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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. 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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