PL 03/29/1995 - 7080�
City of Fridley
A G E N D A
PLANNING COMMISSION MEETING WEDNESDAY, MARCH 29, 1995 7:30 P.M.
LOCATION: Fridley Municipal Center, 6431 University Avenue N.E.
CALL TO ORDER:
ROLL CALL:
APPROVE PLANNING COMMISSION MINUTES: March 15, i995
PUBLIC HEARING• CONSIDERATION OF A PRELIMINARY PLAT REQIIEST,
P.S. #95-01, BY THE ROTTLUND COMPANY, INC:
The Rottlund Company, Inc. is proposing this plat request in
conjunction with street vacation and rezoning requests in order
to construct 48 senior-only owner-occupied condominiums, 96
owner-occupied attached townhouses, and 26 owner-occupied
detached townhomes. The site is generally located south of
Mississippi Street, west of University Avenue, and north of
�� Satellite Lane.
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PUBLIC HEARING• CONSIDERATION OF A REZONING REOUEST. ZOA #95-01.
BY THE ROTTLUND COMPANY. iNC:
The Rottlund Company, Inc. is proposing this rezoning request in
conjunction with street vacation and preliminary plat requests in
order to construct 48 senior-only owner-occupied condominiums, 96
owner-occupied attached townhouses, and 26 owner-occupied
detached townhomes. The site is generally located south of
Mississippi Street, west of University Avenue, and north of
Satellite Lane.
Current zoning of the properties are R-3, General Multiple Family
Dwelling and C-3, General Shopping Center. The proposed zoning
district is S-2, Redevelopment District. The S-2 district
requires plan approval by the Planning Commission and City
Council.
The legal description for these requests are as follows:
Lot 1, Block l, Sylvan Hills Plat 6, accordi.ng to the plat
thereof of record in Anoka County, Minnesota; subject to street
easement conveyed by Document No. 714188; together with
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Planning Commission Agenda
March 29, 1995
Page 2
Lot 1, Block 1, Sylvan Hills Plat i, according to the plat
thereof of record in Anoka County, Minnesota; subject to street
easement conveyed by Document No. 930569; together with
The east 75.1 feet of Lot 3, alock 1, Sylvan Hills Plat 5,
according to the plat thereof of record in Anoka County,
Minnesota, being that part of said Lot 3 lying easterly of Lot 1,
Block 1, Sylvan Hills Plat 7; together with that part of abutting
64 1/2 Avenue, vacated, which lies southerly and westerly of a
line described in document recorded in Book 905, Page 427;
subject to street easement conveyed by Document No. 969625;
together with
That part of Lot 1, Block 1, Sylvan Hills Plat 5, according to
the plat thereof of record in Anoka County, Minnesota, and of
abutting 64 1/2 Avenue, vacated, which lies southerly and
westerly of a line described in document recorded in Book 905,
Page 427; together with
That part of the NW 1/4 of the SW 1/4 of Section 14, Township 30
North, Range 24 West, Anoka County, Minnesota (being also part of
Block 12, Lowell's Addition to Fridley Park, together with
abutting vacated alleys) which is more particularly described as
follows: Commenaing at a point on the North line of said NW 1/4
of the SW 1/4 distant 1,043.58 feet East from the ldorthwest
corner thereof; thence Southerly parallel with the Westerly line
of University Avenue Northeast, also known as State Trunk Highway
Number 47, as the same is laid out and constructed a distance of
158 feet; thence East parallel with the North line of said NW 1/4
of the SW 1/4 a distance of 155 feet, more or less, to the said
Westerly line of University Avenue Northeast, also known as State
Trunk Highway Number 47; thence North along the said Westerly
line of University Avenue, also known as State Trunk iiighway.
Number 47, a distance of 158 feet, more or less to the North line
of said NW 1/4 of the SW 1/4; thence West along the North line of
said NW 1/4 of the SW 1/4 a distance of 155 feet, more or less,
to the point of beginning. Subject to the rights of the public
over the North 73 feet thereof for road purposes. Expressly
subject also to the rights of the public for a service drive over
the East 30 feet thereof. �
Together with abutting streets vacated or to be vacated.
Lot 4, Block 1, Sylvan Hills Plat 5.
Lot 2, Block 1, Sylvan Hills Plat 6.
Lot 1, Block 1, Sylvan Hills Plat 8.
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Planning Commission Agenda
March 29, 1995
Page 3
This vacation request will vacate a portion of the University
Avenue Service Road south of Mississippi Street and north of
Satellite Lane, and a portion of 3rd Street immediately north of
Satellite Lane. The vacation request will also vacate a number
of drainage and utility easements within the development area.
The Rottlund Company, Inc. is proposing this vacation request is
conjunction with preliminary plat and rezoning requests in order
to construct a townhome project generally located south of
Mississippi Street, west of University Avenue, and north of
Satellite Lane. -
The legal descriptions for the proposed street vacations are as
follows: .
That part of existing public streets in Sylvan Hills Plat 5,
according to the plat thereof of record in Anoka County,
Minnesota, described as follows:
Lot 2, Block 1, Sylvan Hills Plat 5, except the north 40.00 feet
thereof; together with
That part of 64 1/2 Avenue and of Lot 1, Block 1, Sylvan Hills
Plat 5, lying northerly and easterly of a line as described in
document recorded in Book 905, Page 427, Anoka County; together
with that portion of service drive as shown on Sylvan H311s Plat
5, which lies north of the easterly extension of the straight-
line portion of the south line of Lot 1, Block 1, Sylvan Hills
Plat 5;
Except that part of the foregoing which lies east of a line drawn
30 feet west from, and parallel to, the east line of said service
drive, and north of a line drawn 135 feet south from, and
parallel to, the easterly extension of the north line of said Lot
2, Block 1, Sylvan Hills P1at 5.
All of 3rd Street as dedicated on the plat of Sylvan Hills Plat
5, Anoka County, Minnesota, lying easterly of the east line of
Lot 4, Block 1, said Sylvan Hills Plat 5, and westerly of the
west line of Lot 1, Block 1, said Sylvan Hills Plat 5, and
northerly of the following described line:
Commencing at the northeast corner of said Lot 4, Block l; thence
on an assumed bearing of South 00 degrees 13' 20" West, a
distance of 123.00 feet, along the east line of said Lot 4;
thence a distance of 31.43 feet, along a tangential curve,
concave to the northwest, said curve having a central anqle of 89
degrees 56' 40" and a radius of 20.02 feet, to the actual point
Planning Commission Agenda
March 29, 1995
Page.4
of beginning of the line being described; thence North 80 degrees
17' 40" East and a distance of 101.52 feet, being a point on the
south line of Lot 1, Block l; Sylvan Hills Plat 5, and said line
there terminating.
The legal descriptions for the proposed easement vacations are as
follows:
A ten foot drainage and utility easement lying along the westerly
lot line of Lot 1, Block 1, Sylvan Hills Plat 6.
A ten foot drainage and utility easement lying along the
southerly lot line of Lot l, Block 1, Sylvan Hills Plat 6.
A ten foot drainage and utility easement lying along the
easterly, northerly, and westerly lot lines of Lot 2, Block 1,
Sylvan Hills Plat 6.
A six foot drainage and utility easement lying along the westerly
and northerly lot lines of Lot 1, Block l, Sylvan Hills Plat 8.
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A ten foot drainage and utility easement located in the southwest �
corner of Lot 1, Block l, Sylvan Hills Plat 7. �
A ten foot NSP easement per pocwaent #285903 lying over Lot 1,
Block 1, Sylvan Hills Plat 8 and over Lot 2, Block l, Sylvan
Hills Plat 6.
RECEIVE THE MINUTES OF THE ENVIRONMENTAL OUALITY & ENERGY
COMMISSION MEETING OF FEBRUARY 22. 1995
RECEIVE THE MINUTES OF THE HUMAN RESOURCES COMMISSION MEETING OF
MARCH 2, 1995
OTHER BUSINESS•
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CITY OF FRIDLEY
PLANNING COMMISSION MEETING� MARCH 15� 1995
CALL TO ORDER•
Chairperson Newman called the March 15, 1995, Planning Commission
meeting to order at 7:34 p.m.
ROLL CALL:
Members Present: Dave Newman, Dave Rondrick, Diane Savage,
Brad Sielaff, Dean Saba
Members Absent: LeRoy Oquist, Connie Modig
Others Present: Scott Hickok, Planning Coordinator
Michele McPherson, Planning Assistant
Judith Konseln, 5828 2 1/2 Street N.E.,
Fridley, Minnesota
A1 & Kathy Roesler, 5955 - 3rd Street N.E.
Martin & Emily Dykhoff, 5810 - 3rd Street
N.E.
Terry Hart, 6000 - 3rd Street N.E.
Delores DeMars, 1130 N.E. Fireside Drive
^ Joyce Trehisonsky, 4525 Ewing North,
Robbinsdale, Minnesota
Bruce Boegel, Holiday Plus
A1 Brama, 1699 Radisson Road, Blaine, NIl�T
APPROVAL OF FEBRUARY 15. 1995, PLANNING COMMISSION MINUTES:
MOTION by Mr. Saba, seconded by Ms. Savage, to approve the
February 15, 1995, Planning Commission minutes as written.
IIPON A VOICE VOTE, ALL VOTING AYE, CBAIRPERSON NEWMAN DECLARED
THE MOTION CARRIED IINANIMOIISLY.
APPROVAL OF AGENDA:
Mr. Newman stated the Lyndale Terminal Company had asked that
their request for special use permit, SP #95-03, for Holiday Plus
be tabled until April. Therefore, the public hearing will not be
conducted.
MOTION by Mr. Kondrick, seconded by Mr. Sielaff, to approve the
agenda as amended.
IIPON A VOICE VOTE� ALL VOTING AYE� CHAIRPERSON NEWMAN DECLARED
THE MOTION CARRIED IINANIMOIIBLY.
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PLANNING COMMISSION MEETING� MARCH 15, 1995 PAGE 2
1. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMiT #95-
04. BY ALBERT BRAMA FOR AUTO-TECH RESOURCES:
Per Section 205.17.O1.C.{9) of the Fridley City Code, to
allow an auto repair garage to be located on Lot 3, Block 1,
Central View Manor 2nd Addition, generally located at 1175 -
73 1/2 Avenue N.E.
MOTION by Mr. Kondrick, seconded by Mr. Sielaff, to waive the
reading of the public hearing notice and to open the public
hearing.
IIPON A VOICE VOTE, ALL VOTING AYl;, CHAIRPERSON NEWMAN DECLARED
THE MOTION CARRIED AND TH8 PIIBLIC BEARING OPEN AT 7s38 P.M.
Mr. Hickok stated the request is for a special use permit for an
auto body repair shop located at 1175 - 73 1/2 Avenue. The
property is zoned M-1, Light Industrial. The property is located
north of 73 1/2 Avenue and east of Highway 65. The surrounding
properties are zoned commercial towards Highway 65. There is M-
1, Light Industrial, zoning to the east. To the north is a mix
of mobile home residential and also a small retail property.
Mr. Hickok stated in July, 1994, the City Council approved a
to allow the creation of a new structure for Rite-Way Mobile
Repair. This structure is 13,000 square feet and would
accommodate the Rite-Way �+Iobile Home Repair business as well
possibly two other tenants.
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Mr. Hickok stated this request is to allow a body shop to be
constructed within this multi-tenant building. The body shop
would be in the easterly portion of the building and would
utilize the rear screened storage area constructed at the time of
the original construction. That area has a privacy fence to
screen the area from the adjacent properties. The property has
been landscaped and there is a parking area for customers and
employees to the south which is the front of the building.
Mr. Hickok stated the Sign Code requires that multi-tenant
buildings with three or more tenants are required to comply with
the sign criteria so we have a consistent package for signage.
This tenant would be asked to comply with these requirements.
Mr. Hickok stated the petitioner would be required to comply with
Chapter 18 which relates to the licensing and business
specifications for a body shop including the criteria for
ventilation, spray booth operation; and gives specifics for the
fees and procedure for licensing. As part of this, there would
be a license investigation by the police department which is
standard pracedure and which must be in place. Staff is asking
this be done before the request goes to the City Council. ^
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Mr. Hickok stated to the west of the subject property a multi-
tenant auto mall that had been proposed. Some of the
stipulations come from that request. To the north, there is a
residential district. The stipulation stating there be no repair
before 7:00 a.m. or after 9:00 p.m. would mean fewer implications
to the property owners to the north. Since a stipulation was
used for that project, staff felt it appropriate for this use
also.
Mr. Hickok stated staff has reviewed the request and recommends
the Planning Commission recommend approval of the rec�uest with
the following stipulations:
1. The petitioner and his successors shall comply with all the
M-1 Requirements for outdoor storage. _
2. All signs shall comply with the City Sign Code and Sign
criteria approved by the City Council for this building.
3. The petitioner or successors shall comply with all
provisions of Chapter 18 of the City Code.
^ 4. There shall be no storage of junk or inoperable vehicles
visible to the public right-of-way.
5. There shall be no body damaged vehicles or vehicles missing
body component parts visible to the public right-of-way.
6. No vehicle display or sales shall be permitted on this site.
7. Auto body repair and painting tenants shall comply with EPA
regulations to control odor emissions and haza�dous
materials.
8. There shall be no repair of automobiles before 7:00 a.m. or
after 9:00 p.m.
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9. The petitioner shall comply with all Fire Department
regulations. �
lo. The petitioner shall apply for and receive permits for the
spray booth and flammable liquid storage.
