HomeMy WebLinkAbout10 21 2013 EDA Report 8A
4646 Dakota Street SE
Prior Lake, MN 55372
ECONOMIC DEVELOPMENT AUTHORITY AGENDA REPORT
MEETING DATE: OCTOBER 21, 2013
AGENDA #: 8A
PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
AGENDA ITEM: SOUTH DOWNTOWN STUDY OPTIONS – RECOMMENDATION TO THE
CITY COUNCIL
DISCUSSION: Introduction
The purpose of this agenda item is to review the downtown south traffic study
and make a recommendation to the city council to support an alignment for
south downtown roadways to enhance economic development in the short and
long term.
History
Prior Lake’s 2030 Vision and Strategic Plan prioritizes economic development
as one of the City’s most important goals. In fact, in 2012 the City Council
made community and economic development one of its top three goals. At the
same time the 2030 Vision and Strategic Plan places high priority in developing
our downtown. Similarly, the EDA Business Plan identifies goals related to
redeveloping key areas in Prior Lake including the downtown, which would
include the Digger’s site.
The city has already invested millions of dollars into street systems to serve our
downtown area including Arcadia and CR 21 and Ridgemont/Th13/Main
intersection. Other significant investments include the façade improvement
efforts and a street scaping project in the north downtown. We have also
invested a considerable amount in consultants to conduct a thorough and
public evaluation of thirteen different street alignments. This study has been
protracted because it has been public in nature, encouraging the participation
of business owners, customers and residents and because numerous
alternatives have been analyzed.
Adequate transportation access is particularly important in our downtown which
is relatively small and is divided by County Highway 21 which will eventually
carry 27,000 vehicles per day. This means that traffic must flow smoothly into,
through and out of the downtown via north and southbound TH13, east and
westbound County Road 21 and local roadways like Arcadia, Franklin Trail,
Colorado, Pleasant and Duluth.
The city has sought to finalize a downtown transportation plan for eight years
now, commencing in 2005, the City and County finalized a 1.5-year study
which selected the alignment of County State Aid Highway 21 through Prior
Lake from County State Aid Highway 82 to Revere Way. This study identified
several improvements necessary to maintain adequate access to the Prior
Lake downtown. Based on intersection spacing, downtown access, right-of-
way impact, TH 13 / CR 21 operation, and community involvement, a concept
was chosen. This option keeps County Road 21 at its current location (rather
than completely reroute the roadway) with Main Avenue having right-in/right-
out access only so the intersection does not fail as the result of added traffic
over time. A full signalized access would be and now has been provided at
Arcadia Avenue. Additionally, a ¾ access would be provided at Pleasant
Street from TH 13.
This configuration, approved by the City Council in 2005, has commonly been
called the “Baseline Option.” Since south downtown is guided in the City
Comprehensive plan as “Transitional Town Center,” the alignment for County
Road 21 contemplated a “developer driven” connection of Duluth to the full
access intersection at Arcadia.
Since 2005 there have been three complete phases of the study which, as
stated above, which evaluated 13 different roadway configurations. For sake of
brevity, a summary of those study steps are included as attachment 1 rather
than repeating them at length here. For those who would like a more thorough
information see www.cityofpriorlake.com, look for News and the subheading
South Downtown Informational Meeting.
Current Circumstances
Three concepts remain under consideration. Option 6, Option 6 modified and
Option 9C.
Concept 6 keeps the Duluth/TH13 intersection as is, places a new ¾
intersection at Franklin Trail and TH 13 across from the Digger site. A roadway
then proceeds through this site for access purposes and northerly through the
Gross property meeting Arcadia, the main access to downtown, at Colorado.
The Pleasant Avenue access at TH13 remains a right in and right out.
Concept 6 modified is identical to six except the Duluth/TH13 intersection
becomes ¾ and the new intersection at Franklin and TH13 becomes a full
access intersection.
Concept 9C utilizes a different approach and is shown on the attached graphic.
