W do ,>
= RD.
U �° 7.
c
h
96.
W o s ��
�y
B• OQ 7. 9.
y 3 a
zC w �4' j
n �OQ VS TINE DR.
GOLD PL 9 z 1CL.
4 CD
?Q O O o + w GOLD U
s� w rn p L640 (230)
4-40 (70)
.4JL4+ . rh�420 (70)
(270) 200 �` i I 1 °ti g r
00 ep1 (50) 30 y cn 4
100-1, oro
0 0 0
� O
ry
T 0 (10) 10
� 'o C) u, Qyl s
-` �' GA BBRO M
O'
0 0 0'4 380 (340)
z
u'p
it
200 (270)
a- r(pJ
r
PLIMK E 2y s u Ess
J
°NE DR
(380) 400-11-
o
Op�%�
0
p x�
3 PT. U LA
CAR NE L I AN
(70) 100
O�
LADE z
LA. Yi
s MEAD p
g6,
o
Oe:
0Jg,L
� z
CE g 3 900 S
96.
nR.
I
r y
gA.
z
GA �,y�'9C
2. m
k v KAIHRM
�4
J
C Wi
WA1ER LIA. C Y
Z a
S.
CT. CIR A
SA PPHIRE
EEMDE
CE
30Cv'
o' Q MOONDIFFLEY
GOFLE'D
RD,
CHIPNAINK Cl.
3 CORAL L'4' DEER 5 Oki ppo / ,y
z4 w .. g.
$ g �
C O O L •
w y
d a w m m —200 (90 o �o' spy
o 0 Cl 4-1090 (470) d o
�50
(I 10)
1060 (280) a LL
trEICALF 4 50 (560) (240)280 �� �► w
(910) 250,` 1 cr. a 35E
(130) 130 (190) 60-0 mo o ® z
":z (9
(1150) 400 o o _ 0 0 0 C cANVAs
o O � F
IA.
° XX - A.M. VOLUMES
CD
LENECHOBAY z KYIE (XX) - P.M. VOLUMES
y 163. FREMONT ALCOVE bbl
77 � '� � ®STOP SIGN CONTROL
z 164. OVERLAND CIR ��
165. JAN ECHO 1R. RD• TRAFFIC SIGNAL
YEAR 2015 BUILD FORECASTS WITH RECOMMENDED IMPROVEMENTS Figure 5
CEDAR GROVE AUAR TRAFFIC STUDY - UPDATE
CaNst nNaGiLwpjNC City of Eagan
00045246
December 2004
Mr. Russ Matthys, P.E. - 11 - January 11, 2005
Nicols Road/Diffley Road
• Installation of an additional eastbound left -turn lane to provide dual left -turn lanes, one
through lane and one shared through/right-turn lane on this approach.
In addition to these recommended improvements from the 2002 AUAR, the following additional
roadway improvements are needed for all intersections to operate at an acceptable LOS D or
better during the a.m. and p.m. peak periods for future 2015 build conditions. All recommended
improvements are shown in Figure 5.
Silver Bell Road and Cedar -Me Boulevard/Cedar Grove Parkway:
• Installation of an additional westbound right -turn lane to provide one left -turn lane, one
through lane and dual right -turn lanes on this approach.
Nicols Road/Diffley Road
• Installation of northbound and southbound left -turn lanes. The north -and south
approaches would then each consist of one left -turn lane, one through lane and one
shared through/right-turn lane.
• Installation of a westbound right -turn lane to provide a left -turn lane, two through lanes
and one right -turn lane on this approach
The analysis results shown in Table 3 indicate that with these recommended improvements, all
key intersections are expected to operate at an acceptable LOS D or better under year 2015 build
conditions. It is important to note that some of the intersection Level of Service (LOS) results
are near the threshold of acceptable operations (D/E). Therefore, as development plans move
forward, the City may want to consider replacing some of the general residential ,housing to
senior housing, which would generate fewer trips and improve overall peak hour operations in
the study area. In addition, there is a high volume of westbound right turns expected for future
2015 build conditions at TH 77 East Ramp/Diffley Road. As, traffic levels increase at this
intersection, the City may consider a dual right -turn lane for westbound vehicles to prevent
spillback into the intersection of Nicols Road/Diffley Road.
Olt
Mr. Russ Matthys, P.E. -12- January 11, 2005
Table 3
Level of Service Results.
Year 2015 Build Conditions
Intersection
Level of Service
A.M. Peak P.M. Peak
TH 13 and Silver Bell Road
D
D
Silver Bell Road and Cedarvale Boulevard/Cedar Grove Parkway
D
B
Blackhawk Road and Silver Bell Road
C
B
Cedarvale Boulevard and Rahn Road
A/A
A/A
TH 77 West Ramp and Diffley Road
B
C
TH 77 East Ramp and Diffley Road
B
B
Nicols Road and Diffley Road
D
C
Notes:
Indicates an unsignalized intersection with side -street stop control. The overall LOS is followed by the worst
approach LOS.
Summary and Conclusions
An updated traffic study has been completed for the Cedar Grove redevelopment area. The
purpose of this study is to examine the impacts the Cedar Grove redevelopment will have on the
adjacent roadway system, as an update to the Traffic Study for the Cedar Grove Redevelopment
AUAR dated September 24, 2002. Based on the analysis, the following conclusions and
recommendations are offered for your consideration:
® The existing traffic operations analysis indicate that all key intersections currently operate
at an acceptable LOS D or better during the a.m. and p.m. peak periods. This includes
roadway improvements that have been constructed since the 2002 AUAR.
For all key intersections to continue to operate at an acceptable LOS D or better during the
peak periods for year 2015 build conditions, the following intersection improvements are
recommended. These improvements are consistent with the 2002 AUAR, but include
additional improvements at the intersections of Silver Bell Road/Cedarvale
Boulevard/Cedar Grove Parkway and Nicols Road/Diffley Road.
2015 Build Conditions:
o Silver Bell Road and Cedarvale Boulevard/Cedar Grove Parkway - The extension of the
westbound right -turn lane to provide a minimum of 600 feet is needed to accommodate
future a.m. peak hour traffic volumes. In addition, installation of an additional westbound
right -turn lane is recommended to provide one left -turn lane, one through lane and dual
right -turn lanes on this approach.
o Blackhawk Road/Silver Bell Road - Installation of a traffic signal and extension of the
northbound left -turn lane to provide a minimum of 250 feet. Installation of a 300 -foot
southbound right -turn lane is also recommended.
Mr. Russ Matthys, P.E. -13- January 11, 2005
o Nicols Road/Diffley Road - Installation of an additional eastbound left -turn lane to
provide dual left -turn lanes. Installation of northbound and southbound left -turn lanes and
a westbound right -turn lane are also recommended.
• Some of the intersection Level of Service (LOS) results are near the threshold of acceptable
operations (D/E). Therefore,' as development plans move forward, the consideration of
replacing some of the general residential housing to senior housing would improve overall
peak hour operations, due to a lower number of trips generated by this use. In addition, as
traffic levels increase at the intersection of TH 77 East Ramp/Diffley Road, the City may
consider a westbound dual right -turn lane to prevent spillback into the intersection of
Nicols Road/Diffley Road.
H.\Traf e\5246\Reports\CedarGrove_AUARUpdate_Final_011105.doc