2006-04-25 CC Workshop Agenda PacketA1bcrtville
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ALBERTVILLE CITY COUNCIL
AGENDA
April 25, 2006
6:30 PM
1. CALL TO ORDER — ROLL CALL — ADOPT AGENDA
2. ALBERTVILLE PREMIUM OUTLET MALL ISSUES
3. ALBERTVILLE NORTHWEST QUADRANT STUDIES DISCUSSION
A. Hotel Water Park Study
B. Broader Transportation Studies
4. DOWNTOWN PARKING STUDY
A. Review & Discussion regarding outcome of Public Meeting
B. Railroad Right of Way Purchase
• 5. COUNCIL PRIORITIES
6. ADJOURNMENT
E
BOl—TON&MBNK,
Consulting Engineers & Surveyors
12224 Nicollet Avenue • Burnsville, MN 55337-1649
Phone (952) 890-0509 • FAX (952) 890-8065
April 19, 2006
Mr. Larry Kruse, City Administrator
City of Albertville
5975 Main Avenue NE
PO Box 9
Albertville, MN 55301
Re: Traffic Impact Study for Hotel/Waterpark
City of Albertville
BMI Project No. T42.21811
1 NC_
Honorable Mayor and City Council Members:
Please find attached, the Traffic Impact Study for the proposed hotel/waterpark for your review. The
study evaluates the traffic impacts of the proposed hotel/waterpark facility, as well as, possible impacts of
development surrounding the Outlet Mall and proposed facility.
Jon Huseby, Mark Kasma and myself will be at your April 25, 2006, Council Workshop to present and
discuss our findings and recommendations and will be glad to address questions at any time.
Sincerely,
BOLTON & MENK, INC.
,144 4
Adam Nafstad, P.E.
Albertville Assistant City Engineer
Enclosure
H:\ALBT\T4221811\Report\Report Cover Letter.doc
MANKATO, MN • FAIRMONT, MN • SLEEPY EYE, MN • BURNSVILLE, MN • WILLMAR, MN • CHASKA, MN • AMES, IA
www.bolton-menk.com
An Equal Opportunity Employer
•
TRAFFIC IMPACT STUDY
FOR
HOTEL/WATERPARK
CITY OF ALBERTVILLE,
WRIGHT COUNTY, MN
0
Prepared by:
February 2006
0
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•
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Table of Contents
I. Executive Summary.................................................................................................. I
II. Background................................................................................................................ 2
III. Traffic Analysis.......................................................................................................... 3
IV. Conclusions................................................................................................................. 4
Appendix
TrafficCounts.................................................................................................................. A
TripGeneration................................................................................................................B
SynchroAnalysis.............................................................................................................. C
WarrantAnalysis............................................................................................................. D
Hotel/Waterpark i
Traffic Impact Study
City of Albertville, Wright County, Minnesota
February 2006
Prepared by:
Bolton & Menk, Inc
Hotel/Waterpark Traffic Study
Albertville, Wright County
• I. Executive Summary
February 2006
The City of Albertville has received a proposal to develop a Hotel/Waterpark
complex to be located north of I-94 and west of the Albertville Outlet Mall. The
development would use 671h Street and CSAH 19 to access the regional roadway
system. This study evaluates the impacts of this proposal and looks at the
possible combined impacts of commercial/retail development in the properties
surrounding the Outlet Mall and proposed Hotel/Waterpark.
The results of the analysis indicate that the existing roadway system will
accommodate the proposed Hotel/Waterpark.
Due to roadway limitations, however, continued development of the surrounding
land area will produce unacceptable traffic conditions on CSAH 19. The analysis
indicates that approximately 25% of the developable land area could be supported
if CSAH 19 is extended as a four -lane divided roadway to the north Albertville
city limits and if the intersection with 67th Street is constructed with double left
turn lanes for northbound left turns and traffic signals are installed. It could be
reasonably expected that traffic signals will be warranted and needed in the first
stages of continued development.
If the area identified as `Northern Area' in this study builds out as
. commercial/retail, it is expected that 3,100 vehicles per day would be multi -use
trips that also will travel to the existing Outlet Mall. It would help overall traffic
conditions if a direct connection could be planned from the existing Outlet Mall to
the Northern Area. This connection would help alleviate the traffic conditions
anticipated on CSAH 19.
•
It is recommended that the City of Albertville require detailed traffic studies for
each proposal for development in this area. The traffic studies performed should
include combined analysis of approved and pending development in order to
determine roadway adequacy. It can be reasonably expected that at some point,
development should be discouraged until the supporting roadway network is
constructed. This network includes:
• CSAH 19 divided roadway extension to north city limits;
• CSAH 19 at 67th Street intersection with double left turns and traffic
signals;
• I-94 interchange southeast ramps at CSAH 19;
• I-94 interchange construction at Kadler Avenue;
• 70th Street construction.
Detailed traffic studies will help identify the necessary road improvements and
time -frame necessary to support the area as development occurs.
H:\ALBT\T4221811 \Report\Report.doc
Hotel/Waterpark Traffic Study February 2006
Albertville, Wright County
. II. Background
•
A Hotel/Waterpark Development is being proposed for Albertville Business Park
on the north side of I-94 west of the Albertville Outlet Mall (see Figure 1). The
proposed development includes approximately 300 guest rooms with a 60,000
square foot Waterpark, an arcade/entertainment center, conference center, fitness
center, Spa, and a restaurant/lounge. Access to the development would be
provided on 671h Street and on Keystone Avenue. 67`' Street currently exists to
the intersection with CSAH 19 (LaBeaux Avenue).
Figure 1 Study Area and Northern Area Trip Distribution
(Note: Hotel/Waterpark Assumed Trip Distribution not shown.)
The Albertville Business Park and the surrounding properties between Kadler
Avenue and CSAH 19 and between I-94 and 70`h Street are currently anticipated
to develop as commercial/retail (see northern area in Figure 1). An overview of
the potential traffic generated from the available land area was made considering
existing wetland area and potential commercial developments. The land area
available for development would support approximately 1.5 million square feet
(floor space) of commercial/retail development.
CSAH 19 is currently a four -lane divided roadway north of I-94 through the
intersection at the Outlet Mall entrance. The roadway narrows to a two-lane
roadway with turn lanes at the intersection with 67`' Street. It is anticipated that
2
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Hotel/Waterpark Traffic Study
Albertville, Wright County
February 2006
Sthe divided highway section will be extended northerly into Otsego in the near
future (possibly in 2006). The road section anticipated would have turn lanes at
the 67th Street intersection. The 67th Street intersection would provide the
primary access to the proposed development. While 701h Street would also
provide access to the development, the distribution of the new trips from the
Hotel/Waterpark is anticipated to be southerly and easterly.
The City of Albertville has planned street networks accessing CSAH 19 and 70th
Street to serve the northern area. The street network is shown on Figure I with
the proposed streets indicated as broken lines. It is noted that the intersection of
CSAH 19 and planned 68th Street will allow right turns in and right turns out only.
A median opening at this location does not meet Wright County guidelines and is
not anticipated.
III. Traffic Analysis
The traffic volume anticipated for the Hotel/Waterpark is 3,000 vehicles per day.
125 vehicles will be entering the facility and 100 vehicles will be exiting the
facility during the PM peak hour. This traffic will be primarily destined to the
south and east. The Hotel/Waterpark traffic will use 67th Street to access CSAH
19 given the planned road network. It is not anticipated that measurable traffic
would travel to 70th Street as this would be circuitous for the desired trips.
Traffic analysis of the existing volume and traffic generated by the
Hotel/Waterpark indicate that the existing and planned road network would
function adequately.
The surrounding developable land area (shown as Northern Area in Figure 1),
however, would generate approximately 38,000 trips per day onto the surrounding
road system if development is commercial/retail. Without completion of new
interchanges at Kadler Avenue and Nabor Avenue and completion of 70th Street
as a cross -county minor arterial, the existing road network would not be capable
of distributing the traffic generated in the northern area.
The Northeast Wright County Transportation Study indicated that CSAH 19
would be expected to have up to 30,000 ADT in 2040. This anticipated traffic
considers regional growth and did not include the intense land development in the
Northern Area. Traffic on CSAH 19 north of I-94 was measured at 15,000 in
2005. Normal regional growth would account for the expected 2040 traffic.
The intense commercial/retail possibility (1.5 million square feet of developed
floor space) will generate over 25,000 new trips onto CSAH 19 south of 67th
Street. This traffic volume is unsupportable with the planned road network and
for CSAH 19. The planned CSAH 19 (four -lane divided roadway) could support
15% of this commercial/retail activity (up to 225,000 square feet of floor space).
