HomeMy WebLinkAbout2A, Guiding Plan for the B2 District - Update EN HILLS -
Request for Council Review
2A
Prepared By: Jill Hutmacher, Community
Development Director Work Session Date: February 22,2011
Meagan Beekman,City Planner
Guiding Plan for the B2 District - Update
Discussion Topic:
Discuss the status of the Guiding Plan for the B2 District and provide direction on the planning and
timing of infrastructure improvements.
Supporting Documents:
1. Memorandum dated February 22,2011,from.fill Hutmacher and Meagan Beekman.
2. Excerpts from the Guiding Plan for the B2 District.
• Traffic and Streetscape Improvements.
• Traffic Study Conclusions and Recommendations.
---ARZEN HILLS
MEMORANDUM =
DATE: February 22, 2011
TO: Honorable Mayor and City Councilmembers
Planning Commission
FROM: Jill Hutmacher, Community Development Directorf'
Meagan Beekman, City Planner MAI
SUBJECT: Guiding Plan for the B2 District- Update
Requested Direction
Discuss the status of the Guiding Plan for the B2 District and provide direction on the planning and
timing of infrastructure improvements.
Background
At the end of November 2007,the City instituted a one-year moratorium on development and
redevelopment in the B2 Zoning District in order to create a long-term redevelopment vision for
that area. The B-2 Zoning district includes those properties on County Road E between Highway
51 and Lexington Avenue, on Connelly Avenue, and on Pine Tree Drive.
The City Council appointed a 16-member steering committee comprised of residents and business
owners in April 2008 to help create the guiding plan. Over a series of steering committee meetings
and two community meetings from May to October 2008, the committee drafted the Guiding Plan
for the B2 District, which was unanimously approved by the City Council on October 27, 2008.
The nearly yearlong planning process included evaluating existing conditions, creating a long-range
redevelopment vision and guiding principles, addressing transportation questions, evaluating market
potential, reviewing land uses, and drafting design guidelines. The Guiding Plan includes a range
of recommendations including infrastructure improvements and a general implementation program.
The Guiding Plan for the B2 District and all supporting material are available online at
www.ci.arden-hills.mn.us/b2district.
City of Arden Hills
City Council and Planning Commission Joint Work Session—February 22, 2011
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The City has made progress in implementing the more immediate portions of the Guiding Plan.
Additional discussion is needed regarding the proposed infrastructure improvements, including
funding and a timeline, if there is a consensus to move forward.
Completed Implementation
Since the approval of the Guiding Plan, the City has implemented certain aspects of the Guiding
Plan:
• Comprehensive Plan—After acceptance of the Guiding Plan in October 2008,the 2030
Comprehensive Plan was amended to reference and be compatible with the Guiding Plan..
The 2030 Comprehensive Plan has since been approved by the Metropolitan Council, and
has been fully implemented by the City.
• Zoning Code Design Standards—The Planning Commission and City Council adopted a
significant update to the design standards in the Zoning Code for the B2 District in
November 2008. The design standards were then extended to the B3 District in December
2008, which includes those properties along Lexington Avenue. These design standards
have been applied to the 2009 Arden Plaza redevelopment proposal,the 2010 Arden Hall
proposal, and the 2011 McDonald's proposal. Although the Arden Village and Presbyterian
Homes projects are not in the B2 or B3 districts, those proposals were reviewed through the
Planned Unit Development(PUD)process and were evaluated against the B2 design
standards since the adopted B2 design standards represent the City's overall design
expectations.
Future Implementation Issues
Some decisions regarding the B2 District, while part of the long-term improvements planned for the
area, are not the focus of this particular discussion:
• Pedestrian/Bike connection over Trunk Highway 51 —The existing bridge over Trunk
Highway 51 is inadequate for non-motorized users and is considered substandard. MnDOT
has plans to replace the bridge in 2015. The City has the option of advance constructing the
bridge sooner, in which case MnDOT would reimburse the City in 2015. Due to the
construction schedule of the Highways 10 and 96 intersection, however, the soonest that the
bridge could be reconstructed would be 2014.
