2004-08-30 Feasibility Report Coml Property Access RoadNbertville
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Commercial Property Access Road
Feasibility Report
Albertville, Minnesota
SEH No. A-ALBEV0504.00
August 30, 2004
August 30, 2004
Honorable Mayor and City Council
City of Albertville
5975 Main Avenue NE
Albertville, MN 55301-9776
Attn: Larry Kruse, City Administrator
Dear Mayor and Council Members:
RE: Commercial Property Access Road
Feasibility Report
Albertville, Minnesota
SEH No. A-ALBEV0504.00
Short Elliott Hendrickson Inc. (SEH®)is pleased to submit the enclosed feasibility report for an access
road along Interstate 94 connecting the Albertville Outlet Mall to the Albertville Business Park.
This report addresses completion of the street and drainage improvements and associated wetland
impacts. Estimated costs of the proposed improvements have also been provided. Funding for the project
is proposed through special assessments to the benefiting properties.
We have determined that the project is technically feasible and is necessary to support proposed future
development and increased traffic volumes in the project area. We respectfully request that the City
Council review the recommendations set forth herein and order an improvement hearing for the project.
Sincerely,
Robert L. Moberg, PE
Project Manager
rim
a: Ve\slbev\0504004epons&pecs\coimdpmptysecesssdfeas.doc
Commercial Property Access Road
Feasibility Report
Albertville, Minnesota
SEH No. A-ALSEV0504.00
August 30, 2004
I hereby certify that this report was prepared by me or under my direct
supervision, and that I am a duly Licensed Professional Engineer under the laws
of the State of Minnesota.
Robert L. Moberg; PE
Date: August 30, 2004 Lic. No.: 23334
Short Elliott Hendrickson Inc.
3535 Vadnais Center Drive
St. Paul, MN 55110-5196
651.490.2000
Table of Contents
Letter ofTransmittal
Certification Page
Table of Contents
1J0 Project History/Background ................................................................................... 1
1.1 Location ........................................................................................................... 1
1-2 Feasibility Report Initiation ............................................................................... 1
2.0 Description of Construction Elements .................................................................. 1
2.1 Roadway —.-----.------------.-------..-------.1
2.1.1 Existing Conditions ............................................................................... 1
2.1-2 Proposed Improvements -----------------------..2
213 Alternatives ........................................................................................... 2
2.2 Storm Sewer .................................................................................................... 2
2.2.1 Existing Conditions ............................................................................... 2
2.2.2 Proposed Improvements ....................................................................... 2
2.3 Welland Mitigation ............................................................................................ 2
2'4 Project Constraints .......................................................................................... 3
3.0 Maintenance Impacts .............................................................................................. 3
4.0 Estimated Costs ...................................................................................................... 3
5.0 and Easements ................................................................................. 3
0J0Permits .................................................................................................................... 3
7.0 Financing ................................................................................................................. 4
8.0 Project Timetable .................................................................................................... 4
9.0 Non —petitioning Properties Affected ...................................................................... 4
10.0 Controversial Aspects ............................................................................................ 5
List of Figures
Figure 1 —PuojactLocation
Figure 2—Proposed Street Alignment
Figure 3 — Typical Section
List of Appendices
SEH is a regis!ered trademark of Short Elliott Hendrickson Inc.
Commercial Property Access Road A-ALBEV0504.00
City of Albertville Page i
August 30, 2004
Commercial Property Access Road
Feasibility Report
Prepared for the City of Albertville
1.0 Project History/Background
1.1 Location
The project study area is located in the northwesterly area of the City and is
bounded by Interstate 94 (I-94) to the south, the Albertville Outlet Mall to
the east, and the Albertville Business Park on the north and west (see Figure
1). Development in the Albertville Business Park has created a need for
improved roadway access and safety for the area.
1.2 Feasibility Report Initiation
The City Council authorized preparation of this report at its regular meeting
held July 19, 2004.
2.0 Description of Construction Elements
2.1 Roadway
2.1.1 Existing Conditions
The Albertville Outlet Mall is served by a private access off CSAH 19 that
extends through the mall property. Keystone Avenue currently provides
access to Welcome Furniture, as well as two other undeveloped properties in
the Albertville Business Park. A direct roadway connection between
Keystone Avenue and the Outlet Mall access road does not exist.
The westerly end of the Outlet Mall property contains a wetland area that
was created as a mitigation site when the Outlet Mall was built. In the same
general location, there is a spoil pile that was left when construction of the
Outlet Mall was completed.
A freeway sign for the Outlet Mall is located between the Outlet Mall and the
Welcome Furniture property.
2.1.2 Proposed Improvements
The proposed roadway connection extends approximately 1600 feet
southeasterly of the Keystone Avenue cul-de-sac as shown on Figure 2. The
street will be built in accordance with City standards for a 32-foot wide
commercial road with concrete curb and gutter and a 9-ton design bituminous
A-ALBEV0504.00
Page 1
pavement. The proposed roadway structural section is 5.5 inches of
bituminous pavement on 8 inches of aggregate base, with 18 inches of
granular subbase. This section is shown in Figure 3.
The connection of the Albertville Outlet Mall access road and Keystone
Avenue is necessary to improve roadway safety and access in the area as
development continues and traffic volumes increase.
2.1.3 Alternatives
The routing of the connection road directly east to the existing service road
behind the Outlet Mall was considered. The proximity of an existing wetland
along the west side of the Outlet Mall limits the amount of available space
for a street connection. In addition, parking and delivery vehicle access along
the back side of the Outlet Mall would be compronused.