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Hotel/Waterpark Traffic Study
Albertville, Wright County
February 2006
If double left turns for northbound CSAH 19 are planned for the 67th Street
intersection, the roadway could support up to 25% of the land area (up to 375,000
square feet of floor space) as commercial/retail.
Continued development in the North area should be discouraged without road
network expansions.
IV. Conclusions
1. The planned Hotel/Waterpark will generate approximately 3,000 trip ends
per weekday. The peak hour traffic generated by the Hotel/Waterpark can
be accommodated by the existing and planned road network.
2. The surrounding undeveloped properties south of 701h Street and west of
CSAH 19/Labeaux Avenue have the potential to develop to intensities that
cannot be supported by the planned road network. If fully developed as
commercial/retail, the buildable land area indicates approximately 1.5
million square feet of floor space could be developed. This level of
development would generate 38,000 trips per weekday. Considering the
proximity of this property to the region indicates that a substantial portion
of the trips would be destined southerly on CSAH 19 toward I-94.
3. Several intersections are planned with access onto 70th Street. The
potential traffic demand, however, will remain on 67th Street as it provides
the most direct connection for the desired trip. The planned intersection of
CSAH 19 and 671h Street does not have the capacity to accommodate this
concentration of commercial/retail traffic activity.
4. Installation of a traffic control signal at the intersection of CSAH 19 at
67th Street will be necessary to accommodate the expected traffic as the
land area develops. A traffic signal is not required to accommodate the
Hotel/Waterpark.
If double left turn lanes are included in the planned intersection of CSAH
19 and 67th Street, the commercial/retail development west of CSAH 19
could be developed to approximately 25% of the developable land area.
This would account for approximately 375,000 square feet of
commercial/retail floor space.
6. Additional development beyond 25% of the North area shown in Figure 1
should be discouraged without additional access provisions that would
accommodate the desired trips. For example, the land area north and west
of the Hotel/Waterpark would need to be reanalyzed to orient primary
access to the west. This may be difficult to accomplish considering the
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J
Hotel/Waterpark Traffic Study
Albertville, Wright County
February 2006
issues surrounding the interchange configuration for I-94 at Kadler
Avenue and the timing of each development.
7. If possible, there would be some benefit to planning a future road
connection directly between the Northern Area and the existing Outlet
Mall. Upon build -out, if developed as commercial/retail, the Northern
Area would develop a cross -traffic demand (referred to as `internal
capture' in the traffic analysis) between compatible retail activity centers.
The analysis indicates that this cross -activity would be 3100 vehicles per
day. Without a direct connection, this cross -activity would use CSAH 19
and add to the traffic problems anticipated on CSAH 19.
Detailed traffic studies for each new development is recommended prior to
approval of continued development north of the Outlet Mall. The traffic
studies need to take into account the accumulative impacts of the adjacent
planned land uses to produce useful conclusions. The road network may
need to be revisited based on the results of further analysis.
H:\ALBT\T4221811 \Report\Report.doc
NORTHWEST ASSOCIATED CONSULTANTS, INC.
. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 7 3,231.2555 Facsimile: 763.231.2561 planners,@€;,nacplanning.com
MEMORANDUM
TO: Larry Kruse
Mike Couri
Jon Sutherland
Adam Nafstad
FROM: Alan Brixius
DATE: April 7, 2006
RE: Albertville — Outlet Mall Outstanding Issues
FILE NO: 163.06 — 06.09
BACKGROUND
On April 25, 2006, the City Council and Chelsea Group are meeting to discuss the
outstanding issues related to the Albertville Outlet Mall. At our April 4, 2006 City staff
meeting, I was directed to provide a summary of issues for discussion.
1. Existing Dirt Pile
An earthen berm exists on the western edge of the Outlet Mall property. This berm was
not part of the approved site grading plan or wetland mitigation plan. The berm has
raised concerns for the visibility of adjoining properties and with slope erosion into
abutting wetlands. The City Council has required the removal of the dirt pile as a
condition of lowering the fence along the Phase III parking lot.
In past considerations, the City has discussed options for possibly reducing the berm
height but not requiring its total removal. Another option is offered in the following
language:
The City and Chelsea agree that Chelsea shall have two years from the date
of this agreement to remove the berm located west of Lot 1, Block 1, Outlets
at Albertville, Wright County, Minnesota. If Chelsea fails to remove the berm
within this two year period, the City may, but shall not be required to, remove
the berm and dispose of the soil in any reasonable manner. In such event,
Chelsea agrees to pay the City one-half of the cost of removing said berm.
Said payment shall be made within 30 days of billing by the City.
To date, no change has occurred with the dirt pile, although the Outlet Mall has offered
the dirt as free fill.
2. Phase III Fence Height
The Outlet Mall has requested approval to lower the height of the fence along the west
edge. of the Phase III parking lot to provide better visibility of the available parking lot.
The City is receptive to lowering the fence if all items related to the Outlet Mall can be
addressed and the following fence conditions can be met:
A. The lower fence height must block the headlights of a full size pickup. In
response to this item, the Outlet Mall proposes to lower the fence 17 inches and
re -stripe and sign the west edge of the parking lot for compact parking only. Both
the height and additional striping should address the headlight issue.
B. Jaywalkers crossing County Road 19 at locations different than the controlled
intersection is a real concern. In lowering the fence, the City will require the
following considerations:
(1) The fence should be designed to prevent pedestrians from jumping the
fence to gain access to County Road 19.
(2) The fence must be extended south and east to prevent pedestrians from
0 walking around the fence to gain access to County Road 19.
3. Pedestrian Traffic
Jaywalkers between Phase II and Phase III of the Outlet Malls is a serious issue. The
City wants fences erected to discourage jaywalkers and direct pedestrians to the
controlled intersection. Corrections should include:
A. Fences at the east end of Phase II buildings and along the east edge of the
parking lot. The Outlet Mall is interested in working with the County to place a
fence in the right-of-way along the east side of the existing trail.
B. A fence to the northwest edge of Phase III to discourage access into the Phase
III at this location.
4. Pedestrian Access to Burger King
The current pedestrian access to the Burger King site is unplanned and is occurring at
an unsafe location due to the street curve, sight line, and traffic volumes. Burger King
has extended a sidewalk to the street edge without City approval. The following items
should be addressed:
2
A. A revised site plan should be submitted showing the pedestrian connection from
0 Burger King to the Outlet Mall buildings.
B. Marked crosswalk location.
C. Signage identifying crossing location.
D. Sidewalk design showing width, disability accessibility.
5. Site Lighting
The Outlet Mall lighting in Phases I and II has 45 degree directional lighting on very tall
poles. This has created glare issues for residents living south of the freeway. Site
examination reveals that the current lighting appears to be on an adjustable swivel that
will accommodate some adjustments in the lighting angles. The City recommends an
adjustment in site lighting to a 90 degree angle to down light the parking lot.
6. Trash Receptacles
The Outlet Mall was approved with just trash compactors. When trash enclosures were
recommended, the Outlet Mall indicated that the trash compactors would address the
total need for Phase I and II and since they were self-contained, no additional screening
was required. The PUD was approved with this premise. Since then, a number of trash
dumpsters have been placed on Phase I and II sites in unplanned locations and
unscreened. Past site inspections have revealed unsightly views of the dumpsters from
County Road 19 and adjoining properties.
After identifying this issue to the Outlet Mall, they proceeded to paint the dumpsters to
match the building color to camouflage the units. However, at different times,
inspections reveal that dumpsters are still a visual problem due to location, appearance,
overflowing trash or outdoor storage of other materials (i.e., pallets). In Phase III, the
dumpsters tend to wander from approved designated trash enclosures. This Phase III
issue is a particular concern in that they abut hospitality businesses.
We will be conducting a site inspection of the Outlet Mall to inventory existing conditions
prior to the April 25th meeting. A plan to address the trash receptacles must be agreed
upon.
7. Road Issues
The City has expressed interest in extending a street between the Outlet Mall and
Welcome Furniture to provide a second access and egress between the two
commercial areas. Before this issue continues to be pursued, the City Engineer will
further examine the practicality for this street from physical, financial and traffic
perspectives.
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Upon review of this summary, let's discuss any modifications necessary before
forwarding a copy to Chelsea Group.