11. Issuance of the special use permit shall be contingent on
approval of the County's hazardous waste generator's license
and the City's Motor Vehicle Body Repair license.
Mr. Rondrick asked how many square feet would be occupied by this
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PLANNING COMMIS3ION MEETING. MARCH 15, 1995 PAGE 4
Mr. Hickok stated this business would occupy 4,300 square feet.
Mr. Sielaff stated he had questions regarding the required
permits. Stipulation #7 requiras compliance with EPA
regulations. Does this mean the petitioner must get a permit?
How is this regulated?
Mr. Hickok stated the County is the local authority for hazardous
waste generators. The State also has to sign off on the
operation of the auto body repair. They check that the emission
standards are appropriate. Al1 of the inspection for these
different items are standard for all body shops and are
inspections that are primarily performed by the County.
Mr. Kondrick asked if the City followed up to see that the County
and State have checked the operation.
Mr. Hickok stated the City signs off on the use at least for the
County hazardous waste generator. As far as the EPA odor
emissions, he thought the City received verification but the City
did not sign off. He would have to follow up to be sure.
Mr. Sielaff stated he would like to know if this
permit from the MPCA. There is a permit by rule
allowed to do it without parmit. He wondered if
requires an individual permit.
requires a
where they are
a body shop
Ms. McPherson stated she had spoken with the County's hazardous
waste person. The petitioner is required to get a State EPA
number for generating hazardous waste soothere is an.application
process for the handling and storing hazardous materials. This
number is required before getting a hazardous waste generator's
license from the County. The County does the inspections and
works with the applicants to make sure the paperwork is filled
out and that they comply with the State requirements.
Mr. Sielaff asked if it was up to the County to enforce.
Ms. McPherson stated yes. However, the fire department also has
a permit which needs to be filled out at the local level, and
they make sure the storage is proper.
Mr. Sielaff asked what the difference was between the fire
department permit and that of the County.
Ms. McPherson stated the fi�re department is looking at the
storage. The County and the EPA are of in charge of generating
lists of the hazardous chemical that are being handled, the type
of waste, how much waste, and whether the waste is or is not
hazardous. It sounds as if they must take a strong inventory of
what is being disposed.
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Mr. Sielaff stated the other issue is the odor emissions. He
asked if there were other paint booth operations in the City and
if there was anything different about how those operations.
Mr. Hickok stated there are other paint booth operations, some of
which are close to residential areas. This is consistent with
what other body shops have done and there is an annual review.
If there are any issues of compliance, that would come up also.
Mr. Brama stated he had no additional comments. He wants to move
his operation to Fridley to get closer to home.
Mr. Kondrick asked if he had any problems with the stipulations.
Mr. Brama stated he had no questions. He has already gone
through this.
MOTION by Mr. Kondrick, seconded by Mr. Saba, to close the public
hearing.
IIPON A VOICE 90TE, ALI� VOTIDTG AYE, CHAIRPERSON NEWMAN DECLARL�D
THE MOTION CARRIED AND TSE POBLIC HEARIIdG CLOSED AT 7:48 P.M.
^ Mr. Kondrick stated he had no problem with the request. The
stipulations are well thought out and appropriate for the
facility and the location. It seems that consideration has been
taken for the neighbors close by for their protection and for the
other tenants in the building. He would recommend approval.
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MOTION by Mr. Kondrick, seconded by Ms. Savaqe, to recommend
approval of Special Use Permit, SP #95-04, by Albert Brama for
Auto-Tech Resources to allow an auto repair garage to be located
on Lot 3, Block 1, Central View Manor 2nd Addition, generally
located at 1175 - 73 1/2 Avenue N.E., with the following
stipulations:
1. Tha petitioner and his successors shall comply with all the
M-1 Requirements for outdoor storage.
2. All signs shall comply with the City Sign Code and Sign
criteria approved by the City Council for this building.
3. The petitioner or successors shall comply with all
provisions of Chapter 18 of the City Code.
4. There shall be no storage of junk or inoperable vehicles
visible to the public right-of-way.
5. There shall be no body damaged vehicles or vehicles missing
body component parts visible to the public right-of-way.
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PLANNING COMMI83ION IeIEETING, MARCH 15, 1995 PAGE 6 �
�- 6. No vehicle display or sales shall be permitted on this site.
7. Auto body repair and painting tenants shall comply with EPA
regulations to control odor emissions and hazardous
materials.
8. There shall be no repair of automobiles before 7:00 a.m. or
after 9:00 p.m.
9. The petitioner shall comply with all Fire Department
regulations.
10. The petitioner shall apply for and receive permits for the
spray booth and flammable liquid storage.
11. Issuance of the special use permit shall be contingent on
approval of the County's hazardous waste generator's license
and the City's Motor Vehicle Body Repair license.
IIPON A VOICE VOTE� WITH MR. NEWMAN� MR. RONDRICR� M8. SAVAGE AND
MR. SABA VOTING AYE AND MR. SIELAF'F ABSTAINING� CBAIRPERSON
NEWMAN DECLARED THE MOTION CARRIED.
Mr. Hickok stated the City Council would review this request on �
Apri1 17. �
2. CONSIDERATION OF A SPECIAL USE PERMIT SP #95-Q3 BY LYNDALE
TERMINAL COMPANY;
Per Section 205.15.01.C.(11) of the Fridley City Code, to
allow garden centers or nurseries which require outside
display or storage of inerchandise, on Lot l, Block 1,
Holiday North lst Addition, generally located at 250 - 57th
Avenue N.E. (Holiday Plus Store)
Mr. Newman stated a public hearing had been scheduled for this
date. Since the petitioner has requested the item be tabled,
when would the public hearing be rescheduled?
Mr. Hickok stated the petitioner has requested 30 days to address
some of the City's concerns. At this point, it looks as if this
request would be heard on April 24. All appropriate parties will
be re-notified at that time. �
3. CONSIDERATION OF A VACATION RE4UEST, SAV #95-01 BY THE CITY
OF FRIDLEY•
To vacate all that part of the egress road from T.H. 47
(University Avenue, lying over Lots 29 and 30, Block 12,
Hyde Park, in order to construct a single family home on the
property, generally located at 5900 - 3rd Street N.E.
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'� PLANNING COMMISSION MEETING MARCH 15 1995 PAGE 7
Ms. McPherson stated the request is generally located in the 5900
block of 3rd Street. It is located very close to the
intersection of 3rd Street and 60th Avenue N.E. The request
would vacate that portion of the slip-off road from the west curb
line of University Avenue to the 3rd Street curb line.
Ms. McPherson stated the City chose, in 1969, to provide an
access to the commercial properties located along the westerly
boundary of University Avenue. At that ti.me, the city moved ta
acquire the property at 5981 - 3rd Street which is composed of
two legally described lots, Lots 29 and 30 of Block 12, Hyde
Park. There was a dwelling located on the property at that time.
The age of that dwelling was undetermined. The first permit of
record in the address file was issued in 1965 to re-roof the
structure due to storm damage. In 1971, the City moved to
condemn the property to provide access to commercial properties
along 3rd Street. This decision occurred as a result of a study
done in 1969. The condemnation did not occur as the property
owner chose to sell the property to the City to complete the
improvement. The slip-off road was constructed as part of a
public improvement project in.1970 and 1971. Properties assessed
for the project including those fronting both sides of 3rd Street
n and those on the east side of 2 1/2 Street.
Ms. McPherson stated, at this time, the City owns the two lots
which the road crosses so this request is unique in the fact that
we are not asking to vacate a dedicated right-of-way. The City
Attorney advised that, because public use has been established
over this particular property, it was best to process a formal
vacation request to allow for public comment and testimony.
Ms. McPherson stated the City, in�October 1994, purchased 5973 -
3rd Street which is located just south of the subject parcel. On
this parcel was Custom Mechanical which was the original
commercial property in Hyde Park. The purpose of purchasing this
property was to remove the commercial building and to sell the
property for a single family dwelling. This would fulfill the
purpose of Hyde Park which�is to promote residential
redevelopment in this particular part of the City. If the
vacation request is approved, the City intends to sell this
property to allow construction of a single family dwelling. As
part of the vacation, the City would remove the blacktop from the
curb line of Highway 47 to 3rd Street, reseed the area, and widen
3rd Street to a full two-way width. 60th Avenue would have a new
curb line and access would still be available to those persons
using the alley located between University Avenue and the
residences north of the subject parcel.
� Ms. McPherson stated the E�gineering Department has determined
that there are a number of dr�inage improvements which will need
to occur to assure that the street and subject parcel will drain
PLANNING COMMISSION MEETING, MARCH 15. 1995 PAGE 8
properly. The original public improvement project for 1970
included approval from the Minnesota Department of Transportation
(MnDOT). Staff has had conversations with MnDOT and the City has
some legal paperwork to complete to officially close the access
from MnDOT. Once the pavement has been removed and
reconstructive work has been completed, the City intends to
install a fence along University to completely close access and
will devise additional screening similar to what is currently
along the westerly fence line of University Avenue.
Ms. McPherson stated staff recommends the Planning Commission
recommend approval of the vacation request to the City Council
with the following stipulations:
1. Access shall be returned to MnDOT via a Quit Claim Deed.
2. 3rd Street and 60th Avenue shall be reconstructed to provide
improved traffic flow and aesthetics.
Mr. Kondrick stated, when the access road was first constructed,
properties were assessed for the improvements. Will there be any
assessments when this is closed?
Ms. McPherson stated no.
Mr. Newman stated the site plan indicates a green area to the
north of the proposed parcels. Who owns this area?
Ms. McPherson stated this property is currently part of the
right-of-way. The City would continue to use this area for snow
storage. She estimated the width of area to be 60 feet.
Mr. Newman suggested using this property to enlarge the lots to
make the lots more buildable.
Ms. McPherson stated the lots are currently 10,000 square feet.
Because the two lots are already individuai tax parcels, the City
wanted to reduce the expense required by replatting.
Mr. Newman stated the right-of-way is 60 feet. The lots are 40
feet. He suggested that, if the lots were 50 feet and there were
constructed single level townhomes, the City might get more value
from the lots.� �
Ms. McPherson stated this may be an option. It would however
require rezoning or granting a variance.
Ms. Roesler stated they lived next to the Custom Mechanical
property. Staff stated the City was going to reseed. What is
going to happen to the Custom Mechanical property? It is a mess.
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Ms. McPherson stated, when the structure was torn down, it was
very late in the year. As part of demolition contracts with the
City, one stipulation is that the demolition contractor needs to
reseed or resod the property. The contractor will be reseeding
this spring.
Ms. Roesler asked if the construction of the fence would include
the Custom Mechanical property also. .
Ms. McPherson stated at this time staff has not looked at this.
Mr. Kondrick asked if the fence stops before the Custom
Mechanical property.
Ms. Roesler stated Custom Mechanical was their security fence.
Now, pedestrians are going across their•yard like the freeway.
She spoke with Ms. Dacy about it who said the City might be able
to put up some type of fence to give them the privacy they are
used to. The property is accumulating garbage because the
children are using it for a playground.
Mr. Kondrick felt this would stop when a building goes up. He
^ did appreciate the fact that this can be a collection point for
kids.
Ms. Roesler asked how soon the access would be closed off.
Ms. McPherson stated, regarding the fence, a decision has not
been made. There is an opportunity for comment to the City
Council at the public hearing. Regarding the timing to close the
access, it will take April and May•to get through the vacation
process. The Engineering Department has been notified that this
is to be included in the 1995 street projects. At this point she
cannot give a definite date. The City will do what they can to
expedite the construction.
Ms. Roesler stated their yard has been torn up making it
difficult to mow their yard.
Ms. McPherson stated, regarding the demolition, staff will make
sure the contractor gets out there as soon as possible.
Mr. Saba asked if they felt the problem in that area would slow
down when the access is taken out.
Ms. Roesler stated she did not know. She sees a lot of young
people cutting across University Avenue, jumping the fence and
going down to 60th. The litter is a problem.
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Mr. Newman asked her opinian about closing the access.
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PLANNING COMMI83ION MEETING, MARCH 15. 1995 PAGE 10 �
Ms. Roesler stated she was okay with cutting off the access.
Some mornings there is a lot of traffic going by. When
University Avenue traffic slows, drivers will use the slip-off to
go down Third to the traffic signal to have access to the freeway
more quickly.
Mr. Sielaff asked if this project would be done this year.
Ms. McPherson stated it is the City�s intent to have this done
this year. The City would like to dispose of the properties as
soon as possible. Staff will take all public comment into
consideration.
Ms. Konseln stated she has lived in the area for 24 years and
plans to stay. She has used the access road for all the 24 years
she has lived there and she does not want to see that road closed
off.
Mr. Kondrick asked how she would get home if the access were
closed.
Ms. Konseln stated she would have to go down 60th or 61st. There
are other ways but those are longer.. �
Mr. Kondrick asked her opinion about the traffic being slower or
there being fewer cars.
Ms. Konseln stated it does not bother her one way or another.
She knows a lot of people who use that_road and really like it.
Mr. Dykhoff stated he would like to see that intersection torn
up. It is a dangerous intersection. At 3rd Street, only one car
can get through there. He would approve of taking the slip-off
out. . -
Mr. Saba stated he thought that would reduce the traffic in that
area.
Mr. Dykhoff stated he does not use the slip-off. Traffic that
does use it comes through there at 40 miles per hour.
