Elk Run Inter-regional Corridor Planning and Reality

MPO Summer WorkshopAugust 11, 2008

Phil Wheeler, AICP, Executive DirectorROCOG

A Case Study of the Land Use/ Transportation Planning System

• Background on the North 52 Study and Plan• Pine Island’s Land Use Plans• The Elk Run Development Proposal• The draft AUAR• Mn/DOT’s, DEED’s, Olmsted County’s, &

ROCOG’s Responses• The final AUAR and its responses• Current Status

TH. 52 Pine Island / Oronoco

SUBAREA Study

Vision 52IRC Plan

Sub-Area Corridor Study

• 2000 – consultant selection and contract

• April 2001 – public review of preliminary concepts

• July 2001 – refined concepts presented, preferred concept identified

• August 2003 - Environmental Analysis complete

• December 2003 – Open houses on official map

Highway 52 Oronoco to Pine Island Sub-Area Study

Goal: To implement the Highway 52 freeway vision between 85th Street in Oronoco Township and 500th Street in Pine Island by choosing new interchange locations and new or improved connecting roads.

Preferred Study Alternative

Developed through a combination of technical study and local inputVision is to provide interchange access, serve properties, and maintain connectivityOther local and regional system connections identified and may be studied further as locals develop long-range plans

Design Elements

Conversion to 4-lane freeway (10.2 miles)3 freeway interchanges (CSAH 12/CR 112, CSAH 12/CSAH 5, Main Street)Closure of all at-grade access9.2 miles of new Olmsted County Roads2.7 miles of new Goodhue County Roads12.3 miles of new frontage/supporting roads

Preferred Study Alternative

Jurisdictional Impacts

New Roadway Mileage

Turnback Roadway Mileage

Net New Jurisdictional Mileage

Olmsted County

9.2 miles 0.7 miles 8.5 miles

Goodhue County

2.7 miles 2.8 miles -0.1 miles

City of Pine Island

1.4 miles 0 miles 1.4 miles

Pine Island Township

4.5 miles 2.0 miles 2.5 miles

City of Oronoco

3.1 miles 0 miles 3.1 miles

New Haven Township

2.7 miles 2.0 miles 0.7 miles

Oronoco Township

0.5 miles 0 miles 0.5 miles

Coming Phases

Phase 2 – Engineering Design and Environmental Assessment– Will begin on October 1, 2001 and should last

approximately 12 monthsPhase 3 – Right-of-Way Preservation and Official Mapping– Will conclude by January 2003

Next Steps

Jurisdictional Review Period (September 4 – October 15) seeking formal endorsement of Preferred Study AlternativePhase 2 of Study begins October 1, 2001– Preliminary Design and Environmental Assessment

Pin

e Is

land

Cou

ncil

Res

olut

ion

supp

ortin

g pr

efer

red

alte

rnat

ive

Pine Island Council Resolution supporting preferred alternative

Major Milestones

• TH 52 Inter-Regional Corridor Study

• Sub-Area Corridor Plan & Environmental Assessment 2000 - 03

• Official Map of Preferred Alternative 2003 - 2004

Public Involvement

• 47 public meetings on the corridor study or official map

• 24 meetings in the City of Pine Island

• 18 public open house meetings on study; 12 in Pine Island

Preferred Alternative

Draft Pine Island Future Land Use & Roads

What is an Official Map?

• A map which establishes anticipated acquisition lines for future streets or sites needed for public facilities

• Prepared by licensed land surveyor

• Adopted by ordinance by local jurisdictions such as counties and in some cases cities and townships

• Authorized in City & County Planning Legislation (Chapters 394 and 462 of statute)

Typical Approach to Developing an Official Map

• Establish the need for the project– Long Range Transportation Plan or a Corridor or

Subarea Study

• Complete a Preliminary Layout and/or Right-of-Way Needs Study

• Complete Environmental Review (For projects anticipated to be funded with state or federal $$)

• Review and Adopt Official Map

What an Official Map Shows

An Official Map document is similar to a Subdivision Plat without any lots – it shows:

– A surveyed centerline of the proposed road corridor with right of way limits dimensioned off the centerline OR surveyed right-of-way limits

– Anticipated access control for future limited-access roadways typically highlighted

Responsibility of Jurisdictions

• Willingness of jurisdiction with zoning authority to administer zoning consistently with the County’s official map

• Responsibility on the part of the road authority to negotiate in good faith with affected landowners

• Acknowledgement on the part of the public that if resources are not available building construction may proceed