•
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
FW4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 783.231.2555 Facsimile: 763.231.2501 planners@nac;planning.com
MEMORANDUM
TO:
Larry Kruse
Albertville City Council
FROM:
Cassie Schumacher-Georgopoulos / Alan Brixius
DATE:
April 21, 2006
RE:
Albertville — Downtown Parking Study
NAC FILE:
163.13
The following are comments and concerns express at the Downtown Parking Study
public open house on April 21, 2006:
Overall Concerns —
■ Stormwater management in Downtown Area
■ Opportunities for private individuals to acquire railroad property
■ Increased traffic on already busy road ways
Block One —
■ Vacate 60th Street NE right-of-way to allow parking north of Carbone's
Block Two —
■ Reuse of historic industrial building in the B-4 District
Block Three —
■ Stormwater ponding in residential yards
Block Four —
■ Increased traffic to come with new development
Block Five —
■ Parking proximity to residential property
■ Acquisition of railroad property to be used for parking lots
■ Maintaining green space around City Hall
0
Block Six
■ Blind intersection at 58th Street NE and Main Avenue NE and hidden drive on
Main Avenue NE due to on -street parking
■ On -street parking striping should protect existing driveways
■ Congestion in front of Dance Studio
■ Residential lots on the west side of the block to be rezoned as commercial
■ Residents are in favor of the parking configuration and guiding of the new
uses
•
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Albertville Downtown Parking Study
2006
Prepared by Northwest Associated Consultants
With Estimates from Bolton & Menk
DRAFT
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
April 20, 2006
Mr. Larry Kruse
City Administrator
City of Albertville
5795 Main Avenue NE
Albertville, MN 55301
Dear Mr. Kruse:
Attached is the Albertville Downtown Parking Study for businesses in the Historic
Central Business District along Main Avenue NE.
Northwest Associated Consultants reviewed the land uses and existing businesses in
the Downtown to comprehend the need for increased parking. A field study was
conducted to analyze the amount and type of parking existing for each business. The
amount of parking required for each business by the Albertville Zoning Ordinance was
calculated to understand the lack of parking in the Downtown. GIS analysis was also
conducted to recognize who owns property in the study area.
The study proposes areas to increase parking by locating space for new parking lots, as
well as illustrates potential locations for redevelopment. Also included within the report
are estimated per stall construction costs for each block alternative. Detailed findings
are found in the body of the report.
We are available if you need additional information.
Sincerely,
NORTHWEST ASSOCIATED CONSULTANTS, INC
wj-3)1�
Alan R. Brixius, AICP
Principal
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Table Of Contents
Page
Introduction.............................................................................. 1
Block One — Existing Conditions ................................................... 5
Block One Alternative One — Redevelopment Options ...................... 8
Block One Alternative Two — Redevelopment Options ...................... 10
Block Two — Existing Conditions ................................................... 14
Block Two — Redevelopment Options ............................................ 16
Block Three — Existing Conditions ................................................ 21
Block Three Alternative One — Redevelopment Options .................... 23
Block Three Alternative Two — Redevelopment Options .................... 27
Block Four — Existing Conditions .................................................. 31
Block Four — Redevelopment Options ........................................... 32
Block Five — Existing Conditions ................................................... 35
Block Five Alternative One — Redevelopment Options ...................... 36
Block Five Alternatives Two and Three — Redevelopment Options ...... 38
Block Six — Existing Conditions..................................................... 42
Block Six — Redevelopment Options ............................................. 44
Conclusion / Recommendations.................................................... 48
List of Tables:
Table 1 — Existing Conditions of Block One ....................................
6
Table 2 — Redevelopment Conditions of Block One Alternative One ....
8
Table 3 — Parking Lot Block One Alternative One ............................
9
Table 4 — Redevelopment Conditions of Block One Alternative Two ....
11
Table 5 — Parking Lot Block One Alternative Two .............................
12
Table 6 — Existing Conditions of Block Two ....................................
15
Table 7 — Redevelopment Conditions of Block Two ..........................
18
Table 8 — Parking Lot Block Two ..................................................
19
Table 9 — Existing Conditions of Block Three ..................................
22
Table 10 — Redevelopment Conditions of Block Three Alternative One
24
Table 11 — Parking Lot Block Three Alternative One ........................
25
Table 12 — Redevelopment Conditions of Block Three Alternative Two
28
Albertville Downtown Parking Study
Page
Table 13 — Parking Lot Block Three Alternative Two ........................
29
Table 14 — Existing Conditions of Block Four ..................................
31
Table 15 — Redevelopment Conditions of Block Four ........................
32
Table 16 — Parking Lot Block Four ................................................
33
Table 17 — Existing Conditions of Block Five ...................................
35
Table 18 — Redevelopment Conditions of Block Five Alternative One..
36
Table 19 — Redevelopment Conditions of Block Five Alternative Two..
38
Table 20 — Redevelopment Conditions of Block Five Alternative Three.
40
Table 21 — Existing Conditions of Block Six ....................................
43
Table 22 — Redevelopment Conditions of Block Six Alternative One ....
45
Table 23 — Parking Lot Block Six ..................................................
46
List of Figures:
Figure 1 — Parking Study Map ......................................................
4
Figure 2 — Block One, Alternative One ...........................................
7
Figure 3 — Block One, Alternative Two ...........................................
13
Figure4 — Block Two.................................................................
20
Figure 5 — Block Three, Alternative One .........................................
26
Figure 6 — Block Three, Alternative Two .........................................
30
Figure7 — Block Four.................................................................
34
Figure 8 — Block Five, Alternative One ...........................................
37
Figure 9 — Block Five, Alternative Two ..............................................
39
Figure 10 — Block Five, Alternative Three .......................................
41
Figure 11 — Block Six.................................................................
47
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Albertville Downtown Parking Study
INTRODUCTION
The role and appearance of Albertville's Downtown District has changed from its historic
origins. St. Albert's original church has transformed into a dance studio; the Post Office
of 1910 has been converted into apartments. Many of the historic buildings are gone or
are unrecognizable from their original architecture; nevertheless the service district is
still intact. Albertville Body Shop, Main Avenue Hair Design, Highland Bank, and four
restaurants reside in Downtown Albertville. Although the original historic church no
longer serves the purpose of providing religion, faith is still grounded in the Downtown
with the updated St. Albert's Church and Parish Center on the corner of Main Avenue
and 57th Street NE.
The Downtown businesses consist of small buildings on small lots relying on on -street
parking to address their parking needs. As businesses have evolved from retail uses to
service, entertainment and hospitality businesses, parking demand exceeded available
on -street parking supply, resulting in overflow parking into residential areas, private
parking lots, and unimproved parking areas. This current parking situation has raised
concerns by adjoining neighborhoods.
The City's Long Range Land Use Plan retains the Albertville Downtown as one of the
commercial focal points of the community. Maintaining the Downtown area for
commercial uses emphasizes the need to provide an adequate supply of convenient
parking for both the existing businesses and future redevelopment efforts.
The Albertville City Council has requested NAC to conduct a parking study for the
Downtown area. This study identifies parking shortages and strategies for addressing
parking to serve Downtown businesses and remedy parking conflicts in residential
neighborhoods. Parking stalls per business were calculated using standards set by the
Zoning Ordinance. Areas for redevelopment and new parking areas were also
observed as part of the study.
Study Area
The Downtown Parking Study encompasses six blocks along Main Avenue NE between
County Road 37 NE and 57 1h Street NE. There are ten businesses in the study area
along with the new and existing Albertville City Hall sites and St. Albert's Parish Center.
Inventory
In the following pages, a detailed inventory of the parking situation has been conducted
on a block -by -block basis. This inventory identified lots, parcel ownership, parcel size,
current land use, building type, building size, existing on -site parking lots, and number
Is
Albertville Downtown Park Study
Page 1
•
of stalls. This information was necessary to calculate both parking demand and parking
supply for the block.
Within the entire Downtown Study Area, the current businesses and institutions provide
area for approximately 255 off-street parking spaces and 82 on -street parking spaces in
six paved lots and three gravel lots. The gravel parking lots do not always achieve the
required parking due to unpaved and unmarked stalls. According to the parking
standards of the Albertville Zoning Ordinance an approximate 427 parking spaces are
required to serve the existing businesses and institutions in Downtown, leaving a
shortage of roughly 90 parking spaces. Land is available in the downtown area to
provide more parking in the downtown district, there is also land available for
redevelopment.
Redevelopment Options
The parking study outlines a number of options for parking and redevelopment for the
individual blocks. These options are for planning purposes only to illustrate how parking
lots may be physically configured with the available land in each block. Where possible,
sites for new buildings have been included as future redevelopment.
The parking opportunity options also will provide the City Council with recommendations
for a Downtown public parking location, if deemed appropriate by the City Council. The
Downtown parking lot will attempt to provide parking to remedy the parking shortage
and provide parking to accommodate business expansion or redevelopment.