Mr. Roesler stated he recoxnmended taking out the slip-off
because, at the stop sign, the street is narrow. In the winter
with the snow, there is only enough room for one car to go
through that narrow strip. There is a lot of heavy truck traffic
through there. The trucks go down 3rd Street to get to park by
the Hardee's Restaurant on 3rd Street.
Mr. Kondrick asked if Mr. Roesler had seen semi trucks going ^
through there.
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PLANNING COMMISSION MEETING MARCH 15 1995 PAGB 11
Mr. Roesler stated yes, there are semis that come through there.
Traffic does not stop at the stop sign. There will be an
accident at that area. Also, cars come off the slip-off and turn
right to go north. The slip-off was designed for traffic to go
south.
Mr. Saba stated it is something long overdue. There is much we
have to do for that area. This is a big first step in making
this a better, quieter and safer neighborhood.
Ms. Savage agreed.
Mr. Kondrick agreed. He is in favor of the closure of the slip-
off as well.
Mr. Saba asked if the City could do more plantings along the
green area to separate the area from 60th and give the area more
of a neighborhood feeling. � •
Ms. McPherson stated they could add some trees.
Mr. Saba stated, if a business were there, the City would require
� some trees or plantings. He thought the City should consider
doing this. °
Mr. Newman stated the City Council and the City has made a
decision to make this should become a residential area and to do
what we can to reach that goal. This is consistent for the
planning direction for this area.
Mr. Kondrick asked if 3rd Street will be widened.
Ms. McPherson stated the street will be widened by the two lots.
The street was narrowed originally with the intention to make it
a one-way street. The section by the two lots will be widened to
make it match what is existing.
MOTION by Mr. 5aba, seconded by Mr. Sielaff, to recommend
approval of Vacation Request, �95-01, by the City of Fridley, to
vacate all that part of the egress road from T.H. 47 (University
Avenue, lying over Lots 29 and 30, Block 12, Hyde Park, in order
to construct a single family home on the property, generally
located at 5900 - 3rd Street N.E., with the recommendations as
presented and with the following stipulations:
1. Access shall be returned to Mn�T via a Quit Claim Deed.
2. 3rd Street and 60th Avenue shali be reconstructed to provide
�"``, improved traffic flow and aesthetics.
PLANNING COMMISSION ME$TING, MARCH 15, 1995 PAGE 12 �—,
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON NEWMAN DECLARED
THE MOTION CARRIED IINANIMOU3LY. •
Ms. McPherson stated the City Council will be establishing a new
public hearing for April 17: Notices will be sent.
4. RECEIVE THE MINUTES OF THE PARKS & RECREATION COMMISSION
MEETING OF FEBRUARY 6. 1995
MOTION by Mr. Kondrick, seconded by Mr. Saba, to receive the
Parks & Recreation Commission minutes of February 6, 1995.
IIPON A VOICE VOTE� ALL VOTING AYE, CHAIRPLRSON NEWMAN DECLARED
THE MOTION CARRIED IINANIMOIISLY.
5. RECEIVE THE MINLITES OF THE HOUSING & REDEVELOPMENT AUTHORITY
MEETING OF FEBRIIARY 9, 1995
MOTION by Ms. Kondrick, seconded by Ms. Savage, to receive the
Housing & Redevelopment Authority minutes of February 9, 1995.
IIPON A VOICE VOTE, ALL VOTING AYB, CHAIRPERSON NEWMAN DECLARED
THE MOTION CARRIED IINANIMOIISLY.
ADJOURNMENT
MOTION by Mr. Kondrick,•seconded by Ms. Savage, to adjourn the
meeting. .
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPEIt30N NEWMAN DECLARED
THE MOTION CARRIED AND THE MARCH 15, 1995, PLANNING COMMI38ION
MEETING ADJOIIRNED AT 8:15 P.M.
Respectfully submitted, .
v �� .
Lavonn Cooper
Recording Secretary -
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CITY OF FRIDLEY PR�JE�
DESCRIPTION OF REQIJE.S°r:
The City of Fridley and Rotrlund Homes have submitted development plans to redeveloP the Southw'�t camer of
the University Avenue and Mississippi Sire�t intersection. Three requests have been fled:
A. Vacation request, SAV #95-02, to vacate the public right-of-way for the University Avenue frontage road
and drainage and utility easements that aze along the existing the lot lines in the subject properiy
B. Rezoning request, ZOA #f95-01, to rewne the property from C-3, Ge�eral Shopping Center and R 3,
Multiple Family Dwelling to S-2, Redevelapment District.
C. Plat request, PS �t95-01, to plat the 14 acres W accammodate dedicalian of �e 3rd Sireet extension to
Mississippi Sireet and to create the condominium lots.
Rottiund Homes' submittal includes two site plans. 'Ttce first site pian has been ide�tified in this report as Rottlund
"A" . It proposes 172 units. Two 24 unit semor condominiums are proposed in the northeast comer of the site, six
16 unit buildings are proposed in the central portion of the site, and 28 detached empty-nester townhomes are
proposed 'm the southwest corner of the site along Satellite Lane. An alternate site plan has also been submitted•
It is identified in this report as the Rottlund "B" aption. It proposas 152 imits, the differe�ce being that t�►e northwest
corner of the site contains 28 two story townhomes with two car attach� gazages. In tivs p1an, there are four housing
unit types; C011�jpminnimc� the 16 unit buildings, the two story townhomes, and the em�.y �ster townhomes.
SUNIlVIARY OF bSSUFS:
The Planning Commission has asked that two meetings be used to review the development plan. The putpose of
the first meeting is to review five key aspects about the development plan. The Planning Commission should provide
direction to the staff and developer about these five issues so that additional refinements can be made to the plan
for consideration by the Commission in April..
The five issues are:
A. Locarion of the 3rd Street and Mississippi Street inters�tion
B. Archit,ecture
C. Housing products; 16 unit buildings versus two-story townhomes
D. Site design
E. Buffers
PROJECT DETAILS
Petition For: Rezoning from G3, General Shopping Center district and R-3, General Multiple Family Dwelling to S-�n
Redevelopment Distriet,
I.ocadan
of Property:
Legal Description
of Property:
Size:
Preliuiinaty Plat
Vacarion of streets and easements
Southwest comer of Mississippi Street and University Avenue
See attached
14 acres
Topography: Mostly flat, some grade change from Northeast to Southwest
Existing Very little; typically urban, some strcet trces; sod
Vegetation:
Existing New plat to be fided "Stonegate"
Zoning/Platting:
Availability Connecteci; however, reconsttuction is scheduled to occur for new development
of Municipal
Ut�7ities:
Velucular Satellite Lane, 3rd Street, Mississippi Strcet
Access:
Pedestrian
Access:
Engineering
Lssues:
Building
Heights
Site Planning
[ssues:
Comprehensive
Planning Issues:
Public Hearing
Comments:
Proposed as a seri� of off-strcet paths and trails
Conc�m with storm water drainage, intersection c��ections, and maintaining a.�ess to �eighborhoods
Empry Nester
Two Story Townhomes 27'
Attached Townhomes
$eIIlOI' COIIdOminmmc
22'
28'
$��
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Project Details
Page 2
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WFST:
SOUTH:
Et�ST:
ON RTH:
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,�nTAC�rr srrFs
M-1, Light Industrial
R 1, Single Family
S-2, Redevelopment
C-3, General Shopping Center
r��
Single Family Residential
Office, Civic, Medical Office
Retail
DEVELOPMEN'I' SITE ANALYSLS
Southwest Ouadrant Histor.X
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The southwest corner of the University Avenue and Mississippi Street int�ction was �abtished a� p� of the Center City Tax Increment
Financing Disirict in 1979. The properly encompasses ten acres and includes the liquor store, the former Rice Plaza Shopping Center
site, the Dairy Queen site, the auto repair site, die car wash, Burger King, and Mississippi ROW Shopping Center. Since 1979, the City
Council and HRA have considered a number of proposals for the site. The Lou Lundgren project was considered in the latter part of
1985. Proposed was a multi-story apartment building of 340 units as well as 60,000 - 100,000 square feet of retail and office space.
�►rrher, a 12 story elderly housing project was also proposed. The projed did not proceed, and the HRA tried to solicit interest in the
site since that time.
Becaase of �e changes in the real � market, the HRp a�i 1�e Ci�, Council ree��� � original vision for the property beginning
in 1994. The HRA and the City Council decided to pursue an owner-occupied housing development. A Request for Qualification and
Praposat Process was therefore initiated in the S�mmer of 1994. It was also decided to acquire a� demolish the four apariment bu�dings
along Satellite Lane and to in�lude the area in the redevelopment site.
Request for Proposal Proces.s• DevelopPr Selecrion
Concunent with �e RFP process, the HRA and the City Cotmc� aL� awi�orized hiring of "design consultants" to help the CitY ProPose
"guidelin�" for the development of the Southw� Quadrant. 'I�vo consulta�s were hired; e,ach for a specific pucpose. McCombs, Frank,
Roos was hired for the site design analysis, and Close and Associat�s was hired for azchitect�u�al expertise. The Planning Commission
prepared the initial draft of the guidelines, and the City Council and the HRA reviewed and approved the guidelines. There were,
however, differences in opinions on how the site should be designed.
The City Council and the HRA did not lr�ce as one member put it, "the barracks" approach as exemplified in the two options prepared
1�' the consulta�ts. Another key consideration in the City Council and HRA's decision making process was whether to acquire the four
�aitment lxrildings. If accomplished, what would the priwdte market provide? A Irigher density than normally considered was agree�
to be considered.
Further, the City Coimcil a�d the HRA asked for inclusion of a senior-onlY hausing Prod�x and to i�clude a public space or "focal poi�"
to provide �me type of community element into the plan.
The City Council and HRA dir� staff to acquire the four apartment buildings and to i�lude it in the redevelopment project area.
An RFQ proposal was received by three developers.. The City Council and HRA selected Rottlund based on eight criteria:
A. Total market value of the projecdmarket value per unit
B. Taxes to be generated
C. Approach on the seniar housing element
D. Approach on the townhouse density
E. Adherence to the design guidelines
F. Mazketability — what is safe in the marketplace?
G. Quality of construction
H. Responsiveness and poternial for parmership
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c Rottlund Applications
Development Site Analysis
Page 2
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As a result of the City Council and HR�► diredion. a Contr"�ct for Exclusive Negofiation was executed with Rottlu�l in January of 1995.
A neighborhood meeting regazding the project was conductal in FFebruarY witb both the single famiiy homeowners in the neighborhood
and ti�e apartmern owners and tenants on Satellite Lane•
�asis for Develvnment Plan Review
Because the development is located in a redevelopment disnict, a rezoning aPPlication t° change the zoning to the S-2, Redevelopment
District is appropriate and is cansistent with past redevelogment Proje�ts.
The S-2 disirict does not provitie any specific requ3rements as is typically found in other zoning districts; it es�Nxally PI'ovides for a
"PUD" approach. The S-2 district dces state that the "performance standards° referred to in "comparable" districts be used. The
performance standards in the R 3 district are general 'm naa�re and do not dictate any standards regarding lot area, setbacks, height, etc-
The standards primarily pertain to screening standards and maintenance issues.
Because the development is a redevelopmern Project, unPosinS the tYPical standards u'e not appropriate. The S-2 district provides the
City and the developer with maximum site plan flean'bility W achieve the goals of the redevelapment.
In order to provide "design" guidance far the project a�d to assess how it would relate to tbe remaining areas of the Center city district,
the City Council and HRA authorizefl the "hiring" of design consultants.
The goals of the design guidelines are:
A. Develop a design gattern of comgatx`bility between adj� neighborhoods and with the character of �e City.
� and materials to romote initial sales and lasting home
B. Foster quality site design and architecttual de.sign, detailing, P
values.
C. Promote p�ian circulation, and Public and semi public spaces ttiat foster neighborhood vitality and aze unlikely to
become security conceras-
D. Create a strong sense of neighborhaod and a uaique image.
E. Foster design flelu'bility bet�veen the developer and the City.
Develonment Analysis
Rattlund Homes has submitted two site plans. The plans will be referred to as "Rottlund A" and "Roulund B". The Rottlund A plan
propos� 172 imits in the 14 acre site. Three housing types are Pmposad: `18 seni°r �°nd°minium units, � units for move-up housing,
and 28 units for empty-na�ters. Acc�s to the site is provided by an e�ension of 3rd Street from Satellite Lane intersecting in Mississippi
Street immediately at the end of the existing median. The Proi�osed intersecaon is 1°cated east of the existing temporary roadway.
Concem was raised about �e 16 unit buildings. Sp�ifically, there was a concem about the provision of semi-private open space, the
interior units would receive one means of light iuto the building, a� a concem about the amount of asphalt on ti�rce sides of the building.
The �veloper was instructed to provicie an alternative site plan wbich would address these issues. The site plan is refeired to as "Rottlund
B".
The Rottlund B plan proposes the sa� 3rd Street alig�ent, but in�ad of the t� 16 unit buildings in the northw�st comer of the site,
it proposes 28 two story detached townhomes with a two caz attached gatage.
��ocation of the 3rd Sir�ppi Sfreet Inte�tion
Four alternaiives have been develaped to evaluate the appropriate design of the 3rd Street intersection to Mississippi Street. A matrix
idenrifying the pros and cons of each of these aptions has been prep�'ed an+d is auached.
