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HomeMy WebLinkAbout9A - Report Re: Southern Alignment of CR 21 MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 ECONOMIC DEVELOPMENT AUTHORITY AGENDA REPORT June 21,2010 9A Danette M. Parr, Community Development and Natural Resources Director Consider Approval of a Report Regarding the Southern Alignment of CR 21 and Approval of a Resolution Authorizing Preparation of: . A Cost/Benefit Analysis of CR 21 Roadway Scenarios . An Update of the 2003 Prior Lake Development Potential Study Introduction The purpose of this agenda item is to update the Economic Development Authority (EDA) on the status of the study related to the possible realignment of CR 21 and for the EDA to consider authorizing the preparation of a cost/benefit analysis of CR 21 and an update of the 2003 Prior Lake Development Potential Study. Historv As the EDA is aware, CR 21 serves as both a positive and negative force for the Prior Lake downtown area. While the roadway brings a significant number of customers past the downtown, it also separates north and south downtown, essentially creating two smaller downtown areas. This makes it challenging for both pedestrians and vehicles as they attempt to cross CR 21, particularly during peak hours. These issues will be further exacerbated as accesses are restricted with future CR 21 improvements. As part of a previous study conducted for CR 21/Main AvenuelTH 13, the City asked the consulting engineering firm of Bolton & Menk to look at alternates to the existing alignment and to provide design drawings and cost estimates which would address some of the downtown separation problems. The alternatives included the following: 1) The creation of a protected pedestrian island in the middle of CR 21 that would assist pedestrians with crossing. 2) The routing of CR 21 under Main Street, which would be constructed as a bridge. As a part of the April EDA meeting, a third alternative was discussed. This alternative would align CR 21 southerly starting at Duluth and moving southeasterly to a point where it would align with Pleasant at Main Avenue and gradually continue northeasterly across the wetland at the southeast quadrant of the TH 13 / CR 21 intersection until it aligns once again with the existing CR 21 right of way east of the TH 13 / CR 21 intersection. While this option would be costly, it may also have long term advantages that would justify the expense. In addition to the CR 21 cost/benefit analysis, the EDA has previously discussed the need to have the 2003 Prior Lake Development Potential Study done to assist in evaluating retail, residential, and business park areas in the City. This will allow for an up to date economic development tool that acknowledges the changes Prior www.cityofpriorlake.com Phone952.447.9800 / Fax 952.447.4245 Lake has undergone in recent years (slow down of growth, depressed economy, changing demographics, etc). Current Circumstances Since the April EDA meeting, City staff and the consultant from the engineering firm of Bolton & Menk have met with Scott County and MNDOT staff to solicit feedback regarding any foreseen issues that would hinder the consideration of the possible realignment of CR 21 (referred to as the third alternative). Both County and MNDOT staff stated that they did not see any major issues that would preclude the City from evaluating the third alternative further. Thus, Bolton & Menk is currently creating design drawings and a cost estimate for the third CR 21 option. It is anticipated that a draft version of the study will be completed in early July. At the April meeting, the EDA directed staff to evaluate possible consultants who could conduct a cost/benefit analysis of the three CR 21 roadway alternatives and an update of the 2003 Prior Lake Development Potential Study. The EDA has proposals from two firms to consider (attached): . McComb Group: - Cost/benefit analysis alone: $30,600 - Update of the 2003 Development Potential Study: $20,900 - Combined (both cost/benefit analysis and 2003 update): $37,050 or . Maxfield Research: - Cost/benefit analysis alone: $14,500 - Update of the 2003 Development Potential Study: $17,500 - Combined (both cost/benefit analysis and 2003 update): $26,000 In order to assist the EDA in evaluating the proposals, the following has been done: . The Downtown Redevelopment Subcommittee members (Mayor Myser and Counselor Hedberg) met with the consultants. . Staff sought feedback from officials in communities where the consultants had previously completed similar type studies. . Staff reviewed work previously completed by the consultants for other communities. . Staff created a matrix (attached) to assist in evaluating the consultants, where possible. After reviewing the above information, City staff believes either consulting firm could complete the requested analysis. However, based on the following, City staff recommends Maxfield Research: . Positive feedback received from representatives of communities where Maxfield has previously completed work. . Ability to take information gathered and draw conclusions that are not just qualitative in nature, but also quantitative . Based on their research, as a part of their final document, they provide specific recommendations that assist in implementing the findings of the study. . The estimated cost appears to be a good value. 