In developing the parking opportunity options, the following criteria were used:
1. Parking Proximity — Upgrading current parking locations and developing new
parking areas near businesses. A walkable distance standard of 300 feet from
each business was used to determine best used locations.
2. Street Front Building Placement and Visible Parking — with street forward
buildings parking will have to occur to the rear of buildings. If the only parking
area available for a business is behind the building the use of site lines and
directional signage will be vital to having patrons utilize the parking space.
3. Parking Lot Design — All parking lots will be surfaces with asphalt and edged
with concrete curb. Each parking lot will be stripped to have the maximum use of
the site. Lighting will also be an essential part to each lot to ensure the safety of
all patrons. Each lot layout takes into consideration the circulation needs of
garbage and delivery traffic to access the buildings in such tight spaces.
Albertville Downtown Parking Study
Page 2
4. On -Street Parking — On -street parking is the most used parking in Downtown.
While it is hard to create new on -street parking, the lost of existing on -street
parking can be controlled by reducing the amount of new curb -cuts and allowing
parking on side streets.
5. Current vs. Future Needs — Currently there is a need for increased parking and
this demand can only grow as existing businesses expand and new businesses
develop. A lack of parking is not alluring for new businesses desiring to develop
in the downtown. Having future parking plans for developable areas can only
make those sites more appealing for development.
6. Complimentary Businesses and Transfer of Uses — Having businesses which
are complimentary to each other would allow patrons to walk from business to
business and reduce the amount of vehicular traffic. Also having a mix of
business operating during the day and during the evening would allow for
parking exchange.
7. Property ownership patterns — Parcels of land in the downtown are typically
very narrow and filled by the foot print of the building leaving no room for parking.
Some properties will be more capable than others to establish the required
amount of parking for their business. Ownership patterns determine who can
provide adequate parking for their business and who cannot. Those businesses
. that cannot provide parking on their site become a concern because it creates
the need for resolutions between property owners to develop a parking
agreement or the City may have to step in to help provide parking for
businesses.
•
8. Stormwater and Drainage Patterns — This report does not address the issue of
stormwater and drainage, but we as well as the City Engineer are aware that
increasing the number of parking stalls and development in the area will increase
the amount of impervious surface and the amount of runoff.
Albertville Downtown Parking Study
Page 3
0 BLOCK ONE - EXISTING CONDITIONS
•
Block One of the Study Area is in the northeast corner of Downtown between County
Road 37 and 60th Street NE along Main Avenue NE. Businesses on the block include
Carbone's Pizzeria, carwash, Highland Bank, Albertville Lodge, Albertville Garage, and
Albertville Post Office. Highland Bank owns the eastern half of the block, using two-
thirds of its property for the bank, its drive -through, and 23 parking stalls. The
remaining Highland property is vacant. Carbone's and the car wash are on the
northwest corner of the block each property has a separate owner. The City of
Albertville owns the lodge and garage properties in the center of the west half of Block
One. The two lots of the post office site, including the building and the parking lot, are
owned by a private trust.
Circulation is open on all four sides of the block; however, 60th Street dead ends prior to
Large Avenue to the east. Access to the center of the block is by means of an alley
way. The block currently provides four paved parking lots for a total of 41 stalls. The
parking lots are owned by Highland Bank, Carbone's, the carwash and the post office.
Carbone's lot provides ten parking stalls but requires 13 stalls. Parking for the lodge
and the garage is on the street and at the back of the building. The carwash and the
post office are able to provide for their required parking. Highland Bank provides more
parking than is required by the ordinance; however due to the location of the parking it
is unable to serve other businesses on the block.
Approximately ten on -street parking stalls are located on Main Avenue, four of these
stalls are five minute parking in front of the post office. There are seven stalls along 59th
Street and eight stalls along Large Avenue; however, these stalls are underutilized due
to the pattern of development. All on -street parking is an estimate because no markings
outline the stalls.
Block One provides a total number of 66 on -street and off-street parking stalls which
currently exceeds its need of 39 stalls by 27 stalls.
Table of Existing Conditions are found on the following page.
Albertville Downtown Parking Study
Page 5
TABLE 1: EXISTING CONDITIONS OF BLOCK ONE
Number
4F7
Of
Required
Parcel
Parcel
Current
Building
Size of
Existing
Parking
Vacant
Parking
Lot #
Number
Ownershi
Parcel Size
Landuse
Type
Building
Parking Lots
Stalls
Land
Spaces
Paul H.
Carbone's
1
101500011212
Schutte
8,324 sqft
Commercial
Restaurant
832 sqft
Paved
10
13
James R &
Carleen C
2
101500011229
Hart
6,290 sqft
Commercial
Car Wash
2,400 sqft
Paved
2
2
Commercial
101500011215
Parking
101500011230
Highland
Area Drive
Highland
3,4,5
101500011213
Bank
36,686 sqft
Thru
Bank
2,400 sqft
Paved
23
11
Highland
Vacant
6
101500011214
Bank
1 7,196 sqft(private)
None
0
7,196
0
City of
7
101500011208
Albertville
7,196 sqft
Institutional
Lode
1 1,469 sqft
None
0
7
City of
101500011209
Albertville
7,196 s ft
Institutional
Garage
4,000 s ft
None
0
0
Eileen M
Post Office
L091
101500011211
Gottwalt
and
101500011210
Rev Trst A
1 14,392 sqft
I Institutional
I Parking
1,301 sqft
Paved
6
1 6
Total Off -Street 41
39
Total On -Street 25
Total Provided 66
Missing
+27
•
0
Albertville Downtown Parking Study
Page 6
• BLOCK ONE: ALTERNATIVE ONE - REDEVELOPMENT OPTIONS
The first redevelopment option for Block One maintains existing businesses and
focusing redevelopment only to the under-utilized sites. The first site for redevelopment
would be the Albertville Lodge and the Albertville Garage parcels. Both sites are
currently owned by the City of Albertville. The site layout (page 9) for these lots would
keep the existing curb cut to allow for access from Main Avenue into the alley and a14
stall parking area. The building for the lodge and garage site could be up to 3,575
square feet and require 15 parking stalls. The second site is the vacant land owned by
Highland Bank which could support 4,750 a square foot building, and 18 off-street
parking stalls of the required 22 stalls. The alley in the center of the block would widen
to 24 feet to provide public access for customers, as well as service vehicles, to the rear
of buildings for access to the parking lots and trash enclosures. Block One currently
has a large amount of parking created by on -street parking which makes up for the
deficit of five stalls from the new buildings.
The cost per stall for these new driveways and parking areas would $4,386.64 (Table
3). The cost is markedly high due to a low number of created stalls. Block One would
not be a high development priority for the City. Any changes within Block One would be
spurred by redevelopment interests.
TABLE 2: REDEVELOPMENT CONDITIONS OF BLOCK ONE ALTERNATIVE ONE
Size of
Required
Parcel
Parcel
Current
Building
Current
Buildable
Building
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Space
Size
Spaces
Paul H.
Carbone's
1
101500011212
Schulte
8,324 sqft
Commercial
Restaurant
832 scift
Remain
13
James R &
Carleen C
2
101500011229
Hart
6,290 sqft
Commercial
Car Wash
2,400 sqft
Remain
2
Commercial
101500011215
Parking
101500011230
Highland
Area Drive
Highland
3,4,5
101500011213
Bank
36,686 sqft
Thru
Bank
2,400 sqft
Remain
11
Highland
Vacant
New Building
6
101500011214
Bank
7,196 sqft
(private)
/ Parking
4,750 sqft
22
City of
New Building
7
101500011208
Albertville
7,196 sqft
Institutional
Lodge
1,469 sqft
/ Parking
3,575 sqft
15
City of
New Building
Combined
8
101500011209
Albertville
7,196 sqft
Institutional
Garage
4,000 sqft
/ Parking
Eileen M
Post Office
101500011211
Gottwalt
and
9,10
101500011210
Rev Trst A
14,392 sgft
Institutional
Parking
1,301 sqft
Remain
6
Total Needed 69
Off-street Supplied 65
On -street Supplied 20
Total Supplied 85
Albertville Downtown Parking Study
Page 8
.