• Lake Johanna Boulevard name change—The Guiding Plan proposed to rename the section
of Ramsey County Road E between Old Snelling and Lexington Avenue to Lake Johanna
Boulevard. It was felt that the Lake Johanna Boulevard name would be more distinctive to
Arden Hills and provide better way-finding for businesses and residents. The City
considered using Lake Johanna Boulevard as a supplementary name to County Road E, but
staff research has determined that the supplementary name cannot be used on maps or for
City of Arden Hills
City Council and Planning Commission Joint Work Session—February 22, 2011
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official mailing addresses. In order to be effective, the name would need to be officially
changed to Lake Johanna Boulevard.
Streetscane Planning and Design
The current Capital Improvement Plan (CIP)programs $270,000 in 2011 to "Prepare a specific plan
and improvement for traffic, landscaping, lighting, and pedestrian movements along both sides of
County Road E from the eastern ramp terminals of Highway 51 to and including the Lexington
Avenue intersection." According to the Guiding Plan,the preliminary list of improvements planned
for County Road E include:
• A traffic signal system at the future intersection located between Pine Tree Drive and
Lexington Avenue;
• Replace signals, arms, and poles for the existing signal systems, if necessary, at the
eastern ramp terminals of Highway 51, Pine Tree Drive, and Lexington Avenue;
• Boulevard trees spaced at an average of 40 feet;
• A planted median that may include trees, shrubs,tall grasses and annual flowers;
• Decorative lighting with contemporary styling at the automobile scale (on the existing
bases, located 200 feet apart);
• Optional decorative lighting at the pedestrian scale located approximately 50 to 70 feet
apart;
• Benches and trash receptacles;
• A pair of new continuous concrete sidewalks (b feet wide) with connections to adjacent
businesses;
• Bollards; _
• Annual flowers (in beds or raised planters);
• Seasonal banners on the light poles;
• Striped or colored pedestrian crossings;
• Bus waiting shelters;
• Relocating the electrical boxes to a less visible location or screening where feasible;
and/or
• Underground utility repair/replacement(water, sewer, stormwater).
The CIP programs $2.2 million for County Road E improvements in 2012. The schedule for
construction of improvements may be phased or modified depending on the timing of the bridge
reconstruction.
Si realized Intersection between Pine Tree Drive and Lcxin ton Avenue
A traffic impact study was prepared for the Guiding Plan. According to that traffic study, the
roadways and intersections within the B2 District currently operate acceptably at Level of Service
City of Arden Hills
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(LOS) D or better and will continue to operate at LOS D or better through 2030 when
redevelopment is expected to be completed.
The traffic study found that the driveways on County Road E for the Holiday Inn site and the Arden
Plaza site will experience significant delay and queuing in the afternoon peak hour even though the
overall intersections will operate within traffic engineering standards. To reduce queuing and
increase the safety and vitality of future redevelopments, the Guiding Plan calls for a new
intersection on County Road E between Pine Tree Drive and Lexington Avenue. Driveways would
be realigned midway between Pine Tree Drive and Lexington Avenue to provide a controlled
intersection that will operate at LOS B in the 2030 afternoon peak.
Recently a development proposal of the Holiday Inn site and tenant changes at the TCF building
made it seem unlikely that the new intersection could be developed within the near future. The
development proposal for the Holiday Inn site, however, appears that it may not proceed. It is
important to recognize that the B2 Guiding Plan is a 20-year plan, and based on discussions with the
County,the current traffic conditions on County Road E do not warrant an additional signalized
intersection at this time. In fact, the County would not allow a new signal to be installed until the
traffic volumes at the intersection meet the criteria for installing a traffic signal per the Minnesota
Manual on Uniform Traffic Control Devices. Traffic volumes are not expected to warrant anew _
signal until redevelopment occurs with significant increases in intensity of use'. During the 20-year
planning period, the City will likely have opportunities to acquire the right-of-way necessary to
implement the new signalized intersection.
Current options for a new signalized intersection are as follows:
1. Continue to implement the existing plan for a new signalized intersection between Pine Tree
Drive and Lexington Avenue. Take advantage of opportunities to acquire right-of-way as
they occur.
2. Evaluate other options for realigning driveways and traffic movements along County Road
E.
Recommendation
Staff recommends proceeding with planning and design work for the streetscape improvements in
2011. The reasons for this recommendation are as follows:
• The B2 Guiding Plan was approved in 2008. It is important to continue to demonstrate the
City's commitment to the improvement of the B2 District.