2.2 Storm Sewer
2.2.1 Existing Conditions
Existing storm sewer facilities within the project area consist of two 42-inch
RCP culverts which provide the outlet for the wetland to the west of the
Outlet Mall. The flow from these culverts drains to a wetland complex
between the Outlet Mall and I-94.
2.2.2 Proposed Improvements
Proposed storm sewer improvements consist of installation of piping and
catch basins in the proposed road. This system will outlet into an existing
storm water pond on the west side of the Keystone Avenue cul-de-sac. The
existing 42-inch RCP culverts will be extended to the north to accommodate
extension of the roadway improvements. Catch basins will be installed in this
portion of the road and connected to one of the culverts.
The improvements will be designed to convey runoff generated by a 10-year
frequency rainfall event from the roadway and adjacent frontages.
2.3 Wetland Mitigation
A small area (0.07 acre) will be impacted within the existing wetland on the
west side of the Outlet Mall. This is a wetland which was created as a
mitigation area and which will have to be replaced at a 4:1 ratio. Another
wetland area would be impacted on the north side of the proposed street.
This area of impact is approximately 0.40 acres and would need to be
replaced at a 2:1 ratio.
The proposed wetland mitigation area is where the existing spoil pile is
located. Once the spoil pile is removed, a wetland area can be created at the
site.
2.4 Project Constraints
The route of the proposed alignment was chosen in order to minimize the
impacts upon the existing wetlands. The location of the Outlet Mall building,
the I-94 right-of-way, and the Welcome Furniture building and parking lot
dictates an alignment that impacts the wetlands as shown on Figure 3.
Commercial Property Access Road A-ALBEV0504.00
City of Albertville Page 2
The sign located within the proposed alignment is unavoidable and will need
to be relocated. It is proposed to be moved approximately 70 feet to the
northwest.
3.0 Maintenance Impacts
Maintenance impacts resulting from this project should not change
significantly within the area. Periodic cleaning of the storm sewer
improvements is within the scope of present maintenance activities for the
area.
4.0 Estimated Costs
A detailed project cost estimate can be found in Appendix A of this report.
A summary of various components of the project is as follows:
Project Element
Estimated Cost
Removal of Spoil Pile
$126,800
Street Improvements
402,500
Storm Sewer Improvements
94,300
Wetland Excavation and Mitigation
70,200
Sign Relocation
71,500
Total
$765,300
5.0 Right -of -Way and Easements
At this time it is anticipated that a 60-foot right-of-way will be dedicated to
the City -for construction of the street. Also, a 40-foot wide drainage
easement will be necessary through Lot 1, Block 4 of the Albertville
Business Park for installation and maintenance of the storm sewer outlet into
the pond on the property.
6.0 Permits
The following permits are anticipated:
■ Wetland Conservation Act (WCA) permit for wetland excavation and
mitigation
• Army Corps of Engineers permit for work in protected wetlands
■ NPDES permit for general grading activities
7.0 Financing
It is anticipated that this project would be financed primarily through
assessments to the benefiting property owners.
The proposed method of assessing the costs of the project is as follows:
■ The Outlet Mall would be assessed the full cost ($126,800) of removing
the Spoil Pile.
■ One half of the remainder of the construction costs ($319,250) would be
assessed to Lots 1-4 in the Albertville Business Park and prorated
according to acreage. The other half of the remaining project costs
($319,250) would be assessed the Outlet Mall.
According to this allocation, the assessments would be as follows:
Commercial Property Access Road A-ALBEV0504.00
City of Albertville Page 3
Albertville Outlet Mall
$446,050
Lot 1 (Welcome Furniture)
$104,710
Lot 2
$60,340
Lot 3
$47,250
Lot 4
$106,950
Total
$765,300
8.0 Project Timetable
A proposed timetable for implementing the improvements identified in this
report is outlined below:
■ City Council Receives Feasibility Report and
Calls for Public Improvement Hearing........................September 7, 2004
■ Publish Notice of Public Hearing....................................September 2004
■ Public Improvement Hearing ......................................... October 18, 2004
■ Council Orders Preparation of Plans and
Specifications.................................................................October 18, 2004
■ Council Approves Plans & Specifications and
Orders Advertisement for Bids. . ....................................... December 2004
■ Bids Received...................................................................... January 2005
■ Council Awards Bid .......................................................... February 2005
■ Project Construction........................................................ April -July 2005
■ Final Assessment Hearing ...................................................October 2005
9.0 Non -petitioning Properties Affected
The affected properties have not petitioned the City for the proposed
roadway improvements.
10.0 Controversial Aspects
Proposed assessments may be controversial, as the improvements were not
petitioned for by existing property owners.
Controversy may arise out of impacts upon the existing wetlands in the
project area.
Controversy may also arise out of the relocation of a business sign that would
interfere with the proposed roadway. (See Figure 2) The sign is a substantial
structure which would require an access point for maintenance and would
require adequate sight lines to be maintained in its new location.
11.0 Conclusions and Recommendations
It is concluded that the project is feasible from an engineering standpoint.
The proposed street improvements will effectively address the traffic flow
Commercial Property Access Road A-ALBEV0504.00
City of Albertville Page 4
problems found in the area, will allow for better access for emergency
vehicles, and will provide better access to local businesses.
It is recommended that the City Council order a public hearing for this
improvement project.
.711L;��;�
Commercial Property Access Road A-ALBEV0504.00
City of Albertville Page 5
List of Figures
Figure 1 — Project Location
Figure 2 — Proposed Street Alignment
Figure 3 — Typical Section
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