TABLE 3: PARKING LOT BLOCK ONE - ALTERNATIVE ONE
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
ITEM ITEM APPROXIMATE
NO. QUANTITY
UNIT
DATE:
UNIT PRICE
12/13/2005
AMOUNT
STREETS & PARKING LOTS IMPROVEMENTS
1 MOBILIZATION
1
LS
$5,000.00
$5,000.00
2 TRAFFIC CONTROL
1
LS
$500.00
$500.00
3 CLEAR & GRUB
1
LS
$1,000.00
$1,000.00
4 COMMON EXCAVATION
3,100
CY
$6.00
$18,600.00
5 GRANULAR SUBGRADE MATERIAL
2,425
TON
$6.00
$14,550.00
6 AGGREGATE BASE CL 5 (CV)
1,065
TON
$12.50
$13,312.50
7 REMOVE CONCRETE WALK
300
SF
$2.00
$600.00
8 REMOVE CONCRETE PAVEMENT
25
SF
$4.00
$100.00
9 REMOVE BITUMINOUS PAVEMENT
1,055
SY
$3.00
$3,165.00
10 REMOVE CURB & GUTTER
100
LF
$3.00
$300.00
11 2" TYPE MV NONW EAR COURSE MIXTURE
370
TON
$45.00
$16,650.00
12 1.5" TYPE MV WEAR COURSE MIXTURE
280
TON
$48.00
$13,440.00
13 BITUMINOUS TACK COAT
150
GA
$2.50
$375.00
14 GOETEXTILE FABRIC
3,100
SY
$1.50
$4,650.00
15 CONCRETE CURB & GUTTER, B618
1,500
LF
$12.50
$18,750.00
16 4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
200
SF
$5.00
$1,000.00
17 SOD WITH TOPSOIL
650
SY
$4.50
$2,925.00
18 TREES/BUSHES (LANDSCAPING)
1
LS
$3,000.00
$3,000.00
19 6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
85
SY
$40.00
$3,400.00
20 SIGNAGE
1
LS
$500.00
$500.00
21 PAVEMENT MARKINGS
38
STALL
$50.00
$1,900.00
22 LIGHTING
6
EA
$3,500.00
$21,000.00
SUBTOTAL:
$144,717.50
STORM SEWER IMPROVEMENTS
23 12" RCP STORM SEWER PIPE 3006G, CL 5
300
LF
$33.00
$9,900.00
24 15" RCP STORM SEWER PIPE 3006G, CL 5
55
LF
$35.00
$1,925.00
25 CONST DRAINAGE STRUCTURE DES. SD-1
3
EA
$900.00
$2,700.00
26 CONST DRAINAGE STRUCTURE DES. 4022-48"
1
EA
$1,200.00
$1,200.00
27 CONST DRAINAGE STRUCTURE DES. 4020-60"
1
EA
$1,500.00
$1,500.00
28 CASTING ASSEMBLY, STORM
5
EA
$300.00
$1,500.00
SUBTOTAL:
$18,725.00
EROSION PROTECTION
29 INLET PROTECTION
5
EA
$165.00
$825.00
30 SILT FENCE
250
LF
$2.50
$625.00
31 CONSTRUCTION ENTRANCE
2
EA
$900.00
$1,800.00
SUBTOTAL:
$3,250.00
BUILDING DEMO/LAND COST
32 BUILDING DEMO
1
LS
$0.00
$0.00
33 LAND COST
1
LS
$0.00
$0.00
34 UITLITY RELOCATION
1
LS
$0.00
$0.00
SUBTOTAL:
$0.00
ESTIMATED CONSTRUCTION COST $166,692.50
CONTINGENCY (15%) $25,003.88
ENGINEERING (20%) $33,338.50
ADMIN., LEGAL, MISC. (10%) $16,669.25
TOTAL ESTIMATED PROJECT COST: $241,704.13
PROPOSED NUMBER OF STALLS 38
COST PER PARKING STALL PARKING LOT ONLY $4,386.64
Albertville Downtown Parking Study
Page 9
• BLOCK ONE: ALTERNATIVE TWO - REDEVELOPMENT OPTIONS
•
Alternative Two for Block One is similar to Alternative One; however, Alternative Two is
a more aggressive approach which includes the two lots of post office in the
redevelopment. The site design (page 13) also includes the redevelopment of the
Albertville Lodge and Garage and the vacant parcel owned by Highland Bank. The
lodge and garage lots and the post office lots could support two buildings and a 33 stall
parking lot would be shared through a cross easement. The lodge and garage site
owned by the City could support a 3,575 square foot building requiring 15 parking stalls
and the post office lots could support a 4,750 square foot building requiring 22 stalls.
The off-street parking lot is short four stalls, but the front and the side streets allow for
twelve on -street parking stalls making up for the deficit. This alternative is not meant to
move the post office out of the downtown but rather update the property and building
while include more space for commercial or service uses. The vacant land owned by
the Highland Bank could support a 4,750 square foot building, requiring 22 parking
stalls by having an 18 stall parking lot in the rear of the building and by utilizing on -street
parking to make up the difference.
The redevelopment of Block One will rely heavily on the use of the alley to access the
rear of each building. The alley would serve as the main entrance into the off-street
parking lots for all three new buildings. The alley would also provide access to the rear
of the buildings for all delivery trucks and service vehicles.
The cost per stall for Alternative Two would be $3,203.77 (Table 5); this cost is lower
than Alternative One due to the increased number of stalls. The total for each
alternative is almost the same. Block One is not a high priority for the City to invest in
because redevelopment of this block will happen on its own.
Albertville Downtown Parking Study
Page 10
•
•
TABLE 4: REDEVELOPMENT CONDITIONS OF BLOCK ONE ALTERNATIVE TWO
Size of
Required
Lot #
Parcel
Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Current
Building
Buildable
Space
Building
Size
Parking
Spaces
Paul H.
Carbone's
1
101500011212
Schulte
8,324 sqft
Commercial
Restaurant
832 sqft
Remain
13
James R &
Carleen C
2
101500011229
Hart
6,290 sqft
Commercial
Car Wash
2,400 sqft
Remain
2
Commercial
101500011215
Parking
101500011230
Highland
Area Drive
Highland
3,4,5
101500011213
Bank
36,686 sqft
Thru
Bank
2,400 sqft
Remain
11
New
Highland
Vacant
Building /
6
101500011214
Bank
7,196 sqft(private)
Parking
4,750 sqft
22
New
City of
Building /
7
101500011208
Albertville
7,196 sqft
Institutional
Lodge
1 1,469 sqft
Parking
3,575 sqft
15
New
Combined
City of
Building /
8
101500011209
Albertville
7,196 sqft
Institutional
Garage
4,000 sqft
I Parkin
Eileen M
Post Office
New
101500011211
Gottwalt
and
Building /
9,10
101500011210
Rev Trst A
14,392 sqft
Institutional
Parking
1,301 sqft
Parking
4,750 sqft
22
Total Needed 85
Off-street supplied 84
On -street Supplied 20
Total Supplied 104
Albertville Downtown Parking Study
Page 11
TABLE 5: PARKING LOT BLOCK ONE - ALTERNATIVE TWO
PRELIMINARY CONSTRUCTION COST ESTIMATE
,CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660 /
DATE, 1213/20051
_
ITEM APPROXIMATE.
tin ITEM UNIT UNIT PRICE AMOUNT
STREETS & PARKING LOTS IMPROVEMENTS
1
MOBILIZATION
1
LS
$5,000.00
$5,000.00I
2
TRAFFIC CONTROL
1
LS
$500.00;
$500.00;
3
CLEAR & GRUB
1
LS
$1,000.00;
$1,000.00
4
COMMON EXCAVATION
2,600
CY
$6.00:
$15,600.00
5
GRANULAR SUBGRADE MATERIAL
2,550
TON
$6.W
$15,300.00''.
6
AGGREGATE BASE CL 5 (CV)
1,185
TON
$12.%
$14,812.501
7
REMOVE CONCRETE WALK
3001
SF
$2.00;
$600.00'
8
REMOVE CONCRETE PAVEMENT
251
SF
$4.00
$100.00'
9
REMOVE BITUMINOUS PAVEMENT
1,055';
SY
$3.00
$3,165.00':
10
REMOVE CURB & GUTTER
100,
LF
$3.00,
$300.00:
11
2" TYPE MV NONWEAR COURSE MIXTURE
_
375'
TON
$45.00
$16,875.00
12
1.5" TYPE MV WEAR COURSE_ MIXTURE
285'._
TON
$48.00
$13,680.00
13
BITUMINOUS TACK COAT
160I
GA
$2.50:
$400.00i
14
GOETEXTILE FABRIC
3,130
_ _
SY
$1.50
_-
$4,695.00i
15
CONCRETE CURB & GUTTER, B618
1,2101
LF
$12.50
$15,125.00i
16
4" CONCRETE SIDEWALK (INCLUDES_ AGGREGATE)
200',
SF
$5.00
$1,000.00':.