Proposed Official Map Approach

• Rely on county and state staff and financial resources to acquire land for needed right of way

• Coordinate the review of permit applications between Cities/Towns and the County for lands in the Official Map area

• Agree on the roles of cities, towns, county & state in administering Official Maps

Outline of Agreement

• Counties will adopt Official Maps

• An advisory committee will be created to address issues in administering Official Maps

• Towns and Municipalities agree to administer the Official Maps on behalf of the Counties

• Counties and MNDOT agree to review permits in a timely manner and to conduct negotiations with landowners

Result

• Two Official Maps: one for each County

• Each County Official Map goes to County Recorder’s Office

• Towns and Municipalities have their own copy of map for use in planning and zoning work

• All local jurisdictions entered into the proposed official map agreement

Elk Run Proposal

Split Interchange

Comparison of Split Interchange to current Off. Map

Elk Run AUARTraffic Impact Study

18

52

Oronoco City Limits

Olmsted/Goodhue County Line

AUAR Study Area Proposed Land Use

AUAR Study AreaPine Island

Oronoco

52

18

3

5

12

Douglas Trail

52

5

3

18

31

31

1.5mi

5.5 mi

Land Use Scenario

Phase 1 of Elk Run Development / 2012 Scenario

Land Use Square Feet Rooms DU Total TripsTrips on

TH 52Business Park 181,841 2,320 1,902.40

Bioscience Park 1,402,250 11,372 6,936.92Medicine Clinic 30,000 288 201.60Health Toursim 20,000 160 112.00

Conference Center 15,000 120 84.00MediSpa 27 66 46.20

Lifestyle Facility/Retail 40,000 886 620.20Restaurants 10,000 636 445.20

Hotel 94 460 322.00Bioscience R&D 100,00 812 568.40Assisted Living 144 384 268.80

1,700,000 265 - 17,504 11,508 66%

Additional Development in AUAR Area / Full Development

Land Use Square Feet Rooms DU Total TripsTrips on

TH 52Business Park 241,758 3,084 1,696Specialty Retail 71,874 1,912 0

Residential 4475 42818 23,908

Non-Elk Run 314,000 0 4,475 47,814 25,605

Factory Outlet 424,710 11,294 8,696Industrial Park 1,659,636 11,552 6,585

Bioscience Park 303,003 2,458 1,131Shopping Center 1,189,188 51,064 34,213

Government Offices 174,418 12,160 1,824Elementary School etc 105,000 1,716 257

Residential 1800 13,204 8583Specialty Retail 913,715 40,497 30,080

Elk Run 4,800,000 0 1,800 143,945 91,369

Grand Totals

Total Land UseHousing: 6,275 Units

Est Population: 15,000Retail: 2.6 million sqft

Biobusiness: 1.8 million sqftIndustrial: 1.7 million sqftBusiness Park: 420k sqft

The Falls / Assisted Living

Traffic GeneratedEstimated 210,000 tripsTH 52 North: 40-45,000TH 52 South: 60-70,000

Core Area Planned Land Use Area in Acres

557

385

208

387

0

100

200

300

400

500

600

residential other bioscience research park commercial

Core Area Land Uses in Acres

* At a floor area ratio of .2, this would be a commercial area larger in floor area than the gross leasable floor area of the Mall of America

*

5 acre non-profit bio-science center

Daily Trip Generation RatesTrips per Acre

28.5

77.6

66.4

191.3

0

20

40

60

80

100

120

140

160

180

200

residential other bioscience research park commercial

Trip Generation by Land Use Daily Trip Generation by Land Use

0

10,000

20,000

30,000

40,000

50,000

60,000

70,000

80,000

residential other bioscience researchpark

commercial

Projected 2025 Traffic

Typical Arterial Capacities

Typical Freeway Capacities

AUAR Recommended Improvements

for 2012

A: Build Interchange on TH 52B: Construct connection to 59th AveC: Pave 59th AveD: Pave 520th St (County Line road)E / G: Convert 52 access to right-in, right outF: Improvements at existing CSAH 11 interchange

2025 Recommendations

2025 RecommendationsReplace 2012 Diamond Interchange with a Cloverleaf or Split Diamond

4-6 lanes + multiple turn lanes across interchange from 59th Ave to 80th Ave NW

All frontage or backage roads 3 or 4 lanes

Staff Concerns 2012

Recommendations

Interchange Construction

AUAR suggests connecting only 59th Ave (east leg).