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Rottlund Applications
Development Site Analysis ' '
Page 3
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During the development of the design guideiines, die original alignment dyscussed y�,as conn�ion of 3rd Strcet in an"S" shape from
Mississippi Street opposite the 2,nd Street intersecrion to Sabellite Lane. The develapers ParticiPating in the RFP process were made awaze
of this configuration and were told that it was die City's desire to provide some type of connection to Mississiippi Stireet, the alignment
of which would be discussed during the pianning proc�ss.
Both Rottlund A and Rottlund B plans propose d�e inters�ion east af where the existing 3rd Street inters�tion is �w located. The
existiing i�ersection is aligned with the HollY C�''S i�on, Providing for a full movement inter�tion. TI� pmposed interseclion
in the Rottlund A and Rottluad B plans moves that intersearion to the east, immediately at the end of the existing median m Mississippi
Street.
Staff asked the developer to evaluate what is l�own as the 2nd Street ^C^ opnon, Tye 3rd Str�t alignment would be aligned across
2nd Street and could take one of two routes. 1be first route would be straight south to tl� eJCisting Satellite Lane/Mercury Drive/Jupiter
Drive inters�tion. The second route would be the "S" shaped curve that was originally disc,vssed. The rationale for this option was
to not only line up the intersecfion with 2n,d Street, but also to provide a potential joint access with RAO Manufacturing, and also to
provide continuity to the existizng str� inters�tion on Satellite Lane. The developer expressed a significant concem about these options
because of a variety of factors. First, the developer was reluctant to share an access with an industiy because of marketing conc$rns.
Second, they wanted to create a major entca�e or statement coming mto the development, and they would prefer the iIItersection as
proposed in the A or B plans. Third, a ce�alized public street access provides better access into each of the housing products..
Mississippi Street is a County right-0f-way. A�ka Couniy reviewed the plans and traffic study. Anoka County would prefer to have
the intersecdon remain in its existing locatiam. They do not agree with moving the intersection to the east because it will create an
awkwazd i�er�ction movement for thraugh �c coming from 3rd Str�t across 1VGssissippi Street into Holly Center. They also have
concern,s about moving the intersection claser to University Avenue and would prefer the maximum amount of distance from the
intersecfion.
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All of these options nced to be discussed as put of the public hearing. The neighbarhood may have some i�ut as to wluch alignmem
it would prefer. It seems that the c�mpromise �on would be to develop a site plan arouad a road 'mtersec�ion that mirrors �e e�sting
alignmern and intersection. Realigmng �e 3rd Si�et inteisecrion to accommodate the A�ka Couaty D option would eliminate the abiliiy
to locate the 16 unit buildings in the northwest c�r of the site; however, the two stary townhouse unns c:wild be located 'm this location
in place of the 16 unit buildings (the imits shown in the Rottlund B plan).
Architecture
The azchitect, Tun Whitten, has prepared a written description of the arclutectural concspts of the developme� as well as individual
descripfions of each of the housing clusters. The staff am�tysis of the architsctural concepts attached in a separate memo. In general,
the ProPosed Plan meets the goals of the design guideli�, aud incorporates many suggested features including:
A. Design flexibility in the one stnry, empty nester product.
B• Incorporation of bay windows in the 16 umt, young professional buildings. �
C. Higher quality window d�sign for sound insulation.
D. Undergrotmd parldng for die senior condominiums/
E. Compatible building heights with the neighborhood to the south and taller buildings near University Avenue.
F. Variety of options for colors on the two story and one story units.
G. Intersecting building facades wid� lrigh pitched roofs, dormers, and stepped building facades. �
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Rottlund Applications
Development Site Analysis
� ge 4
Brick has been the cemrai architecnu�al feature in the Center City district as well as elsewhere in the community. Norwood Square, the
recendy constructed senior apartment building, was required to be 100% brick exterior. The remaining office
builclings in the southeast quadrant were also required to have brick emeriors. During the design guideline development, it was discussed
that the materials should be considerad in relation to the design of the building versus a mandate of 100% brick.
'The praposed plan incorpordtes brick aroun+d one story of the semor units and brick acce�s around the garages in the one story and two
story units. The 16 uoit buildings appear to have brick at entcance steps and the garages.
Is more brick de.cirable? Options to consirler include:
A. Adding brick on senior units on the second and third stories on the pW�YLLaaiuA of the building and on the front
elevations of the building which extend in fro� of t�e main entrance.
B. Extending the brick featur� azound the entrances ('including the area above the window above the door) of the units
in the 16 unit buildings.
C. There are several options with the empty nester producx. One optian has ti�e side of the garage facing the stre�t; brick
could be added on this wall. Arnother oprion has brick flanldng the garage doors fagng the street; brick could be added
to the front of the living azea to de in with the brick on the garage.
D. Additional areas for brick on the two story units would also help to tie the enirance with the garage.
In ge�eral, the exterior is very appealing a�d well d�igned. Because of the City's past design preferences and because of its durab�ly
/��d amadiveness, additional brick on the exterior should be concidered.
A stone-like material is proposerl in the column fencing (seE staff memo attac�e�. The Commission should discuss wh�ether a pseudo
stone product is appropriate versus real stone. The developer will ex.Qlain their experience with the pseudo products.
Housing Unit Types
The Rottlund A glan proposes thr� housing products and the Rottlund B plan praposes four housing products.
The mixnu�e of housing products grovides a good balance for a°life cycle" housing progression. In ot}�' words, p�ple who ha`+e moved
into the 16 unit buildings could eventually move into the empty-nester townhomes, and then into the senior condominiums. Secondly,
the mimber of � proposed in each of the housing unit styles dces not represern a sawration of any ame market. This is much prefernd
to ha�ing one housing style throughout the entire 14 acres.
Including a fourth housing Prodnct, the two story detached townhome with a taro car attached garage, Provides an extra step in the
life.cycle and aLso provid� even more variety in the development.
T1�e senior condominiums and the 16 unit bu�dings on the eastern half of the site provide a logical transition between University Avenue
and the western part of the site. The heig�t, siz�, an,d mass of the build'mgS also is a key factor in d�at tra�ition. The 16 unit huildings
m the so�heast part of the site are a new product type a�d repr� a more urban design versus the typical detached housing style found
in suburban areas. A lot of the design features in the 16 unit buildings also accomplish some of the issues discussed in the design
grideli�s.
Finally, each housing produrx is easily accnmmodated in each of tiie four areas of die site. In o�er words, each housing type is located
without a significant amount of site manipulation.
�ie economic impact of adding a differeut hoasing praduct and value was analyzed. The praposed value range for the two story
wwnhomes is $115,000 to $145,000. Using an average of $130,000, the HRA's legal counsel conductefl an analysis to comPare the
eoonomic impacts between Rottlund A and Rottluad B. It was determined that although the amount of �mits de�reased in the Rottlund
B plan, the increase in vah�e com�ensated for the loss in density. Therefore, at this point, based on a preliminary analysis, there is no
change in the amount of taxes ge�rateci. 1�re is a recbuction in die overall mazket value
Rottlund Applications
Development Site Analysis
Page 5
of the proj�t since the overall number of units has been reduced.
13, 1995 meeting.
Site Design
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'The HRA will be apprised of the progress of the plan at its April
The design guideli�s were use� to review the development plan. �n general, the pronosed developmevt plan mcets the i�ent of the design
guidelines except for the issues identified below:
A. Setbacks - The design gaidelines identified a 2S foot siructure setback from public right-of-ways. The rear of the
emPty-n�ter tmits are approximately 15 fcet from Satellite Lane. Achieving a greater setback cannot be accomplished
because of the configurarion of the lot in the southwest comer of the property. Nonetheless, the angle of the units
towazd the private drive provides private spaces to the rear of the units. .
It is recommended, however, that additional landscaping be included in backyard areas along Satellite Lane to define
the space and to provide more privacy. It will also add a softer transiflon to the single family units on the south.
The setback betw�n the 16 unit building in the extreme soudieast corner of the site is only 15 feet away from the street
right-0f-way. The setback should be at least 20 feet to accommodate the typical length of a parldng stall. The 16 unit
building facing 3rd Street is also at a 20 foot setback; however, because of the width of the private drives to the rear
of the buildings, a 25 foot setback cannot be achievad. There is more room to the north to accommodate a deeper
setback for the 16 unit Mrilding that faces Satellite Lane.
B• Paz'king - Each housing slyle 1�as adeqaate parldng available to it. The i�erior imits on the 16 unit buildings, howevea�
have o� caz garages as opposed to two caz garages. The units on the end, however, have two car garages. The ta+o
story townhome units propose a two car attach� garage located in the front of the building. In order to avoid a
"garage heavy" appearance, Rottlund has provided living space direcfly above the garage. Further, Rottlund is
c�nsidering porches at the entranc,es..
C• Landscaping - The design guidelines called for thr� tr�s per unit in addition to the plantings provided in the buffer
areas. The Rottluad A plan needs approximately 102 more trees. The Rottlund B plan would need approximately 32
trees to meet this requirement.
D. Bikeway/walkways - The plan proposes an east/west open space corridor to accommodate bikewa.y/walkway connections.
A coffiection would be made to the plaza/community space on the northeast part of the site and would extend to the
westem portion of the site. A sidewalk would be pmposed along the 3rd Street alignment to provide a connection from
the neighborhood to die south to the sidewalk along Mississippi Street. Therefore, access to all direcdons is provided.
Bu�ers
�ffers are Proposed along Mississippi Street, University Avenue, and a portion of the common lot line in the northwest part of the site
with RAO Manufacturing.
The Mississippi Street buffer will be eight feet in height at installation. Proposed is an alternating scheme of arborvitae and stone-like
columns. 1t�vo foot berm will also be provided in some areas. The buffer is accented by a mixture of deciduous and evergr�n trees.
Along University Avenue, a six foar vinyi clad chain link fence with decorative stane-like columns is proposed with vegetation along the
fence line. Small berms will also be added. MnDOT has been contacted to determine if an a(ternative to the chain link would be
ac�ptable, and to insure that the decorative fence would in fact replace a chain link fence from being installed by MnDOT. Alternatives
to the vinyl clad chain link fence would include a wrought iron or a metal decorative fence. Because of the appearance of cbain linY'�'�
and because of the opportunity to set a standard for firture
Rottlund Applications
Development Site Analysis
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redevelopment projects along the University Avenue corridor, rt is recommended that �e c1� l� ��� be avoided and that another
material be used which provides the same amount of s�urity, but has a better appearancs-
Tite vegetation along the University Avenue decorative fe�e should aLso be eight feet at Planting m°rd�' t° establ�sh t1�e eight foot buffer
etation is also reqt� to flank the extra parking azeas to the east of the
as originally called for in the design guideli�s. Additional veg view i�o the development.
16 unit buildings. Additional vegetation over time will help create a more interesting
The fencing along University Avenue should also be ro� at the top or �t contain anY sharP edg�• HopefullY, c�dren will not try
to scale the fence, but in case that it dces happen, it should be designed aPProPn�ly. Further, because the fence will form an edge
betvveen the development and the MnDOT right-0f-way, it should be designed for addirional str�.s from additional snow loads. There
may be a need for more supports along the alignment of the fence.
Atong the westerly lot line and the common lot lines with RAO Manufacturing, a six faot wooden sbadaw box screen fence is proposed.
Issues W be Resolved at the April Meetine
To follow is a list of issues tbat staff will be `�vorking w�th the de�'el°Per for Planning Cammission review:
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A. A computer generated video and photographic stills will be prepared for the April meeting to visually illustrate the size,
scale, and appearance of the development.
B. I�tail� plans about the entry manuments and buffer fences will be evaluated fmther-
C. Signage themes will be evaluated.
D. The develaper has submitted informati� about pede.strian scale lighting as well as str�t lighting in the development.
Furrher analysis will occur.
g, Detailed plans on decks or porches if the two story townhomes will be evaluated.
F. The design of the publiclprivate plaza area in the northeast corner of the site will be evaluated> as well as a
determinadon an the public b�lceway/walkway easements• Further, the developer is requesting consideration to reduce
the park dedication fe� in compensation for consuucrion of the bikeway/walkway azeas and plaza area. This will be
discussed by the Paz�cs & Recreation Commission at its May 1, 1995 meecing-
G. Final list of stipulations from the Engineering and Fire Departmerns about the engineering standards, utility locations,
ancl grading and drainage issues.
H. Any issues regarding the architecture identified by the Planning Comimission or the public.
I. Any other issues wtrich come up during the course of the public hearing.
RECOMMENDED ACTINS:
The Planniug Commission should provide direcdon on the following issues:
�--� 1. ' Locat�on of the 3rd Streex /MississiPPi int�ersearon; 4 o�tions are PraPosed. Eac� aPh� has its own merits in regards to traffic
operations, but what aze thade offs to other site plan issue.c? A solution may be possble with the "Anoka County " D aption.
2. The azchite�u'al c�epts and d�g�C m�t �' of �e design guideli� su�estiovs. The use of brick as an ea�terior material,
however, could be increas�. Is more brick appropriate? If so, for which housing products?
Rottlund Applications
Development Site Analysis
Page 7
3. Rottlund ro �
P P°S� ����nate housing product to the three 16 unit buildings in the northwest corner of the site. It is a twc. _
story detached townhome wi� a two car attached garage marketed towards young families. The proposed value of the units
would range from $115,000 to $145,000. Should this housing procbuct be constcucted in place of the 16 unit product? Inclusion
of the two story townhome will add a fourth housing style, and because of the lower density, provide more flexibility with the
design and location of die 3rd Street intersedion,
4. The site d�ign will be driven by � location of 3rd Street, twt in general, the site plan meets the i�ent of the design guidelin�.