17
!SOD WITH TOPSOIL
1,300'
SY
$4.50
$5,850.00
18
TREES/BUSHES (LANDSCAPING)
1
LS
$3,000.00
$3,000.00,
19
6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
85
SY
$40.00
$3,400.00
20
SIGNAGE
1
LS
$500.00
$500.00'
21
PAVEMENT MARKINGS
51
STALL
$50.00!
$2,550.00,
22
LIGHTING
5
EA
_
_$3,500.00'
_,
$17,500.00
SUBTOTAL:
$140,952.50:
STORM SEWER IMPROVEMENTS
23
12" RCP STORM SEWER PIPE 3006G, CL 5
300
LF
$33.00
$9,900.00:
24
15" RCP STORM SEWER PIPE 3006G, CL 5
55,LF
$35.00
$1,925.00'
25
;CONST DRAINAGE STRUCTURE DES. SD-1
4
�_
$900.00,
_ . $3,_ _600.00.;
26
CONST DRAINAGE STRUCTURE DES. 4022 48"
1'
EA
$1,200.00'
$1,200.00
27
CONST DRAINAGE STRUCTURE DES_, 4020-60"
1'
EA
$1,500.00
$1,500.00
28
CASTING ASSEMBLY, STORM
6'
EA
mom.
$1,800.00'.
SUBTOTAL:
$19,925.001
EROSION PROTECTION
29
INLET PROTECTION
6
EA
$165.00;
$990.00I
30
SILT FENCE
250.
LF
$2.50
$625.00
31
CONSTRUCTION ENTRANCE
1,
EA
$900.00
900.00';
SUBTOTAL,
$2,515.00'
BUILDING DEMO/LAND COST
32
'BUILDING DEMO _
1,,
LS _
0.00
0.00';
33 ;
LAND COST
1'
LS
0.00,
0.00',
34
UITLITY RELOCATION
1I
LS
0.00'
0.00
SUBTOTAL::
$0.00'
ESTIMATED CONSTRUCTION COST' $163,392.50,
CONTINGENCY (15%)$24,508.88;
_ ENGINEERING (20%),,. $32,678.50
_ ADMIN., LEGAL, MISC. (10%)'' $16,339.25'
TOTAL ESTIMATED PROJECT COST: $236,919.13
PROPOSED NUMBER OF STALLS. 51
COST PER PARKING STALL PARKING LOT ONL $3 203.77
Albertville Downtown Parking Study
Page 12
W
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0
0 BLOCK TWO - EXISTING CONDITIONS
•
Block Two is in the center east side of the Study Area north of the railroad tracks and
south of 59th Street NE along Main Avenue. Businesses on the block include Old Castle
Glass, Tela-Ad Company, Albertville Body Shop, and Main Avenue Hair Design. The
majority of the study area of Block Two extends along Barthel Industrial Boulevard to
the east. Much of the land along Barthel is vacant land with vacant buildings. The large
parcel of land along Barthel is owned by different parties. The two smaller parcels
adjacent'to 59th Street NE have separate ownership, as well as the commercial Tela-Ad
building on the corner of 59th Street NE and Main Avenue NE. The Albertville Body
Shop and Main Avenue Hair Design are under the same owners and they own a small
parcel across the street which serves as their parking lot.
Circulation through the site is by an alleyway which enters the block in the middle of 59th
Street NE and exits onto Main Avenue NE, between the railroad and Main Avenue Hair
Design. Circulation around the block is by Main Avenue NE to the west and 59th Street
NE and Barthel Industrial Boulevard to the north. Parking for Block Two is minimal and
is provided separately by each business. Tela-Ad Company has two stalls on their lot,
but those stalls also serve as parking for a single family home behind the commercial
building. Old Castle Glass provides two stalls on their lot, as well as area for truck
circulation. Parking for the Albertville Body Shop is located on a gravel lot across the
street and provides the required amount of stalls for the business. Businesses where
parking is deficient are the Tela-Ad Company and Main Avenue Hair Design. These
commercial uses have little or no space on their lot to provide enough parking to meet
the requirement of the Zoning Ordinance.
On -street space is provided for nine on -street parking stalls along Main Avenue NE and
59th Street NE. However, Block Two still has a deficiency of 15 parking stalls due to the
lack of space provided by the smaller lots.
Table of Existing Conditions is found on the following page.
Albertville Downtown Parking Study
Page 14
0
TABLE 6: EXISTING CONDITIONS OF BLOCK TWO
Number
of
Required
Parcel
Parcel
Current
Building
Size of
Existing
Parking
Vacant
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Parking Lots
Stalls
Land
Spaces
Vaughn E
Tela-Ad
11
101500011217
Fesenmaier
7,196 sqft
Commercial
Co
3,000 sqft
2
14
Jamie L &
Albertville
Krista E
Body
12
101500011216
Stevens
7,196 sqft
Commercial
Shop
6,000 sqft
Off Site Gravel
14
14
Main
Jamie L &
Street
Krista E
Hair
13
101500011203
Stevens
4,792 sqft
Commercial
Salon
1,512 sqft
0
7
David M &
Old
Jeanne M
Castle
14
101500011222
Vetsch
7,196 s ft
Commercial
Glass
4,136 sqft
Paved
2
7
Loren F
Vacant
Vacant
15
1 101500011218
Becker
7,196 sqft
(private)
Building
7,196
Gary
Vacant
16
101500011201
Anderson
7,105 sqft
(private)
7,105
Gary
Vacant
17
101500011205
Anderson
25,565 sqft
(private)
25,565
Vil Norsk
Vacant
Vacant
18
101500011202
LLC
65,466 s ft
(private)
Building
65,466
Vil Norsk
Vacant
19
101500011226
LLC
29,316 sqft
(private)
29,316
Total Off -Street 18
42
Total On -Street 9
I
Total 27
Missing
-15
6
Albertville Downtown Parking Study
Page 15
9 BLOCK TWO - REDEVELOPMENT OPTIONS
Block Two is in the east central part of the study area. The Study Area of Block Two
(page 19) includes large parcels of land which are currently vacant. Ownership is a
major factor in determining where new buildings would be place to insure each owner
would have the opportunity to develop a building on their land. The vacant Eull
Concrete site is a key are for redevelopment due two the size of the property. The City
is currently working with the owner of the property to establish a TIF District for the
development of a commercial building.
Two large lots, under the same owner, would be combined to support an 18,200 square
foot building and 132 parking stalls. The property adjacent to the Eull Concrete site to
the west is another area for redevelopment. This property could support a 6,000 square
foot building and up to a 43 stall parking lot. The building would only require 27 stalls so
the remained of the parking could be shared by a cross easement with Main Avenue
Salon and the Albertville Body Shop; both businesses currently have no parking within
the block. Parking for the body shop and salon within the block could also be acquired
by exchanging their property across the street for property within Block Two. The Old
Castle Glass building is also an area for redevelopment. This lot can also support a
6,000 square foot building with a 29 stall parking lot to the south. This lot would also act
as a second access to the alley for service and delivery traffic. The Tela-Ad building
and single family house, on the corner of 59th Street NE and Main Avenue, would be
isanother area for redevelopment on Block Two. The lot is also large enough to support a
6,000 square foot building but the lot is not large enough to include the parking. Parking
for this site would have to be provided through cross easements from the proposed lots
to the east and on -street parking.
•
Block Two is located in the east central part of the study area. The redevelopment
option for Block Two would involve land assembly to create lots large enough to
accommodate contemporary commercial buildings and a shared field of on -site parking
to accommodate both the existing and new business. Block Two redevelopment
options include the following components:
1. Combining Parcels 11 with Parcels 12 and 13 to create another commercial
building or accommodate the expansion of Albertville Auto Body.
2. Assembling Parcels 14, 15, 16, and 17 into a single site which could
accommodate either two 6,000 square foot buildings or a single larger building.
The parking lot is oversized to accommodate the parking needs of the new
buildings as well as the existing businesses along Main Street.
3. Redevelopment of Parcels 18 and 19 from industrial to downtown commercial.
This option shows an 18,000 square foot multi -tenant building with parking.
Albertville Downtown Parking Study
Page 16
•
Access to the proposed buildings should not be a problem for delivery and service
vehicles through cross easements. Turning radii have been taken into account for all
drives and parking lots. The gravel drive adjacent to Main Avenue Salon would be
removed to limit the number of drives onto Main Avenue. Cost for the construction of all
new lots and drives are $1,533.37 per stall (Table 8). This estimate is noticeably less
expensive than Block One due to the large number of stalls created. New building
construction and existing businesses would require a total of 183 stalls; the
redevelopment of Block Two would provide 202 off-street stalls and 16 on -street stalls.