West leg should be built to CSAH 31

All right-in, right –out access (E /G) should be closed if interchange is built & frontage roads built

AUAR does not address expected public assistance to build improvements

31

31

AUAR Plan

Approved 52 Plan

Staff Concerns 2012

RecommendationsLocal Streets &

Access

AUAR finds that 400,000 sq ft of development could occur without interchange & access to TH 52 limited to right-in, right-out

Under this scenario, drivers will need to travel to Pine Island interchange and Oronoco overpass to make left turns onto highway

AUAR recommends paving 59th Ave from point B northward; paving should extend on 59th Ave south all the way to Oronoco given likely scenario that interchange may not be built for some time / Who pays?

Lack of any local street connections back to Pine Island will force local traffic to use TH 52

31

TH 52 Impact / 2025 Scenario

• AUAR Guidelines state “the geographical extent of the analysis must extend outward as far as the traffic to be generated would have a significant impact on the roadway system… “

– 107,000 vehicles per day projected on 52 at full development

– 6 lane freeway needed south to 75th St

– Likely right of way, bridge widening impacts in Oronoco in addition to added through lanes needed / issues with noise impacts

– Could require curb & gutter with storm sewer instead of runoff managed in ditches

– AUAR DOES NOT (but should) ADDRESS POTENTIAL IMPACTS of this change, including especially noise and air and water quality

Other impacts outside of AUAR area not discussed

• 29,000 ADT on 59th Ave extending into Oronoco in full build-out scenario– AUAR does not discuss impact or improvement need this would

create on East Frontage Rd and in vicinity of overpass in Oronoco (4 lane + turn lanes needed)

• 12,000 ADT on CSAH 31 extending south towards CSAH 12 (3 or 4 lane needed)

• 7,100 ADT on CSAH 3 south of AUAR Area (turn lanes &

bypass lanes, paved shoulders needed)

• Ash Rd between 59th Ave and CSAH 18 eliminated (how is

service replaced to lands outside of Elk Run?)

Staff Concerns

Local Network 2025

Recommended Future Street Network for south side of Pine

Island in Comp Plan

Recommended right of way preservation needs in AUAR report.

AUAR Major Street Network Plan is less extensive than Comp Plan Network though development assumed is more intense

AUAR does not mention issue of need for additional River Crossing to facilitate local circulation – results in forcing heavy volumes on 125th St, Main Street, Center St (all County Roads)

AUAR does not discuss how many miles of new road may be needed / what costs might be

River Crossing

River Crossing• Pine Island Comprehensive Plan states

– “A new river crossing corridor should be considered somewhere east of the Main Street bridge”

– “from a local circulation perspective (it may) be advantageous to plan for another Highway 52 overpass that would functionally link the northeast section of the City with the southern section (via the potential new river crossing)”

• Staff concurs with the Comp Plan language – AUAR should discuss this issue (it makes no mention of river

crossing issue)– Development in AUAR area will need improved local street

network connectivity

125th St Corridor

• Projected traffic of 40,000 to 65,000– Highest volume non-freeway in Rochester / 30,000 at Wal-Mart

South on 63

• General Level of Service guidelines suggest 6 to 8 lanes from 59th Ave to 80th Ave NW

• AUAR recommends mixing of expressway and arterial street design to provide adequate capacity

Current Footprint

Staff Concerns-High arterial volumes suggest insufficient density of arterial & collector streets

-Do not think “expressway” design will be effective

- High capacity interchange which will require larger footprint / more access control / obviously more $$$ - what is impact on Elk Run?

How does AUAR address 2025 Street Network Issues?

• Recommends that MNDOT & Counties re-do the TH 52 Environmental Assessment by 2012– Address interchange needed, additional overpasses, changes to

frontage road system, river crossing as part of new EA

• Conversely, what could the AUAR have included?– At a minimum an additional analysis scenario evaluating how

much development could be supported with an urban diamond interchange that would fit within the right of way officially mapped.

Revised AUAR

• Mn/DOT, Olmsted County, and ROCOG registered objections to the notion that comments should be restricted to the2013 phase but should acknowledge the 2025 phase.

• Strongly worded objection to AUAR by Mn/DOT.

Outcome

• Strong support for Elk Run Bioscience element by Senator Murphy, Governor Pawlenty, and DEED.

• Mn/DOT AUAR objection withdrawn.• DEED grant for infrastructure approved.• Groundbreaking for utility extension

8/22/2008.• Pine Island adherence to official map in

plat approval conditions.