Setbacks should be amended for tt� 16 unit bu�dings in the southeast part of the site, and the IandscaPing Plan should be
amended to accomadate additional planimgs along die rear of the empty nester tmits on Satellite Lane.
5• Extensive decorative fencing, berming, and vegetalion is proposed along University Avenue and Mississi�pi Strcet. Stone like
columns aze proposed with vegetarion or fencing iastalled between them. Should the chain link feature be repeated along
University Ave�we? Do die P�P� �� P� � aPP1'�� aPP�, and achieve the screening fimctions for whicdi
they are intended? The proposed buffers will set a standard for future projects along the corridor. The chain link material
should not be pursued, and conaurence from MnDpT should be obtained. The proposed buffers meet the design guideline
requirements.
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EVELOPMENT WEST OF 3R0. SiREETj
FALL 1995 CONSTRUCTION
�,
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SPRING 1996 �
, . � = =:ALTEF�NATIVE
�'"� Architectural Coacept
The goals of the architecture and site plan of the Stonegate Development were to create a
neighborhood that has an image of its own, but is compatible with the sunounding
community. To design housing products that saxisfy a variety of market areas. For each
product to stand on its own architecturally, but to have common threads of arc,hitectural
elements, materials, and colors connecting all products to enhance the overall sense of
neighborhood. For all housing to be owner occupied for a long teim inv�stment and
commitment to the community. And to create a neighborhood that is stronger because of
the variety of housing than if each product stood on its own.
The Stonegate neighborhood has four distinct housing clusters. The main entrance from
Mississippi Street b�omes a public street, which allows direct access to e,ach cluster
without having to travel through one cluster to get to another. The first cluster is two
buildings of condominiums, the tallest buildings at 4 stories, are placed at the most active
comer of the site, the corner of University and Mississippi. The townhome 3-story
buildings are placed at thesecond most active portions of the site, along University and
Mississippi. The condominiums and townhames act as strong shoulders to prote,ct the
interior passive park area and the Single Family one-story housmg. The single family,
located at the southwest portion of the site, is the most compatible product to the adjacent
existing neighborhood to the south.
'� The Condominium buildings are placed in such a manner as to create a public open space
at the comer of University and 11�ssissippi. This plaza is to act as a buffer to the
intersection for the Condominiums and to also invite the community to the neighborhood.
The two buildings then crea.te a narrow opening to define the transition from active open
space to a passive park.
The Townhomes are positioned as to limit the view of the garage doors from Mississipppi
and University. Also, the sides of the townhome bui�dings �ve minimum openings. The
townhomes along 11�ssissippi have the access road parallel with Nfississippi so as to limit
vehicular and pedestrian conflicts near the interior and park. Four of the six buildings are
of ideal east-west orientation.
The Single Family detached townhomes cluster is in the quietest corner of the site and has
an identity of its own with a separate entrance from Satellite Lane. The homes are
oriented to take advantage of the interior park.
The Park begins at its most active and public role at the corner of 1Vlississippi and
University as a Plaza area. At this point it introduces itself and is an invitation to the
balance of the interior park, becoming a passive experience through the neighborhood
with ponds, trails, and extensive landscaping.
� There are berms placed along Univerisity Avenue and Mississippi Street that consist of a
combination of earth, landscaping, and stone piers and fencing. It is intended to take the
element of the stone materia! and thread it into the architecture of the Townhomes and � �^-�,
Condomiriiums. A brick similar to the Target building is intended to be incorporat�i into
many of the housing products. The color of the brick and roofing material is proposed to
be consistettt through the neighborhood. The siding colors of the two condominium
buildings will be the same. The six townhome buildings will be the same, but different, yet
compatible with the condominiums. The single family hom� will have more variety in
siding and trim colors, but will include and compliment the colors of the condos and
townhomes.
The Rottlund Company has experiencs in the area of Sound Attenuatioq most recently
with the River blufftownhome project in Bloomingtoq due to the air traffic noise. Along
with construction systems, the windows were addressed and selected based on their STC
rating- Weathershield Visions 2000 were used because of their STC rating of 31-33
surpasses the STC of even Pella windows.{see attached test results). Sound Trazismission
Class(STC) is the measuremem of decibel relief from the exterior noise source to the
interior noise levels. i.e. 65db outside minus 31=34db insid� quiet.
n.
�
�� Condominiums- Senior Market, Owner Occupied
• Two buildings of 24 units each to tota148 units
• 4-story bulding (6 units per floor)
• Underground parking 1.125 parking spaces/unit
• Common entrance with elevator
• 1220 sq. ft. per unit on one level
• � Unit to be pric� appro�mately $80,000-$100,000
• Wood frarne construction with fire sprinkler system
Interior Finishes and Appliances: similar to the Rottlund "Garden Home" product
E�cterior Materials:
• "Stone like" base
• Brick concentraxed on main level - to match Target building
• Vinyl lap siding
• Asphalt shingies
• Windows - Weathershield Visions 2000, vinyl
The condominiums were designed to offer an affordable ownership opportunity to the
senior market. A goal was to avoid the typical apartment image. One way was to create
� smaller buildings for a more in�e relationship. For example, the parking garage serves
only 24 residents and each floor has only 6 units. The other way was to avoid long,
narrow corridors by including a single %aded corridor of oniy 80' in length with windows
on one side and a maximum of 40' from the elevator to any unit. The main entrance to
ea.ch building includes an exterior landscaped courtyard.
Two thirds of the units are corner units with windows on two sides of the units.
All units will feature 2 bedrooms, 2 baths, a laundry, a deck, and op�ional fireplace.
G■�
Townhomes - Single professioaal market - Owner Oceupied
• Six buildings of 1 b units each to tota196 units
� 3 story buildings
• Each unit has attached private garage with private entrance
• 24 units have double car garages; 72 units has singie car garages
• 24 A units have 1480 finished sq. ft.; 72 units have 1240 fuushed sq. ft.
• Units are priced from $90,000-$105,0�
• Woodfi-ame construction with fire sprinkler system
Interior Finishes and Appliances: similar to the Rottlund "V'illa" product
Exterior Materials:
• "Stone like" base wainscote
� Brick accents
• Vinyl "lap" and "shake" siding
• Asphalt roofing
• Windows - Weathershield Visions 2000
�
The design of the townhomes was to create a high density, affordable product, but still
offer a private garage with direct access to the unit and a private front entrance door. The
goal was to also do this so as no unit was above another. The density of the townhomes is
approximately 16-18 units per acre. The lower level is the garage entrance. The main �'�`
entrance is a mid-level between the street level attd the main level of living space. This
allows the guest to make half of the one flight to the living room on the outside of the unit
and half inside the unit. This element also offers a 12' high space within the foyer and
more privacy to the unit. The private deck is elevated for privacy and view. Because the
patio door is not on gade as in many townhomes, it is more secure. Security has become
more of a priority today, so to be able to drive directly into your home and close the
garage door behind you is an advantage. By having a 3-level townhomes, this allows the
living space to be on its own level and not to be shared with the garage. This atlows more
opportunity for more windows. The entry foyer with its high ceiling is a great opportunity
for added glass and its height is such that the kitchen and dining space will enjoy its view.
As a comparison, a typical 'B' V'illa unit has 124 sq. ft. of glass. This interior 'B' unit has
the potential of 190 sq. ft., which is 150% more than the UBC code requires.
It is The Rottlund Company's position that these townhomes are comparable with and in
some areas have advantages over their sister product, the Vllas. The V'illas have shown in
their 8 years of e�cistance to have continued to be well maintained, owner occupied, and
hold their value and in many cases increased in value.
r"�
�''� Cottages - Single family detached townhomcs - Empty Nester Market - Owner
Occupied
• 28 homes
• One level "slab on grade" plans
� Each unit to have double car garage
• 4 unit plans: A unit 3 bedroom - 1480 sq. ft., 2 bedroom -1320 sq. ft.
B unit 3 bedroom - 1480 sq. ft., 2 b�room -1320 sq. ft.
Optional 10 x 12 4-season porch
• Units priced from $134,000-$160,000
Interior Finishes and Appliances: similar to the Rottlund "Pines" product
Exterior Materials
• Brick accents
• V'myl "lap" and "shake" siding
• Asphalt roofing
• Windows - Weathershield V'�sion 2400 sliders
The Cottages are placed on the site at a 30% angle to the street to create more private
spaces at the entry and patio areas of each unit. To also reduce the amount of the most
� nanow space between units. The angle also lessens the image of garage doors and allows
for some side load garages to create more variety from the street. Directly across from
the privaxe spaces of one unit, the adjacent unit has no windows. This ittcreases the
privacy of this area.
It is anticipated that there will be an introduction of a 1 1/2 story plan to go along with the
original 4 one level plans. This 1 112 story plan will have a master bedroom on the main
level, and include a den and guest bedroom on the upper level.
There is planned 4 unit plans of which some will be side load garages, some with front
porches. Each plan will have 2 elevations foi a potential8 different looks. Combined
with 3 color palettes, there are almost as many variations as there are units. All units are
designed to be handicap adaptable, whereby the unit is easily converted to a handicapped
accessible unit.
It is The Rottlund Company's experience that "slab on grade" construction has not and
does not create an unsafe environment during tornado conditions. As an additional safety
precaution, there is the possibility of designating an area in the underground garage of the
Condominium building as an alternate shelter for those residents.
r"�
Alternative Site Plan
This alterna,tive concept introduces a cluster of 28 single family 2-story homes in place of
the 48 townhomes on the northem portion of the site along Mississippi Street. Tius
product is targeted at the young family market, Because the homes are 2-story, they have
smaller footprints for smaller lot sizes, for higher density than the Cottages. Therefore,
they need to be grou}�d together to create their own identity, yet connect and compliment
the Cottages. wth the road connection hetween the two single family clusters, it would
eliminate the need for the addition access along Mississippi Street and Satellite Lane, as
shown in the original site plan. The interior park would still be maintained, orily taking a
different shape.
Single Family Two-Story - Young Professional,Singles and Couples and
Empty Nester Market - Owner Occupied
• 28 homes
• Lots approximately 35' x 100'
• 2-story slab on grade plans
• Each unit with a double car garage
• 3 unit plans - ranging from 1300-16Q0 sq. ft.
• Optional screened porch
• Units pric� from $110,U00-140,000
Exterior Materials
• "Brick" accents
• V�myl "lap" and "shake" siding
• Asphalt roofing
• Windows - Weathershield Visions 2000 sliders
The small lot clusters of two-story plans are targeted toward young professionals, singles
and couples. Plans have the living space on the main level and the sleeping spaces on the
upper level. A plan with a Master Bedroom on the main level would attract a segment of
the empty-nester market. There is an opportunity to put living space above the garage in
the form of additional bedroom/den or "bonus" room. The homes would be 24' in width
with 11' between homes. The homes would have windows and doors on 3 sides with one
side solid. This creates a private space between each home. There is an opportunity for
patio space to the rear and/or the private side of the units, with the possibility of screened
porches.
�"�
%"�
With three basic plans and two elevations each and optional space above the ga.rage, there
will be extensive variety along the streetscape. As in the Cottages, there would be three
color palettes that are compatible with the total neighborhood to a11ow for individuality,
but to also continue the common thread throughout Stonegate.
�"�
�
;�:1�:
, ,..�.^: �.
xp: Weather Shield ManuEecturing
Atta: Mr. Lyn Hzu�tl
�.a. �X �o�
Medford, WI54451
pRq��,CT: Visians 2000
V'ir�y� Case.ment �ndow
C��� �r�v i �`.�+�+���
COtpO�dClOt7
662 CROMwEII AVENU�
ST. PAUI. MN 55��a
PH0�1E Gt216a5-35o1
DATE: ]uly 21. 1992
rRC►.iEC�r Na: a�a.a 93 zo �a.9
P.O. �l: N/A
i'N't`�tODUCTIC3N:
SOUND TRA1vSlV�SSION CLASS {S'rC} - A,S�NL• �90(9a)
� resents the resutts of a Sound Tc�nsmission Cla�ss (STGry test c�duct�d on a Yisions 2000
This xeport p
�� V'�nyt Cas�►•,nent Window sabmi�tted by Weather Shield Manufacduiug. 'This test was re4uested by Mr.
Lyn I�artl o� weather Shield Manufacturing on June 22. 1.992 wi;tl� the'testing a+nducted on July I5,
� 1992.
� �'his repoct musc no� be rep�coduced excxpt in full with the approw� of Twin City Te�ing. T'he data in
, this repo�t cel�tes only to the it�t tes�d. .
� 'X'wi,n City Testing Cor�aration t�s bee�t aca'ed�t�d by th� [r.S. l�ictm�t of Commert� �nd ihe
National tnstitute of Standards and Techaalogy {NIST, farmetly NBS} unde� t�teir Nadanai Voluntary
� Laboiatory Accredit�dan Program (NYLAP) for canduc�ig tl:is tcst procec�ute. '�ias �port may not he
used to �laim product e�tdors�ment-by NVLAP or anY agencY of th��U.S. Governmen�
.�
�
�
T�.ST �ESITI,T SIJNUV�ARiCs '
The STC af tha specImcn dcscribed bclow: was �. A tabulaur and -graphical p�t�dan of !he dat� is
prese,nted under "TFST_RFSULTS".. . �
� AQ A MU N� �lO1CCTWIN tf� CUCNtM CmS TA PR/Ff��COt�Cl �USIONS O� KTMCTIp� i ��i1Ati�N6 O� � ��ZESCR►YU��'CNUtNR Qt1�t +upr�vn�lT �1 rq �« y ns•
+1HD A1Jt11���ZAt.�N R(le� �W3l�Cu K1
� _
�
I
DATE:
MEMO TO:
FROM:
SUBJECT:
INTRODIICTION:
Community Development Department
Pr�vrruvG D�siorr
City of Fridley
March 24, 1995
Barbara Dacy, Community Development Director
Scott J. Hickok, Planning Coordinator
Stonegate Development Architectural Details
BTONEGATE ARCHITECTIIRE
This document was prepared as a brief summary of the architectural
elements proposed for the Stonegate development. Overall the
architecture is consistent with the guidelines of the City's design
criteria for the development.