Redevelopment of Block Two will occur on its own, and should not be considered an
investment priority of the City.
Albertville Downtown Parking Study
Page 17
•
•
I ABLE / : KEDEVELOPMENT
CONDITIONS
OF BLOCK TWO
Lot #
Parcel
Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Size of
Current
Building
Buildable
Space
Building
Size
Required
Parking
Spaces
New
11
101500011217
Vaughn E
Fesenmaier
7,196 sqft
Commercial
Tela-Ad
Co
3,000
sqft
Building /
Parking
6,000 sqft
27
Jamie L &
Albertville
Krista E
Body
6,000
12
101500011216
Stevens
7,196 scift
Commercial
Shop
sqft
Remain
0
14
Main
Jamie L &
Street
Krista E
Hair
1,200
13
101500011203
Stevens
4,791 sqft
Commercial
Salon
sqft
Remain
0
6
David M &
Old
New
14
101500011222
Jeanne M
Vetsch
7,196 scift
Industrial
Castle
Glass
4,136
sqft
Building /
Parking
6,000 scift
27
New
15
101500011218
Loren F
Becker
7,196 sqft
Vacant
(private)
Building /
Parking
New
16 1
101500011201
Loren F
Becker
7,104 sqft
Vacant
(private)
Building /
Parking
New
17
101500011205
Gary
Anderson
25,565 sqft(private)
Vacant
Building /
I Parking
6,000 scift
27
New
18
101500011202
Vil Norsk
LLC
65,466 sqft
Vacant
(private)
Building /
Parking
18,200
sqft
82
New
Combined
19
101500011226
Vil Norsk
LLC
29,315 sqft(private)
Vacant
Building /
Parking
Total Needed 183
Off-street Supplied 202
n-street Su lied 16
F
otal Supplied 218
Albertville Downtown Parking Study
Page 18
TABLE 8: PARKING LOT BLOCK TWO
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
DATE:
12/13/2005
ITEM ITEM
APPROXIMATE
UNIT
UNIT PRICE
AMOUNT
NO.
QUANTITY
STREETS & PARKING LOTS IMPROVEMENTS
1 MOBILIZATION
1
LS
$7,500.00
$7,500.00
2 TRAFFIC CONTROL
1
LS
$500.00
$500.00
3 COMMON EXCAVATION
5,300
CY
$6.00
$31,800.00
4 GRANULAR SUBGRADE MATERIAL
3,940
TON
$6.00
$23,640.00
5 AGGREGATE BASE CL 5 (CV)
1,740
TON
$12.50
$21,750.00
6 REMOVE CONCRETE WALK
300
SF
$2.00
$600.00
7 REMOVE CONCRETE PAVEMENT
100
SF
$4.00
$400.00
8 REMOVE BITUMINOUS PAVEMENT
75
SY
$3.00
$225.00
9 REMOVE CURB & GUTTER
100
LF
$3.00
$300.00
10 2" TYPE MV NONWEAR COURSE MIXTURE
635
TON
$45.00
$28,575.00
11 1.5" TYPE MV WEAR COURSE MIXTURE
485
TON
$48.00
$23,280.00
12 BITUMINOUS TACK COAT
265
GA
$2.50
$662.50
13 GOETEXTILE FABRIC
5,300
SY
$1.50
$7,950.00
14 CONCRETE CURB & GUTTER, B618
3,350
LF
$12.50
$41,875.00
15 4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
200
SF
$5.00
$1,000.00
16 SOD WITH TOPSOIL
3,700
SY
$4.50
$16,650.00
17 TREES/BUSHES (LANDSCAPING)
1
LS
$4,500.00
$4,500.00
18 6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
85
SY
$40.00
$3,400.00
19 SIGNAGE
1
LS
$1,500.00
$1,500.00
20 PAVEMENT MARKINGS
204
STALL
$35.00
$7,140.00
21 LIGHTING
12
EA
$3,500.00
$42,000.00
SUBTOTAL: $265,247.60
STORM SEWER IMPROVEMENTS
22 12" RCP STORM SEWER PIPE 3006G, CL 5
500
LF
$33.00
$16,500.00
23 15" RCP STORM SEWER PIPE 3006G, CL 5
150
LF
$35.00
$5,250.00
24 CONST DRAINAGE STRUCTURE DES. SD-1
10
EA
$900.00
$9,000.00
25 CONST DRAINAGE STRUCTURE DES. 4022-48"
3
EA
$1,200.00
$3,600.00
26 CONST DRAINAGE STRUCTURE DES. 4020-60"
1
EA
$1,500.00
$1,500.00
27 CASTING ASSEMBLY, STORM
14
EA
$300.00
$4,200,00
28 WATER QUALITY POND
1
LS
$7,500.00
$7,500.00
SUBTOTAL:
$40,050.00
EROSION PROTECTION
29 INLET PROTECTION
14
EA
$165.00
$2,310.00
30 SILT FENCE
1,000
LF
$2.50
$2,500.00
31 CONSTRUCTION ENTRANCE
3
EA
$900.00
$2,700.00
SUBTOTAL:
$7,510.00
BUILDING DEMO/LAND COST
32 BUILDING DEMO
1
LS
$0.00
$0.00
33 LAND COST
1
LS
$0.00
$0.00
34 UITLITY RELOCATION
1
LS
$0.00
$0.00
SUBTOTAL:
$0.00
ESTIMATED CONSTRUCTION COST $312,807.50
CONTINGENCY (15%) $46,921.13
ENGINEERING (20%) $62,561.50
ADMIN., LEGAL, MISC. (10%) $31,280.75
TOTAL ESTIMATED PROJECT COST: $453,570.88
• PROPOSED NUMBER OF STALLS 204
COST PER PARKING STALL PARKING LOT ONLY $1,533.37
Albertville Downtown Parking Study
Page 19
9 BLOCK THREE - EXISTING CONDITIONS
Block Three of the Study Area is in the southeast corner of Downtown between the
railroad to the north and 57th Street NE to the south. Block Three sees a large amount
of evening activity due to the three bar and grills, including 152 Club, Geez, and Smack
Down's. Other buildings within the study area of Block Three include the historic
Albertville Roller Mill, the 1910 Post Office now converted into apartments, and single
family homes along 57th Street NE to the east. Each lot has separate ownership and all
except one lot is small in nature. The owners of the 152 Club have the largest lot on the
block. Block Three has a lot of evening activity and this has resulted in incompatibility
issues with the adjacent residential lots. Several complaints have been received from
the residents to deal with the noise generated within this block.
Circulation and access of the block is by Main Avenue NE and 57th Street NE. There
are no interior alleyways; there is only access from the Main Avenue into parking lots.
Because of all the activity, Block Three has the greatest deficit of parking. The three
bar and grills together require an estimated total of 147 parking stalls but only provides
approximately 39 stalls. There are no paved parking lots within the block, which causes
the amount of parking can vary depending on how each patron parks. The Albertville
Mill and Geez are unable to provide any parking due to their lot size. The apartments
provide enough space for each resident. On -street parking is important to this block
due to the lack of parking. Along Main Avenue and 57th Street a total of 20 stalls could
be provided; however, there is no stripping to illustrate where each stall should be
located. In total the entire block is lacking approximately 100 stalls.
Table of Existing Conditions is on the following page.
•
Albertville Downtown Parking Study
Page 21
•
I AISLE if: CXISTING
UONDITIONS OF BLOCK I HREE
Number
of
Required
Lot #
Parcel Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Size of
Building
Existing
Parking Lots
Parking
Stalls
Parking
Spaces
Michael R
101500011231
& Deborah
152 Club
20,21
101500011206
L Holm
30,658 sqft
Commercial
Bar & Grill
2,520 sgft
Gravel
22
30
Erwin
Greeninger
Albertville
22
101500011207
Rev Liv Tr
8,512 sqft
Vacant
Mill
4,000 sqft
0
10
Curt L
Geez
23
101013001010
Gentile
3,402 sqft
Commercial
Bar & Grill
2,008 sqft
0
38
Stuart M
24
101013001020
Ran
3,528 scift
Residential
Apartments
2,008 sqft
Gravel
4
1 4
Smack
Lyle J
Down Bar
25
101013001041
Talbot
14,523 sqft
Commercial
& Grill
4,200 sgft
Gravel
17
79
Total Off -Street—
43
163
20
Total On -Street
63
Total
Missing
-100
Albertville Downtown Parking Study
Page 22
0 BLOCK THREE: ALTERNATIVE ONE - REDEVELOPMENT OPTIONS
The main focus of Block Three redevelopment options is the creation of new parking
areas. As Option One on page 25 shows, the majority of the lots already have buildings
and businesses; however, many of these businesses do not have enough lot area to
provide the required parking. The property of the 152 Club is the only lot within the
block able to create a new paved parking lot. Currently the area is gravel and serves as
the location for the volleyball courts of the 152 Club.
