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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.