LAYOIIT:
The architectural elements within the proposed Stonegate
development work well together. "Rottlund A" offers 3 distinct
dwelling types, �'Rottlund B" introduces a fourth dwelling type.
To best balance the mass of the Target office building east of
University Avenue, a building design like the condominiums and 16
unit townhouse buildings is required. A smaller scale building
would be dwarfed potentially by surrounding structures and would
not be conducive to a balance desired at the intersection of
Un�iversity and Mississippi Street.
MATERIAL COMPONENTB:
To assure that the distinct dwelling types do not clash, but
instead work to compliment one another, the architect has
integrated similar "signature" features into each dwelling type.
These features include:
�
Roofing materials will be matching asphalt.
All units will have brick accents in varying degrees.
All units will have varying degrees in amount of vinyl lap
siding.
All units are designed to have Weathershield Visions 2000,
vinyl windows.
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"�
^ Stonegate Architecture
March 24, 1995
PAGE 2
A color palette has been selected to assure the color of all
unit styles will be complimentary.
SITE SPECIFIC TECHNICAt+ ELEI�LNTB:
Sound attenuation elements have been designed into thewl�inithe
units to assure comfort (and stability of � o�ant to be equally
units. From a planning perspective, it is imp
as critical of the elements not seen as those that are.
National
development studies indicate that when abundant amenity has been
considered within the unit and within the development, a longer
term, more stable population will be the result.
The proposed windows are Vision 2000 Series, by Weathershield.
There have been concerns about window quality, durability and sound
transmission class (STC). This window was selected because of its
high STC rati�g. The developer has indiaated that these windows
were discovered and selected because of their ability to block out
noise in a Bloomington townhome project near airport flight paths.
To further understand the properties of vinyl windows and their
� ability to function in extreme temperate staff discussed this issue
with Herb Hildabrand, Enid, Oklahama. Mr. Hildabrand is a
wholesaler for many window manufacturers. Though Mr. Hildabrand
does not represent or sell Weathershield products, hiitd �indow,
the Vision 2000 window is an e�ctremely high qu Y
respected in the industry.
According to this discussion, Hildabrand stated that manufacturers
of both vinyl siding and windows have made enormous advances in
product technoiogy. The vinyl utiliz�d in most w�ndows today is
also utilized by the aerospace industry. The ability to function in
extreme hot and cold conditions is one of its strong attributes.
From an "R-Value", heat/cold transfer standpoint, vinyl has become
competitive with the wood window market and this window will exceed
the R-Value of many other windows on the market.
Sound attenuation (from unit to unit as well as from unit to
outdoors), fireplaces, secure garages and adequate light are all
important stabilizing amenities. The unit to unit sound
transmission may require further discussion.
In the 16 unit/3 story buildings the architect has indicated that
the interior "B" unit has the potential of 190 s.f. of glass. fThTs�
exceeds the glass area of a typical Rottlund Villa by 66 s.
assure the maximum amount of daylight can enter those units without
multi-directional view opportunities, 190 s.f. should be required.
��
LIFE E%PECTANCY OF BIIILDINGS:
Stonegate Architecture
March 24, 1995 ��
PAGE 3
Life expectancy of the buildings should be considered when
reviewing the building designs and material list. In the case of
the condominium buildings, a reference was made to "stone like"
material. Though stone has a look and a permanency about it, the
look is only part of what should be considered. Stone and mortar
become almost monolithic as the mortar cures. The properties of
the two materials working together provide a surface with stabiiity
and lasting beauty. Depending on the properties of the "stone
like" material longevity may be an issue.
Some pseudo stone products on the market are made of extremely
dense urethane foam with a hard sheli to give the stone like
appearance desired. This material looks like stone and does provide
the look of permanency. One concern about this material though is
once the shell has been penetrated by a bumper of a car, lawn mower
or other sharp object, the likeness to rock is gone. The foam can
be affected by water, frost etc. More information will be required
to determine whether this proposed product will have a life-
expectancy, durability consistent with the desires of the City.
CONCLIISION:
The architect and developer did tie many of the elements of the ^
design criteria into the design of these dwelling units. The mix
of materials is tasteful and is believed to project an image
consistent with what the City intended. Some product concerns
identified in this report will require further investigation, but
overall the developer and architect have been sensitive to our
concerns and have responded to our criteria with attractive
solutions.
Issues which the City should consider include:
1) The amount of brick materials on the facade of the
buildings, given the City's historical preference for
brick in the recent Norwood Square development and other
buildings in the southwest quadrant.
2) The use of pseudo stone products versus real stone.
SH/sh
M-95-188
�
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TO:
FROM:
DATE:
SUBJECT:
Traffic
Engineerir?g
Sewer
Wafer
Parks
Si�eels
Ylaintenancc
Barbara Dacy, Community Development Director
on Wilczek, Assistant Public Works Director
March 23, 1995
PW95-073
Southwest Quadrant Comments, 5tonegate Redevelopment
� Move 3rd Street to the far west end of the project to have it line up with existing 2nd Street
on the north and Jupiter Road on the south end. The westerly location would fit in better
with future plans and allow for more stacking distance on Mississippi Street, as well as
provide for safer turning movements and merging. The direct connection to Jupiter Road
would provide more direct access for emergency vehicles to the area south of Satellite Lane.
��
Drainage
1.
2.
3.
4.
Increase pond sizes in order to lower the required flow rate out of the ponds.
Increase the amount of flow going to Rice Creek.
Eliminate the flow going to the northwest (bring it south or to the northeast).
Decrease the flow to the south s� it can be taken overland rather than piped.
The amount of flow shown going to the south egceeds the capacity of the system downstream
and will have to be lowered. Possible ways of lowering this flow would be to take some of the
flow to the north and increasing the size of the ponds. Jon Wilczek is willing t,o sit down and
go through the specifics on this and discuss options.
i�
L
• u �.
:.,�� �
March 24, 199�
Page 2
Sani Sewer
The following changes should be made to the sanitary sewer system:
1. Both ends of Kasota Court should flow to the center court and then to
Satellite Lane.
2. The three northwesterly lfi unit buildings and the westerly 24 unit building
should be connected to the 15-in. line on University Avenue.
3. The 15-in, line should be accessed via the manhole just north of Kasota Drive.
4. Connect the far southwest 16 unit on Satellite Lane to the sewer on Kasota
Drive.
e
These changes would ma�mi�,e the amount of sanitary flow going to the 15-in. trunk line on
University Avenue and minimize the amount of flow going to the lift station at Sylvan Hills.
The length of sewers would be about the same and the deep section of sewer along Kasota
Court and 3rd Street would be much shallower.
Watermain
1. Connect t,o the 12-in, watermain on University Avenue just north of Kasota
Drive.
2. Connect proposed 8-in. watermain on Kasota Court to the watermain on
Satellite Lane at far west end of project.
3. Hydrants as needed for fire protection.
Easements
Will need a water and sewer easement along Kasota Drive from University Avenue to 3rd
Street (the west end of the property). The easement is based on 3rd Street being moved to
the westerly part of the project in order to encompass the east-west trunk lines of the project.
The City will be responsible for the main line sewer and watermain within the right-of-way
of the proposed 3rd Street and the above mentioned easement. All other sewer and
watermain trunk lines and all service lines would be the responsibility of the development
(private lines).
�
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B R W INC
Planning
Tmnsportation
��g
u� n�a
n,�t�� s�
�oo �ri,�a s�c so.
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Nnv ss4is
612/370-0700
Fax 612/370-}378
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Memorandum
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DATE: March 8,1995
TO: Barbara Dacy, AICP, Fridley Community Development Director
Don Jensen, Rottlund Homes .
r�zo�: J� xo�s�
RE: Traffic �Analysis of Proposed Rottlund Homes "Stonegate"
Redevelopment Site in Fridley, Mitutesata
We have completed the traff'ic analysis for the proposed Rattlund Homes
"Stonegate" redevelopment site in Fridley. M'u�nesota. The site is located in the
southwes�ern quadrant of the University �ivenue (Trunk Highway 47/
ern
l��i� Stre�t in�on The site is baumded by Mississippi Street to the
nortl� Satellibe Lane �o die soutl� TH 47 to the east and roughly 2nd Street to
the west (Fgure 1). . .
�"'� The fourteen acre site is currently zoned for Seneral cumme�'Qal and residential
P°� related land uses. The site currenfly contains approximately 31,�0 square feet
san n��o - of xetail usagQ and 76 kugh t�ensity re.sidential uni#s.
Seattie
The site is currently served by full-movement access intersections at
3rd Street/Mississippi Street and 3rd Street/Satellite Lane, a right in/right out
access at the West TH �47 Frontage Road/1�Rississippi�Street intersection and a
slip ramp from the West TH 47 Frontage Road to southbound TH 47.
The proposed redevelopment project will replace the existing land uses with
1�2 total condominium, bownhome and single-fanuly units. The site will �
rezoned to allow these land uses. The site plan also proposes io change the
access to and from ihe site via Mississippi Street The existing fuIl movement
access location is proposed to be moved to the east approximately 120 feet and
the existing right in/right ou# ac�ess is proposed to be relocated to the west of
the full-movement ac�ss.
The development process was initiated by the City of Fridley's Housing and
�'� Redevelop�t Authority (f�). . Discussions vvith t�e City of Fridley staff
indicafied that they are in�d in deberminii►g the appropriate intersection
locations, .geometiics and traffic control at each of the propased site access
Barbara Dacy
Don jensen
Mazch 8, 1995
Page 2
points along Mississippi Street to ensure acceptable traffic operations
immediately following the redevelopment and under the long range traffic
conditions.
'The key sections of the analysis aze listed below and summarized in the
following paragraPhs of ti�is technicai nzemorandum
' Existing Conditions
• Proposed Conditions
• Existing Traffic Volumes
• Traffic Forecasts
. �Paa{�, �y�
` Signal Warrant Analyses
• Queuing Analyses
• Mississippi Street Access Issues
• Conclusions
EXISTING CONDTITONS
The e�asi�ng 1a� �ge on the site consists of a 12,�0 squaze foot (s.f.) liquor
store (Fridley Liquor), a 3,� s.f. Burger IGirig restaurant, a 1,600 s.f. Standazd
auto repair store, a self servi� carwash with four stalls, a 14,300 s.f. retail
oriented building (Mississippi ROVi� and four apartment buildings housing 76
total units. Until recendy, the site also contained a 1,500 s.£ Dairy Queen and
a 11,4Q0 s.f. building with retail shops (Rice Plaza). The Dairy Queen and the
Rice Plaza building were demolished in October of 1�4 and in the spring of
1993, respectively. In general, the retail related land uses are located adjacent
to Mississippi Street and TH 47, while the residential uses are located along
Satellite Lane in the southwestern portion of the site (Figure 2).
The site is currendy sezyed by twa north/south acc�ss drives, 3rd Street and
the West TH 47 Frontage Road, The West TH 47 Frontage Road provides right
in/right out access to and from the site via �Vlississippi Street to the north and
access to a slip ramp to southbound TH 47 to the south. All of the existing
businesses aze locat� along this roadway wittt the exception of Fridley Liquor,
which is located along 3rd Street (Figure 2). �
�
-^�
3rd 5treet provides full movement access to and from the site via Mississippi
Street to the north and full movem�t access to Satellite Lane to the south.
The existing 3rd Street acaess wiii� Mississippi Stireet is direcfly opposite the
main access to/fiom the Holly Shopping Center, which is located in the
northwestern quadrant of the TH 47/Mississippi Street int�ersection. Third '�
� Barbara Dacy
� Don jensen
March 8, 1995
Page 3
Street, between Mississippi Street and Satellite Lane, is cuirently a private
drive for most of it's leng�, induding the northern portion
All of the site access driveway approaches currently provide one outbound
and one inbound lane and are stop controlled. The major street approaches
along Mississippi Sfireet and Satellite Lane at these driveway locations are
uncontrolled.
Subregional access to the site is provided by TH 47 and Mississippi Street.
TH 47 is a-four lane divided roadway in this azea with left and right turning
lanes at ma�or intersections. Mississippi Street provides a four lane divided
section with left and righ# turn lanes at TH 47 and tapers back to a four lane
undivided section just east of 3rd Street There is a raised median along
Mississippi Street e�ctending back from TH 47 to approximately 100 feet east of
the existing full movement access at 3rd S#re�t The TH 47/Mississippi Street
intersection is controlled by a traf�ic signal (�gure 2).
�,
The Minnesota Department of Transportation (Mn/�1� and Anoka County
� � have jurisdictionai control over TH � and �ppi Street {County State Aid
Highway �, �vely. Aooess modifications along these roadways must be �
approved by the respective agency. - .