2 ISSUES: FINANCIAL IMPACT: ALTERNATIVES: Conclusion The EDA should determine if the City should proceed with both studies and which consultant would be the most appropriate to complete either or both of the studies. Timing is increasingly becoming a factor in relation to the CR 21 cost/benefit analysis. The following projects are reliant on a clear vision for the CR 21 corridor in relation to downtown: . We have placed the south downtown reconstruction/streetscape project on hold until the CR 21 plan is solidified. . The City is planning to complete the Arcadia/CR 21 intersection in 2011/2012. If the third alternative/scenario realigning CR 21 is used, money could be saved at Arcadia by using temporary signals. In order to construct the Arcadia/CR 21 intersection next year, the City needs to complete the design in 2010. If the third alternate is preferred, the Arcadia intersection improvements could be made in a more temporary manner, potentially saving the City on design and construction costs. Bolton and Menk anticipates that a draft of the initial design and cost estimates for the third alternative will be complete in July. The design and cost estimates for the first two alternatives were completed as part of an earlier study. The EDA will want to specify if there is a preferred sequence/timing in relation to the design drawings and cost study for the third CR 21 alternative and the CR 21 cost/benefit analysis for the three alternatives. If none is specified, staff anticipates that both the design and cost studies, as well as the cost/benefit analysis for the three alternatives will be brought to the Council in September of 2010 for consideration. While the EDA has the authority to choose the consultant to prepare the cost/benefit analysis and update the 2003 Prior Lake Development Potential Study, it does not have the authority to direct General Fund expenditures to cover these services. For that reason, if the EDA authorizes the subject consultant services, the City Council will consider the authorization of these necessary funds. In anticipation of this, staff has placed this item on the Council's agenda for consideration later this evening. The General Fund Economic Development budget includes $15,000 for professional consultant services. In order to do both studies, additional funds will be required. Staff recommends that $15,000 of the expenditure be funded by the General Fund Economic Development budget and the remaining balance drawn from the General Fund Contingency budget. The Council will consider authorizing these expenditures later this evening as part of the Council agenda. The EDA has the following alternatives: 1. Approve a resolution authorizing the consulting services of Maxfield Research. 2. Approve a resolution authorizing the consulting services of McComb Group 3. Table this agenda item for a specific reason and provide staff with direction. 4. Deny this agenda item for a specific reason and provide staff with direction. RECOMMENDED Alternative #1. The single greatest variable affecting the City's downtown MOTION: redevelopment is the lignment of CR 21 and whether that alignment fosters or hinders commerce i the downtown area for the next 50 years. ~J 3 4646 Dakota Street SE Prior Lake. MN 55372 RESOLUTION EDA 1 O-XXX A RESOLUTION AUTHORIZING PROFESSIONAL SERVICES WITH RESPECT TO A COST/BENEFIT ANALYSIS RELATED TO THE COUNTY ROAD 21 ALIGNMENT THROUGH THE DOWNTOWN AREA AND AN UPDATE OF THE 2003 PRIOR LAKE DEVELOPMENT POTENTIAL STUDY WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, Motion By: Second By: The 2030 Vision and Strategic Plan places a high priority upon the redevelopment of the Prior Lake Downtown area; and County Road 21 will require improvement and expansion to carry the projected traffic flows; and Two possible improvement alignments have been identified which include the current configuration and a bridge option; A third alternative which would swing CR 21 south around downtown has been discussed; and Additional cost/benefit information is needed to equally evaluate all options; and Projects including downtown streetscaping and the Arcadia/CR 21 intersection improvements are affected by the alignment ultimately chosen; and The economic vitality of Prior Lake's Downtown impacts the entire community for decades to come; and The 2003 Prior Lake Development Potential Study is in need of updating if it is to serve as a meaningful economic development tool; and The Prior Lake Economic Development Authority has evaluated proposals and recommends that the Cost/Benefit Analysis and 2003 Potential Development Update be undertaken by Maxfield Research. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE ECONOMIC DEVELOPMENT AUTHORITY OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Mayor and City Manager are authorized to execute the agreements necessary for the implementation of this resolution. PASSED AND ADOPTED THIS 21st DAY OF JUNE, 2010. YES NO I Myser Erickson HedberQ Keeney Millar Myser Erickson HedberQ Keeney Millar Frank Boyles, City Manager R:\Council\2010 Agenda Reports\06 2110\EDA Authorizing Professional Services - Maxfield option.doc 4646 Dakota Street SE Prior Lake. MN 55372 RESOLUTION EDA 1 O-XXX A RESOLUTION AUTHORIZING PROFESSIONAL SERVICES WITH RESPECT TO A COST/BENEFIT ANALYSIS RELATED TO THE COUNTY ROAD 21 ALIGNMENT THROUGH THE DOWNTOWN AREA AND AN UPDATE OF THE 2003 PRIOR LAKE DEVELOPMENT POTENTIAL STUDY WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, Motion By: Second By: The 2030 Vision and Strategic Plan places a high priority upon the redevelopment of the Prior Lake Downtown area; and County Road 21 will require improvement and expansion to carry the projected traffic flows; and Two possible improvement alignments have been identified which include the current configuration and a bridge option; A third alternative which would swing CR 21 south around downtown has been discussed; and Additional cost/benefit information is needed to equally evaluate all options; and Projects including downtown streetscaping and the Arcadia/CR 21 intersection improvements are affected by the alignment ultimately chosen; and The economic vitality of Prior Lake's Downtown impacts the entire community for decades to come; and The 2003 Prior Lake Development Potential Study is in need of updating if it is to serve as a meaningful economic development tool; and The Prior Lake Economic Development Authority has evaluated proposals and recommends that the Cost/Benefit Analysis and 2003 Potential Development Update be undertaken by McComb Group. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE ECONOMIC DEVELOPMENT AUTHORITY OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Mayor and City Manager are authorized to execute the agreements necessary for the implementation of this resolution. PASSED AND ADOPTED THIS 21st DAY OF JUNE, 2010. YES NO I Myser Erickson HedberQ Keeney Millar Myser Erickson Hedberg Keeney I Millar Frank Boyles, City Manager R:\Council\2010 Agenda Reports\06 2110\EDA Authorizing Professional Services -McComb option.doc Consultant Evaluation Matrix Matrix Values: l=Does not meet expectations, 2=Meets expectations, 3=Exceeds expectations Experience with similar projects Suitability of consultant approach for this project Skills/experience of the lead consultant Familiarity/previous work with the City of Prior Lake Understanding of project Ability to draw quantitative conclusions from qualitative data Availability to provide services Cost Ability to communicate results Quality of references 2- Have completed similar work in other communities. 2 3- (Lead consultant-Jim McComb, over 30 years of experience in retail and market research). 3- Conducted the 2003 Prior Lake Development Potential Study. 2 3 2- 90 days (60days for Cost/Benefit Analysis and an additional 30 days for 2003 Update). 2 2 2 2- Have completed similar work in other communities. 2 2- (Lead consultant-Matt Mullins, over 9 years of experience in real estate market research). 2 2 3 2-75-100 days (if workload permits, could have both reports done in 60-75 days). 3-Less expensive, depending on services requested. 2 3- Highly recommended, extensive comments on data being useful. Evaluation of similar reports 2 done for others Ability to provide data that can used to extrapolate answers to future questions Ability to supply the Council with critical information essential to decision making Ability to provide comprehensive redevelopment strategies Depth of conclusions and recommendations Were positive results achieved as part of previous work 2- Data is very specific in relation to existing uses and inventories. Data may be seen as dated in shorter timeframe. 2 2-Have indicated that this service can be provided. 2-The information is available to allow for the user of the document to reach conclusions and recommendations based on the data. However, the document does not provide extensive conclusions or recommendations. Verbally the consultant shows great depth in reaching these conclusions, but the study doesn't necessary reflect this to the same extent. If this consultant is chosen, they should be directed to provide more in-depth conclusions as a part of the report. N/ A-somewhat subjective, hard to fully determine when speaking with previous clients (influenced by outside forces, Le.: declining market, etc). 2 2 2 2-Have indicated that this service can be provided. 3-Provides more extensive conclusions and recommendations N/A-somewhat subjective, hard to fully determine when speaking with previous clients (influenced by outside forces, Le.: declining market, etc). Styles of previously completed work (previously completed work was reviewed by staff) More quantitative/numbers based. Detailed information is provided with limited summary} conclusions} and recommendations. The document provided might be considered a more user friendly document that provides more extensive summaries} pictures} and graphs. In addition to quantitative information} has a qualitative aspect as well. Matrix Values: l=Does not meet expectations} 2=Meets expectations} 3=Exceeds expectations