1 A traffic study was completed in 2007. The traffic study was submitted by the developer of Arden Plaza and reviewed
by both Ramsey County traffic engineers and SRF,the City's traffic consultant. The County concurred with SRF's
conclusions,which stated that a new traffic signal would not be warranted until at least Phase IV of the Arden Plaza
development,and possibly not until significant redevelopment of the Holiday Inn site.
City of Arden Hills
City Council and Planning Commission Joint Work Session—February 22, 2011
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• If the City does not demonstrate its willingness to invest in the B2 District, it will become
increasingly difficult to ask that private property owners make private investments to
comply with the B2 design standards.
• During discussions with MnDOT and Ramsey County regarding the design of the Highway
51 Bridge, it will be advantageous to have an approved streetscape plan showing sidewalks
and pedestrian improvements on both sides of County Road E.
• As redevelopment occurs, staff needs to communicate to property owners how much right-
of-way is required. In order to do so, the City needs a back-of-curb streetscape plan.
The planning and design work is budgeted in 2011 as follows:
PIR $170,000
Sanitary Sewer Utility Fund $20,000
Surface Water Management Fund $50,000
Water Utility Fund $30,000
Total $270,000
Discussion -
In addition to any questions from the City Council and the Planning Commission, staff would like
to discuss the following questions:
1. Should the City continue working toward the development of a new signalized
intersection between Pine Tree Drive and Lexington Avenue? Should staff consider
other options to realign driveways and traffic movements along County Road E? _
2. Should staff move forward with planning and design of streetscape improvements
along County Road E?
3. Should staff explore phasing and funding options for the construction of County
Road E improvements?
Attachment
Excerpts from the Guiding Plan for the B2 District
• Traffic and Streetscape Improvements
• Traffic Study Conclusions and Recommendations
The entire Guiding Plan including appendices and the traffic study are available on the City's
website.
City of Arden Hills
City Council and Planning Commission Joint Work Session—February 22, 2011
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Land Use and Public Improvements Plan
Traffic and Streetscape Improvements
Various street segments in and near the district should receive differing treatments in
plantings, lighting, furniture and banners, as follows:
County Road E
From the west side of the Minnesota Highway 51 bridge to at least Lexington Avenue,
this road should receive the highest Ievel of streetscape improvements. Elements should
include:
• Boulevard trees spaced at an average of 40 feet.
• A planted median that may include trees, shrubs,tall grasses and annual
flowers.
• Decorative lighting at the automobile scale(on the existing bases, located z
200 feet apart, contemporary styling);optional extra: decorative lighting
at the pedestrian scale located approximately 50 to 70 feet apart)
• Benches and trash receptacles.
• A pair of new continuous concrete sidewalks(6 feet wide)with
connections to adjacent businesses.
■ Bollards.
■ AnnuaI flowers(in beds or raised planters).
Seasonal banners on the light poles.
■ Striped or colored pedestrian crossings.
■ Bus waiting shelters.
• A traffic signal system at the future intersection located between -
Pine Tree Drive and Lexington Avenue.
■ Replacement signals,arms and poles for the existing signal systems at(all
optional):the eastern ramp terminals of Highway 51,Pine Tree Drive and
Lexington Avenue.
• Relocating the electrical boxes to a less visible location or screening
where feasible.
• A pedestrian and bicyclist connection over Highway 51,which may be a
separate bridge, a new bridge, or an addition to the existing bridge.
Figure 10 Streetscape Cross Section
LANE CAPE.T�EC)tAN AND
SIDEWALK
BOULEVARD :BIKE, DRIVE DRIVE TURN LANE :DRIVE aRNE BIKE 136ULEVARD. SIDEWALK
LINE LANE LANE I � LANE LANEUI
ice- 8$' ROW=
The two"end caps"and the Pine Tree Drive
intersection"centerpiece" should be accentuated
by color, intensity, lighting and signage.
Improvements should include irrigation for the
boulevards and the median plus electrical outlets =_for winter lighting. Light fixtures should have
"cut-offs"to concentrate the beam and reduce
glare.
Ideally,this streetscape improvement should be carried a short distance into Shoreview
so as to make a smooth transition with the changing nature of the road and land use as
well as to emphasize the intersection as an important landmark or node.