PROPOSED CONDTTIONS
The proposed redeve�opment will replace all o# the existing land �uses on the
fourteen aare site with 172 total condomini�uns, townhomes and single-family
units. The higher intensity units (condo� two buildings at 24 units each) will
be close.st to the TH 47/Mississippi Stre�t intersection �The single-family units
will be located in the sou�western portion of the site. The proposed 96 �
townhome nnits (six Uuildings at 16 unifs each) will be� located between the
single-family units and the condaaunium units (Figure 3). Construction of� the
units is tentatively sc�eduled for the 1995 and 19% construction season. At
this time, it is eupected that all of �e units will be rnnstructed and occupied
by 1997.
. The site plan proposes acc�s changes to/firom Mississippi Street and internal �
� . � circulation changes witfiin the site. The N�ississippi Slreet access changes .
include moving the e�dsting 3rd Street acc�ss approximateiy •120 feet to the east
and rel�ating the existing right in/right out access to the wes� opposite 2nd
Street The 3rd $treet aocess to Satellite Lane and the slip ramp to southbound
�"\ TH 47 are proposed to g�erally remain the same. The intemal c�rculation
. changes rnnsist of diminating the West TH 47� Frontage Road and realigning
3rd Street and dedicating it as a public roadway (F'igure 3).
Barbara Dacy
Don jensen
March 8, 1995
Page 4
The number and {ypes of access locations to and from the site is proposed to
r�ma�n the same as existing and each of the four access drives are proposed as
one lane inbound and one lane outbound with stop controL However, the
proposed moving of the 3rd Street acc�ss to the east will result in one
additional full movement access along this sectian of Mississippi Street over
existing conditions.
DQSTING TRAFFIC VOLUMES
The e�dsting average daily traffic (ADT� volumes on the key roadways
surrounding the proposed Stonegate redevelopment site aze shown in Figure 4.
'The data show the following current ADT's:
• Mississippi Street {west of TH 4� - 10,500 vehicles per day (vpd)
• TH 47 (south of Mississippi Street) - 35,Ot� vpd
• 3rd Street (south of Mississippi Street) - 3,0� vpd
� Holly Center Main Access Drive - 2,300 vpd
These ADT data were obtained from the Mn/DOT's 1992 Traffic Flow Maps
and from a August 1994 traffic rnunt rnnducted at the Mississippi Street/
3rd Sireet inteiseclion by Anoka County �
'The exis#ing AM and PM peak hour traffic volumes at the key intersections of
TH '�7/Mississippi Street and 3rd Street/Mississippi Street aze shown in
Figures 4 and 5, respectively. These volumes were obt�ined/estimated by
using the following methodology.
• Obtain August 1994 AM and PM peak hour traf6c count from Anoka
County for the 3rd Street/Mississippi Street intersection and subtract off
the e,stimated trip generation component to and firom the Dairy Queen
site (Table 1), which was demolished in October of 1994, that was
projected to travel through i3�is intersec[ion
� Obtain September 1991 AM and PM peak hour traffic count from
Mn/DOT for the TH 47/Mississippi Street intersection. Subtract off the
estima#ed trip generation components to and from the Dairy Queen site
and the Rice Plaza site (Table 1), which was demoiished in spring of
1993, that were projected to iravel through this intersecfion. Apply a
standard growth rate of 1.5 percent per year to the traf�ic volumes for
four years to update to 1995. .. -
�--�
�
�
� Barbara Dacy
- Don jensen
IViarch 8, 1995
Page 5
The trafiic rnunt data from �hours�occur fro �7.'��t° 8:� m- and front
general, the AM and PM �
4:30 to 5:3D p-m., r�P�a��Y.
TRAFFIC FORECASTS
Traffic forecasts were prepazed for both the short and long range AM and PM
peak hour and daily time periods. The expecbed short range forecasts
approximate the Yeaz 1997 conditi e orecasts �� � Y� 2015 traf�i�c d
occupied. The projected long-rang
conditions-
The traffic forecasts were prepazed by applying the standazd trip generation,
trip distribution and tri eassi �ent pr �ees ��o�d �fi�o ���� site
generated volumes to th
,r"� SHORT-RANGE TRAFFIC FORECASTS
�ackground Traffic � .
Background traffic refers to the traf&c volumes that wauld be e�x� at key
access points and �ong adjacent roadways if the develoPme�t site were
vacan� Since the site is currently develoPed, it was necessary to estimate the
existing site-generated traf�ic to and from the site and subtract these volumes
from. the existing tatal traffi� volumes tv arri.ve at e�dsting backgrou�d �'affic
volume.s. These backgrounbetween 1995 and 1997.�'Tr►e�f011owing pa agr phs
year to account for growth
document this methodology.
• The estimated existing trafflc generation to and from the site is
documented in Table 2 The data indicate that the exis�'S site is
estimated to generate approximately 3,2� vehicle triPs fln a typical
weekday, including 184 trips d�g �1e AM P� hour and 2b2 vehicle
trips during the PM peak hour. The trip rat�s'� � Table 2 are
d��t�d in the ITE Trip Generation Manual (1991, 5th Edition).
• The e�ted d"u'eetional orientation of these trips onto the surrounding
� roadway system was estim�.t� bY �Y�g �e traffic counts conducted
by Anoka County and Mr►I�T at the Mississippi Street intersections
. yvith TH 47 and 3rd Street This expecbed �°� ���tion of site
� � �enerated trips is shown in Figure 6. The data indirate that slighfly over
half (54 percent) of the site trips are estimated to be oriented towards the
. TH 47�MississiPPi Street inteisection, 30 �t towazds the west,
Barbara Dacy
Don jensen
March 8, 1995
Page 6
6 percent to the north and 10 percent toJfrom the residential
neighborhood to d�e south.
• The assignment of these existing site-generated volumes to a driveway
and an adjacent roadway were estimated by using minimum and logical
travel time paths.
Trip GeneraEion
�` `- The expected future traf�c generation to and from the proposed site is
' documented in Table 3. The data inclicate that the 172 residential units are
expected to generate approximateiy 1,1� vehicle trips during a typical
weekday, inciuding 86 trips during the AM peak hour and 119 trips during the
P1Vi peak hour. The trip rates used in Table 3 aze documented in the TTE Tri�
Generation Manual(1991, 5th Edition).
Comparisons behyeen the e�s�g � Pra�� �P g�eration of the site
indicate that the propos�d site lartd usage is e�cpected to generate from two to �
three times le,ss traffic than the existing site.land usage. Note that tl�is
disparity would have been even greater if the Dairy Queen and Rice Plaza
businesse,s were still operating. -
Trip DistributionlAssignment
The expected future directional ari�tation of site g�erated° trips to and from
the proposed development was assumed to be the same as exisiing (Figure ()-
The site generated trips to and from the proposed development land uses were
assigned based on minimum and trayel paths and.added to the Yeaz 1997
backgrouMd traffic forecasts to abtain Year 1997 total traffic forecasts for the
AM {Figure � and PM (Figure $) peaic hours at the two key intersections.
LONGRANGE TRAFFIC FORECASTS
Long-range trafCc forecasts (A1VI and PM peak hour and daily) were also
prepazed for the two key. intersection locations. The� forecasts were
estimated by applying the following meth�ology.
Obtain twenty year ADT forecasts for Mississippi Street (CSAH 6) from
Anoka County and for TH 47 fram the Metropolitan Council's Regional
Travel Model. The data indic�ate that the tv�,enty yeaz. ADT forecasts for
this se�tion of CSAH 6 and TH 47 aze approximately 17.800 vpd�and ^
38.�0 vpd. re.spectively iFi$ure 9), Note diat the futurn traffic volumes
along this section of TH 47 would be expected to substantially drop if
^ Barbara Dacy
Don jensen �
March 8, 1995
Page 7
the planned light rail transit (LRT� alignment is constructed along the
east side of TH 47 between dovmtown MinneaP°�S and the Northtown
Area.
• Use the ratio between the Yeaz 2015 ADT and the e�dsting ADT to factor
the e�ing pealc hour through traffic volumes along Mississippi Street
and all of the volumes at the TH 47/Mississippi Sti'eet intersech°n to
Year 2015 peak hour forecasts.
• Asswne site-generated traffic to and from the proposed Stonegate site
and the existing Holly Center remain constant
The resulting long-range AM and PM peak hour traffic forecasts are shown in
Figures 10 and 11, respectively.
C�ipACITY ANALYSES
,�
A capacity analysis is an established method for deterntining the quality of
traffic flow through an int+ersection or along a roadway segment The basic
output froat a capacity analysis is a letter grade "A" through "P", with level of
service (L�OS) "A" representing under caparity conditions with little or no delay
and traffic queuing and LOS "F" signifying over capacity conditions with long
delays and traft`ic queues. The capacity of an intersection or roadway segment
is attained when the traffi.c demands result in LOS "E" operations. The
-� m�n;*�um acceptable level of traffic operations for intersections lc�cated within
or near large metropolitan areas, such as the Twin Cifi�s, is typicall.y LOS "D".
Capacity analys�s were conducted for the 1�Rississippi Street intersections with
TH 47, the Holly Center Main Access Drive and 3rd Street for both the AM
and PM pealc hours under the existing, short range and long range scenarios.
The analyses were conducted by using the procedures outlined in the i985
Highw� Ca�acity Manual and the existing .or proposed intersectian
geometrics and traffic control (i.e., Holly Center Access Drive and 3rd Street
unsignalized and one inbound and one oui�ound lane and TH 47 as currer►tly
existsj. The resiilts of the capacity analyses aze documented in Table 4 and
discussecl t�low in #he following bullef poin#s.
• The 'TH 47/Mississippi Street intersection currently operates at acceptable
. levels during the AM and PM peak .hours of an average weekday and is
expecbed io c�ntinue to operate at acceptable levels through the short-
� range time period. However, the in�on is projected to operate at
• LOS "F" during the Year 2015 PM �eak hour under eith� the
background (site vacazit) or post-development conditions. This
Barbara Dacy
Don jensen
March 8, 1995
Page 8
background LOS indicate.s that the expected long-range PM peak hour
conge,stion at this intersection wi11 be primarily attributed to other
growth along TH 47 and not the proposed site redevelopment.
Note that the iong range traf�c congestion along TH 47 would be
expected to be signi�icantiy reduced if the planned light rail transit
alignment along the east side of TH 47 is implemented.
�,
All of the traffic movements at #he Mississippi Street/Holly Center/
3rd Street inie�ection currently operate acceptably during the AM and
PM peak hours, with the exception of the left turn out movement from
the Holly Center access drive, which currenfly operates at capacity (LOS
"E'� during the PM peak hour. Following the proposed relocai�on of 3rd
Street to the east approximately 120 feet, the critical outbound left
hirning movements from the Holly Center access drive and 3rd Street aze
expected to operate at acceptable levels through the long�ange traffic
conditions, with the exception of the long-range PM peak hour. During
the long-range PM peak hour, both of the_outl�und left turning �`
moveuients are expected to operate at capacity.
However, it should be noted that the unsignalized capacity procedures of
the 1985 Hi hway Capacity Manual aze typically conservative. Field
observations of other similaz intersections which have been estimated via
the procedures to operate at LOS "E" usually indicate that the critical
outbound left turning nwvements actually operate at LOS "C" or "D".
'This is especially prevalent when there is an adjacent traffic signal, such
as at T�i 47, to create a sufficient number of adequate gaps in the major
street traf�ic.
SIGNAL WARRANT ANALYSES
'I'he Minnesota Manual on Uniform Traff'ic Control Devices (MMUTCD)
specifies eleven combinations of major and minor street traffic demand,
�destrian demand and/or accident frequency, which, when met or exceeded,
indicate that traffic signals have successfully been installed at other similar
intersection locations. The warrant volume requirements are reduced to
70 percent of their stated values when the intersection is located within a
community of iess than 10,0� persons or where the speed on the major
roadway is greater than 40 miles per hour.
A traffic signal warrant analysis was conducted by Anoka County during ,-�
August of 1994 for the 11�ppi Street/Holly Center/3rd Street intersection
The analYs�s indicat+e�d that 1fie intersection did not �eet any of the wanant
��"� Barbara Dacy
Don Jensen
March 8, 1995
Page 9
requirements for traffic signal installation. The analysis was based on the full
(100 percen#) warrant requirements, since the intersection is located in an
urbanized area of greaber than 10,000 persons and the speed limit along this
sec�ion of Mississippi Street (35 mph) is less than 40 mph-
An additional warrant analysis (Peak Hour Volume - Warrant 11) was
conducted to determine if either the Holly Center Main access intersection or
the proposed 3rd Street intersection would be expected to warrant a traf�ic
signal under the long-range PM peak hour conditions. The re.sults of this
analysis are shown in Figure 12 The data indicate that neither intersection
would l� expected to warrant tY►e installation of a traffic signal by the Year
2015. In addition, since the warrant requirements only analyze #he highest
minor street approach, the perpetuation of the existing four-legged intersection
would also not be expected to warrant traffic signal installation by the Year
2015 based on Warrant 11.
� QUEUING ANALYSIS
The capacity analyses determine the level of traffic operations for an isolated
interseclion As sucly capacity analyses do not account for the impacts of
adjacent intersections, specifically the impacts of #raffic queues from an
adjacent signalized intersection stacicing back into or through the subject
intersection Therefore, a queuing analysis was condueted to determine if the
praposed intersection spacing along Mississippi Street between TH 47 and
3rd Street would be adequate to accommodate the expected short and long
range PM peak hour traffic demands. This analysis assumes that the proposed
3rd Street in�on will not be signalized as indicated in the traffic .signal
warrant analysis portion of this document
A formula developed by the Traffic Institute of Northwestern University was
used to conduct the queuing analyses. The formula, which is listed below, is
• statistically significan# to the 95 percent rnnfidence level.