It is critical that MnDOT and the county support the option chosen. MnDOT and
Scott County support all three of the remaining options.
MnDOT is suggesting that if concept 6 were considered with a northbound ¾
access at Arcadia, the Pleasant Street northbound ¾ access would not be
allowed (but would instead remain right-in/right-out). MnDOT cites access
spacing and the lack of space to develop three left turn lanes in close proximity
to each other for this tradeoff.The County appears to concur with this position.
MnDOT points out that patrons to the south downtown can use a new ¾ or full
access intersection at Arcadia to visit south downtown. Since the previously
proposed ¾ access at Pleasant would be several hundred feet south of the
existing right in/right out, impulse buying will not a factor. MnDOT also points
out that since any movement into the south downtown is a destination visit,
using Arcadia to access the south downtown should equally serve the function
of the ¾ access at Pleasant street.
With the eventual closure of Main Avenue at County Road 21, a northbound
access from Highway 13 is important to the economy of the south downtown.
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The northbound access at Arcadia could serve as this south downtown access
as well as serve as a supporting roadway for northbound TH 13 to westbound
County Road 21.
Both design concept 6 and 6 modified result in a right in and right out
intersection at Pleasant and TH13. The rationale for this is the fact that the new
roadway will provide access to the south downtown area that does not need to
be repeated.
Conclusion
The EDA should determine which of the three concepts promotes economic
development of the downtown area in the short and long run and recommend it
to the city council.
ISSUES:
Whether we are aware of it or not, the city has, for some years now made
significant investments to develop roadways which support TH 13 and County
Road 21. On the south east we have invested in Park Nicollet Drive, Franklin
Trail, Duluth and Arcadia Duluth and Main—all of which are constructed and
operating. The single remaining support road is Arcadia/ Franklin Trail
extended south and east to TH13. This roadway will complete the downtown
transportation routes.
On a more short term note, The Digger’s site is and has been for sale for some
time. TOLD Company and Gonyea Land Development are contemplating the
purchase of the property. However, prior to doing so, they need to know the
city council’s final position on the new Arcadia/Franklin Trail intersection on TH
13. Without that intersection (either full or ¾), they believe that the property is
not developable for the retail project they contemplate on the Digger’s site.
TOLD and Gonyea have waited as the downtown study has evolved. Existing
downtown south businesses may believe this concept is not in keeping with the
2005 concept which called for a ¾ access at Pleasant. On the other hand, one
could argue that the new Arcadia/TH13 intersection serves that purpose and
the right-in/right-out further supplements access and egress.
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The decision tonight and on the 28 for the city council is which roadway
design should be included in the city’s comprehensive plan and capital
improvement program. The issue is not who builds/pays for the roadway. The
intention would be that a developer will build each segment with the exception
of Arcadia from Colorado to Pleasant which may be a city project. If the Told
project does proceed, TOLD would build the intersection and road segment
through the Digger property as part of their development subject to oversizing.
This question has received considerable investigation and discussion over the
last eight years. The city has adopted a strategic plan which says we value a
robust downtown. Over the years we have invested literally millions to serve
our downtown in the long term. We have invested in consultants to facilitate a
complete and public evaluation of in excess of 13 design alternatives
FINANCIAL
Each of the Concept 6 options cost approximately $5.6 million. Concept 9 is
IMPACT:
approximately $5.9 million. Funding options include: State Aid, street oversize
fund, developer contributions, 429 bonding, and tax abatement bonding.
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ALTERNATIVES: 1. Recommend that the City Council adopt Concept 6 to improve current and
future economic development opportunities in Downtown Prior Lake.
2. Recommend that the city council adopt Concept 6 modified.
3. Recommend that to council adopt Concept 9C.
RECOMMENDED Alternative #1
MOTION:
ATTACHMENTS:
1. Summary of Downtown South report steps.
.
2. Public Informational Meeting with Concepts 6, 6 Modified and 9C
3. 2030 Vision and Strategic Plan, pages 4-6.
4. EDA Business Plan, 2012
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