Left-Turns only at Signalized Intersections: Importantly,this improvement
program calls for building a raised, landscaped median that would eliminate left-turn
movements except at the signalized intersections at the Highway 51 ramps,Pine Tree
Drive, a planned new intersection between Pine Tree Drive and Lexington Avenue,and
Lexington Avenue. Additional engineering,traffic study, and review may be needed =
prior to implementation.
m t
j A
77
1 .
a
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Street trees with new buildings brought close to a new Lake Johanna Boulevard should be
used to create attractive spaces for pedestrians and a stronger community connection to the
corridor.
........ ...... ........ ......... ......... .........
Traffic Study Conclusions and
Recommendations
A traffic impact study was prepared for the Guiding Plan, a full version of which is
presented in Appendix A. The following summary conclusions and recommendations
are an outcome of that study.
County Road E Corridor
The roadways and study intersections within the study area currently operate acceptably
at Level of Service(LOS)D or better and will continue to operate at LOS D or better
through the 2030 Build scenario when the redevelopment is anticipated to be fully
occupied.
The County Road E corridor has a wide center two way left turn lane down the middle as
well as many driveway intersections. This leads to a vehicle dominated corridor that is
unfriendly to pedestrians and bicycles. It is envisioned County Road E will operate as a
vibrant,multi-modal corridor that will attract pedestrians and bicycles. To provide a safe
multi-modal corridor,the following long range improvements are recommended: -
• Construct a landscaped median on County Road E from Highway 51 to Lexington
Avenue to convert the private driveways along County Road E into right-in/right-out
accesses.
• Driveways should be consolidated whenever feasible to limit the conflict points along
the corridor.
■ Provide left turn lanes at public street intersections.
■ Provide on street bicycle lanes.
■ Provide sidewalks along the length of County road E and to the businesses, including
a connection to Arden Plaza near to the County Road E and Lexington intersection.
■ Improve the landscaping to provide a human scale to the corridor. -
■ Provide eleven foot wide travel lanes which will reinforce the 35 mph speed limit.
• Minimize traffic signs within the corridor whenever feasible.
• Extend the bicycle and pedestrian facilities through the County Road E/Hamline
Avenue interchange when it is reconstructed.
• Reconstruct the corridor using the existing curb and gutter system to minimize the
cost. This will also shorten the construction period, lessening the impact on local
businesses.
21 October Guiding Plan for the B2 District 6-1
Traffic Plan Summary
County Road E is under the jurisdiction of Ramsey County. The City will need to work -
collaboratively with the County to gain approval for these recommended improvements. —
Intersection of County Road E, the Holiday Inn Site and the Arden
Plaza Driveway
The driveways on County Road E for the Holiday Inn site and the Arden Plaza site will
experience significant delay and queuing in the p.m.peak hour even though the overall
intersections will operate within traffic engineering standards. This is acceptable as an
interim situation because it is not expected to pose a safety problem, little queuing is
anticipated on County Road E. Long term,the queuing will impact the vitality of the
redevelopments and could lead to safety problems.
These driveways should be realigned midway between Pine Tree Drive and Lexington
Avenue to provide a four legged intersection that could be controlled with a traffic signal.
Left turn lanes and shared right/through lanes should be built on the new north and south
legs of the intersection to provide adequate egress. The signal should be installed when
the traffic volumes at the intersection meet the criteria for installing a traffic signal per
the Minnesota Manual on Uniform Traffic Control Devices. When the traffic signal is
installed at the new intersection it will operate at LOS B in the 2030 Build p.m.peak
hour. This leaves capacity to accommodate significantly more redevelopment as long as
the traffic from the redevelopment is focused at the signalized intersection.
Short-Term Development Assumptions Used in the Traffic Study
Three short-term redevelopment possibilities were identified through the planning
process. Although redevelopment may occur outside these areas,the traffic study
analyzed the effect of redeveloping the Pot o' Gold,Holiday Inn and northern Arden
PIaza properties. These properties may redevelop differently but the below numbers
were used to show the impact if they were redeveloped. Specifically;
■ The Pot o' Gold bingo hall was assumed to be replaced with 15,000 square feet of
office.
■ The former Holiday Inn hotel was assumed to be replaced with 95 apartment units
and 120,000 square feet of office. -
■ The 46,000 square feet of offices on the northern part of the Arden Plaza site was
assumed to be replaced with a 14,000 square foot pharmacy and 5,000 square foot
retail space.
6-2 Guiding Plan for The B2 District 21 October