Queue Length = 2(# vehicles per hour)(1-green time/signal cycle time)(1+
percent trucks)(25 ft) /(# cycles/hr)(# lanes). The resulting answer is given in
vehicle-feet per cycle per lane.
The following �ints describe the data inputs and re.sults of the queuing
�y�. . -
,-� • The existing traffic signal Phasing at the TH 47/Mississippi Street
intersection provides split�hased operation for the Mississippi Street
movements. This means that the westbound and eastbound movements
Barbara Dacy
Don jensen
March 8, 1995
Page 10
receive separate green inciications (i.e., eastbound movements go, while
westbound movements wait, then vice-versa).
� The west approach of the TH 47/Mississippi Street intersection consists
of an exciusive left turn lane, a combination left/through lane, an
exclusive through lane and an exdusive right turn lane.
• The existing traffic signal cycle length at the TH 47/Mississippi Street
intersection IIuchiates based on traffic demand as it is traffic actuated.
However, for most of the PM peak hour dte existing cycle length is
estimated ta 1� approximately 15p seconds. The eastbound green split
per signal cycle is roughly 20 seconds.
• The proposed available storage distance between TH 47 and 3rd Street is
approximateiy 500 feet This distance is measured from the eastern end
of the raised median ta the eastern IIowline of the proposed 3rd Street
intersec.�tion lvcation.
' The existing PM peak hour traffic demands aze c�timated to require
270 feet of storage or less per signal cycie at the 95 percent confidence
level.
� The short-range PM peak hour traffic demands aze estimated to require
250 feet of storage or less per signal cycie at the 95 percent confidence
level.
' The long-range PM peak hour traf�c demands aze estimated to require
380 feet of storage or less per signal cycie at the 95 percent confidence
level. �
The q��g analyse.s re�uits in�licate that the proposed �0 foot intersection
spacing between the TH 47 and 3rd Street intersections should be adequate to
ensure that long-range tra{fic queues from TH 47 do not stack back into or
beyond the proposed 3rd Street intersectian locafion However, if the long-
range traffic forecasts aze 25 percent lvw and/or the signal timing or phasing
at the TH 47 intersection is changed such that the green time/cycle time split
for eastbound traffiic is noticeably decreased or signal cycie iengths are
significantly increased, the proposed 5Q0 foot spacing distance may not be
sufficien�
�—`�
/'\
!� Barbara Dacy
Don Jensen
March 8, 1995
Page 11
MISSISSII'PI STREET ACCESS ISSUES
Intersection Spacing Guidelines
Although the queuing analyses indicate that the proposed distance along
Mississippi Street, between the TH 47 and proposed 3rd Street intersections,
should be adequate to accommodate the exPected long-range traf�c volumes,
the following general inte�eclion SPa�ng guidelines should be noted.
Mississippi itreet (Anoka CSAH 6) is a minor arterial roadway. The
primary function of an arterial roadway is to move through traffic. As
sixch, most of the s#ate and rnunty highway departments have developed
.mi�n,um intersection spacing guidelines to limit acce.ss to selected
consolidated locations. Most of these agencies try to lirnit signalized
inte�ons along arterial roadways to 1/4 mile spacing and
interinediate unsignalized intersections to 1/8 mile spacing.
� Disc�ssions wi� Anoka County indicate that tiieir current de.sirable
• �� y�paang Suideli�es #or minor arberials such as CSAH b is 900
fee�
The proposed centerline to centerline (d/cl) spacing between the TH 47 and
3rd Street intersections is roughly 570 feet, which is less than both the 1/8 mile
(660 �feet) typical standazd for intermediate interseetions and the 900 foot
desix'abl� Anolca County miiumum. This co�npares to the existing spaang
between TH 47 and Holly Center/3rd Street o# approximately 690 feet (cl/cl),
wliich is greater than the 1/8 mile standazd spacing guideline, but less than
the current d�ble Anoka County guideline.
Off-Set Intersections
The proposed relocation of 3rd Street to the east approximately 120 feet will
result in two full-movement "T" intersections (Holly Center Main Access and
3rd Stceet} off�et 120 feet (cl/cl) apazt This resiilts in an undesu'able
condition as the intersections are close enough to where drivers may treat
them as a single location.
It would 1� desirable from a traffic engineering standpoint to consolidate these
acoess drives at a single four-legged location This would limit the number of
potential confiict points to 16. Under the off�et intersection scenario, the
,� number of potential confliict points is increased to 18 as the left turns from
each access overlap-
�'"�, Barbara Dacy
Don Jensen
March 8, 1995
Page 13
Sight Distance
`The intersection sight distan�e at the existing Mississippi Stceet/Holly Center/
3rd Street intersection was check+ed t° detemnine if is was adequate based on
the traf6c engineering rule of thumb of 10 seconds of sight distance. The sight
distance was checked to the west because of the existing vertical curvature to
the west along 1ltississippi Sireet bo go under a railroad overpass. The analysis
was checked in the field and assumes that the eastbs�und drivets along
r�Iississippi Street were travelling at the posted speed limit of 35 mph-
The analysis indicated that the intersection currenfly has aPProximately 10 to
12 seconds of intersection si.ght distance to the west Therefore, the existing
sight distance from the Holly Cenfier/3rd Street access intersection aPPears to
be adequate.
A review of the traffic accident history at this interse�tion aLso indicat�s no
� apparent ac�ident probl�ns that anay �� four aaxd ts over�thte la�t
' distanoe as the intersectian has experi Y eazs of 1992 and 1993).
�ive yeazs {including na�ne over the past two reported Y
However, it would be nndesu�ble to locate this intersection any furtli� to tk�e
west be�ause the resulting intiersection sight distance would likely be deficient
for an unsignalized intersecfian and because t�e signal warrant analysis
indicate.s that the intersection is not eacpected to meet flie traffic signal
-� warrants for installation even in the long range time period-
Right In/Right Oat Access
The proposed redevelopment project will' =elocate the exisiing right in/right
out (RI/RO) access from it's current location, east of the full movement access,
to a new location west of the full movement access (roughly opposite existing
2nd Sireet). Thi,s should improve the traffic aperations on the west approach
of the TH 47/Missi�PPi Street intersection as the existing RI/RO access is
only 175 f�et from TH 47, which may r�ult 'vn exiting vehicles weaving across
�tliree lanes of traffic within this short distance to access the left turning lane.
CONCLUSIONS
. • The existing ADT's on Mississippi Str�t (west of TH 4�, on TH 47
{south of 11�ississippi Street) and on 3rd Street (south of Mississippi
�-� Street) are 10,500 vpd, 35.� v� and 3,� vpd, respecti�elY.
Barbara Dacy
Don jensen
March 8, 1995
Page 14
The proposed 172 unit residential development is expected to
significantly reduce site traf�ic generation to and from the site. T`he
redevelopment is expected to generate approximateiy 65 percent less
traffic than the existing site land uses on an average weekday, including
53 percent less vehicle trips during the AM peak hour and 55 percent
less vehicle trips during the PM peak hour.
The proposed number and #ypes_of access (i.e. full-movement, RI/RO) to
and from the site will remain the same as existing. The geometrics and
traf�c rnntrol� of the access drives will also be similaz to the existing
access drives. However, the proposed moving of the 3rd Street access to
the east will result in one additional full�ovement acce.ss along this
�ction of Mississippi Street over the existing conditions. These proposed
access modifications will need to be approved by Anoka County, as they
have jurisdictional control over Mississippi Street (CSAH 6).
� The long-range (approximate Year 201� ADT forecasts for Mississippi
Street (west of TH 4.�, TH 47 (south of Mississippi Street) and 3rd Street ^.
(south of Mississippi Street) aze 17,� vpd, 38,� vpci and 2,000 vpd,
r��Y-
• Capacity analyses indicate that ihe Mississippi Street intersections with
TH 47 and Holly Center/3rd Street currenfly operate at acceptable levels
of service (LOS "D" or better) during both the AM and PM peak hours.
• Capacity analyse.s of the proposed short range (Year 1997) traffic
conditions indicate that the Mississippi Street intersections with TH 47,
the Holly Center Main Acc�ss Drive and proposQd 3rd Street aze
projected and expected to operate at acceptable levels of traffic
congestion during the AM and PM peak hours.
• Capacity analyses of the proposed long-range (Year 201� traffic
conditions indicates that the Mississippi Street/TH 47 intersection is
expected to operate at faiiure (LAS "F") during the PM peak hour.
However, the congestion at this intersection would be expected to be
substantially reduced if the planned light rail transit alignment along the
east side of TH 47 is implemented before the Year 2015. Also, the long-
range background conditions at this intersection during the PM peak
hour indicate that the congestion is expected to be mainly attributed to
other development along TH 47 and not die subject redevelopment
project
��,
!�`, Barbara Dacy
Don jensen
March 8, 1995
Page 15
• Long-range capacity analyse.s of #he Mississippi Street intersections with
the Holly Center Main access and relocat+ed 3rd Street indicate that the
outbound left turning moveave���ts are expecbed to operate at capacity
during the Year 2015 PM peak hour. However, the unsignalized
procedures of the 1985 Highwa„y C�pacity Manual aze typically
conservative. F'ield observations of other simlar sites (i.e., unsignalized
intersections located adjacent to a signalized intersection) have indicated
. that the actual levels of operations aze usually indicative of LOS "C" or
"D" conditions.
• A recent (August 1994) traffic signal warrant analYsis conducted by
Anoka County indicated that the Mississippi Street (CSAH 6)/Holly
Center/3rd Street intersection does not cuir�fly warrant the installaiion
of a traffic signal.
• A signal warrant analysis using Wanant 11 of the MMUTCD an.d the
.�..� long�ange traffic fore�asts indicated that the l��issippi Street
intersections with the Holly Cen#er Main Acc�ss and the propo�d
relocated 3rd Stce�t aze not expecied io wan�t the installation of a
traf�c signal by the Year 2015. The p�petuation of tlie existing 4legged
interseclion is also not expecbed to warrant a traffic signal by the Yeaz
2015. �
Queuing analyses indicate that the proposed 500 foot (approximately)
distanc.e between the Mississippi Street intersections with TH 47 and
rel�ated 3rd Sireet should be adequate to accommodate the expected
short and long-range traffic demands. However, a 25 percent increase in
the long range traffic volumes along A�'ississippi Street or a noticeable
decrease in the eastbound green time and/or a significant increase in
signal cycle iength at the TH 47 intersection may re.sult in long range
queuing back beyond the proposed 3rd Street loration.
• Mississippi Stceet (Anoka CSAH 6) is a minor arterial roadway. The
primary function of an arterial roadway is to move through traf�ic. As
such, most of the state and county highway depariments have developed
� minimum inteisection spacing guideline.s to limit access to selected
consolidated locations. Most of these agencEes try to limit signalized
intersectians along arterial roadways to 1/4 mile spacing and�
intern�ediate unsignalized intersections to 1/8 mile spacing. Discussions
with Anoka County indicate that their current desirable miciimum
�. spacing guidelines for minor arterials such as GSAH 6 is 9� feet
Barbara Dacy
Don jensen
March 8, 1995
Page 16
The proposed (c1/cl) spacing bet�,�n �� 47 and 3rd Street
intersections is roughly 570 feet, which is le,ss than both the 1/8 mile
(6C� feet) typical standard for intermediate intersections and the 9U0 foot
desirable Anoka County minimum. This compazes to the existing
spacing between TH 47 and Holly Center/3rd Street of approximately
690 feet (ci/cl), which is greater than the 1/8 mile standazd spacing
guideline, but less than the current desirable Anoka County guideline.
n
' The proposed relocation of 3rd Street to the east approximately 120 feet
will result in two full�ovement '"I'" intersections off-set by 120 feet
i���)• Tlus results in an undesirable condition It would be better to
consolidate these access points af a single 9(} degree full-movement
location, which would min�m;�p the number of potential con9ict points.
However, because of #he relative low traffic volumes at each of these two
driveway locations and t�e low traffic demand between the two
driveways, it is expected that the number of traffic conAicts arising as a
result of the off-set inbersections will be �az. to other four lane
unclivided roadwa with relativel low s '��
3'S y peeds and multiple driveways,
and that the off�et int+ersections will work although not as well as a
standard four�egged intersection
The exisiing sight distance at the Mississippi Sireet/Holly Center/
3rd Street intersection appeazs to be approximately 10 to 12 seconds to
the west, where the roadway dips to go under a railroad overpass. The
standazd traffic engineering rule of thumb for intersection sight distance
is 10 seconds. Therefore, the sight distance at this location appears to be
adequate. However, any future relocation of this driveway to the west
under unsignalized conditions would ap�ar undesirable at this time
based on cursory review of ihe site distance. -
The exist'ing site provides a right in/right out access approximately 175
feet from the TH 47/Mississippi Street intersection. The proposed
redevelopment project propos�s to rel�ate this access to the west
roughly opposite 2nd Street This should improve the trafCc operations
on the west approach of the TH 47/Mississippi Street interse�tion by
eliminating the condition where exiting vehicie weave across three lanes
of traffic to access the left turning lane.
JHJch
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