Redevelopment Option One includes the following components:
1. City acquisition of excess railroad right-of-way to expand the land area for
redevelopment, parking and buffering. The current parcels lack sufficient size to
resolve the existing land use issues.
2. Alternative One illustrates extensive fence and landscape buffers between the
commercial parking lot and outdoor activities, and single family homes along 57tn
Street.
3. Alternative One retains the volleyball courts at their current location on the
railroad right-of-way.
i4. The parking lot contains 108 parking stalls over property controlled by the 152
Club and the railroad. A second 16 stall lot may also be possible. The parking
lot developed would have to be financially equitable among all the benefited
businesses that would share the available parking.
•
5. Access to parking must be preserved for each of the Block Three commercial
uses through cross easements, leases or public ownership of the parking lot.
6. Alternative One would be accommodated with the expansion of the 152 Club or a
new commercial building (2,150 square feet).
7. Stormwater ponding must be incorporated into the site planning to accommodate
the expanded hard surface.
Redevelopment within Block Three would provide 140 off-street stalls plus 18 on -street
stalls, for a total of 158 stalls. However, the businesses of Block Three require 181
parking stalls, leaving a deficit of 23 stalls. The 140 stalls would cost $1,891.41 per
stall (Table 11).
Albertville Downtown Parking Study
Page 23
is
•
TABLE 10: REDEVELOPMENT CONDITIONS OF BLOCK THREE ALTERNATIVE ONE
Size of
Required
Lot #
Parcel Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Current
Building
Buildable
Space
Building
Size
Parking
Spaces
Michael R
101500011231
& Deborah
152 Club Bar
2,150
20,21
101500011206
L Holm
30,657 sqft
Commercial
& Grill
2,520 sqft
Addition
sqft
39
Erwin
New
Greeninger
Building /
4,000
22
101500011207
Rev Liv Tr
8,511sqft
Albertville Mill
4,000 s ft
Parking
scift
21
Curt L
Geez
23
1 101013001010
Gentile
3,402sgft
Commercial
Bar & Grill
2,008 sgft
Remain
38
Stuart M
24
101013001020
Ran
3,528 scift
Residential
Apartments
2,008 sqft
Remain
1
1 4
Lyle J
Smack Down
25
101013001041
Talbot
14,522 sqft
Commercial
I Bar & Grill
1 4,200 sqft
Remain
79
Total Needed 181
Off-street Supplied 140
On -street Supplied 18
Total Supplied 158
Albertville Downtown Parking Study
Page 24
TABLE 11: PARKING LOT BLOCK THREE- ALTERNATIVE ONE
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
DATE:
12/13/2005'
ITEM ITEM APPROXIMATE UNIT
UNIT PRICE
AMOUNT
NO. QUANTITY
STREETS & PARKING LOTS IMPROVEMENTS
1 MOBILIZATION 1 LS
$5,000.00
$5,000.00
2 TRAFFIC CONTROL 1 LS
$500.00
$500.00.
3
CLEAR & GRUB
4
COMMON EXCAVATION
5
GRANULAR SUBGRADE MATERIAL
6
AGGREGATE BASE CL 5 (CV)
7
REMOVE CONCRETE WALK
8
REMOVE CONCRETE PAVEMENT
9
REMOVE BITUMINOUS PAVEMENT
10
REMOVE CURB & GUTTER
11
2" TYPE MV NONWEAR COURSE MIXTURE
12
1.5" TYPE MV WEAR COURSE MIXTURE
13
BITUMINOUS TACK COAT
14
GOETEXTILE FABRIC
15
CONCRETE CURB & GUTTER, B618
16
4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
17
SOD WITH TOPSOIL
18
TREES/BUSHES (LANDSCAPING)
19
6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
20
SIGNAGE
21
PAVEMENT MARKINGS
22
LIGHTING
STORM SEWER IMPROVEMENTS
23
12" RCP STORM SEWER PIPE 3006G, CL 5
24
15" RCP STORM SEWER PIPE 3006G, CL 5
25
CONST DRAINAGE STRUCTURE DES. SD-1
26
CONST DRAINAGE STRUCTURE DES. 4022-48"
27
CONST DRAINAGE STRUCTURE DES. 4020-60"
28
CASTING ASSEMBLY, STORM
29
WATER QUALITY POND
EROSION PROTECTION
30 INLET PROTECTION
31 SILT FENCE
32 CONSTRUCTION ENTRANCE
BUILDING DEMO/LAND COST
33 BUILDING DEMO
34 LAND COST
35 UITLITY RELOCATION
•
1!
LS
$4,000.00
$4,000.00I
5,750:
CY
$6.00
$34,500.00'
4,000
TON
$6.00
$24,000.00,
1,900
TON
$112.50
$23,750.00'
300
SF
$2.00
$600.00'
150
SF
$4.00'
$600.00
50,
SY
$3.00,
$160.00
100
LF
$3.00
$300.00'.
688',
TON
$45.001
$30,960.00
526',
TON
$48.00
$25,248.00
290'
GA
$2.50'
$725.00
6,400'
SY
$1.50
$9,600.00
1,800!
LF
$12.50
$22,500.00
300'
SF
$5.00
$1,500.00
2,000'
SY
$4.50
$9,000.00'
1
LS
$6,000.00
$6,000.00
160'
SY
$40.00
$6,400.00'
1
LS
$1,500.00
$1,500.00
140
STALL
$50.00
$7,000.00'
8!
EA
$3,500.00
$28,000.00
SUBTOTAL:
$241,833.00
250I
LF
$33.00
$8,250.00
55i
LF
$35.00
$1,925.00
3'
EA
$960.00I
$2,700.00
1
EA
$1,200.00
$1,200.00'
1
EA
$1,500.00
$1,500.00
4
EA
$300.00'
$1,200.00!
1'
LS
7500.00
$7,500.00'
SUBTOTAL:
$16,775.00'
6
EA
$165.00
$990.00,
1,000'
LF
$2.50.
$2,560.00
3
EA
wo.00
$2,700.00;
SUBTOTAL:;
$6,190.00'
1'
LS
$0.00'
$0.00
1
LS
$0.00
$0.00
1
LS
$0.00
$0.00
SUBTOTAL:'
$0.00
ESTIMATED CONSTRUCTION COST $264,798.00
CONTINGENCY (15%0), $39,719.70'
ENGINEERING (20%), $52,959.60'
ADMIN., LEGAL, MISC. (10%)i $26,479.801
TOTAL ESTIMATED PROJECT COST:' $383,957.10
PROPOSED NUMBER OF STALLS' 140
COST PER PARKING STALL PARKING LOT ONL $1891.41
Albertville Downtown Parking Study
Page 25
4
0Lj
W
Z
Or
0)
i
4'
H
S
LO
N
0
BLOCK THREE: ALTERNATIVE TWO - REDEVELOPMENT OPTIONS
The site plan for Alternative Two (page 29) is similar to Alternative One except for
Alternative Two takes a more aggressive redevelopment approach. Alternative Two
duplicates Alternative One with the following additions:
Acquisition of the home at 11548 57t" Avenue. This would provide greater
physical separation between the commercial businesses and nearest single
family home to the east. This property acquisition and household relocation
would dramatically add to the redevelopment expenses of this block.
2. Alternative Two provides an extensive landscape fence screen along both the
north and west edges of the remaining single family homes along 57th Street.
3. Alternative Two would allow for the expansion of the Smack Down building or a
new commercial building (3,000 square feet) at the corner of 57th Street and
Main Avenue.
4. The Albertville Mill and other business within Block Three would have to share
parking with the 152 Club by a cross easement or lease arrangement in order to
provide enough parking for their patrons.
Cost per stall for the parking lots of Alternative Two would be $1,907.07 (Table 13).
The price does not include the acquisition of the single family home or the railroad
property. Alternative Two provides a total of 179 on- and off-street parking stalls, but
the existing and proposed buildings require 195 stalls total.
Albertville Downtown Parking Study
Page 27
•
•
TABLE 12: REDEVELOPMENT CONDITIONS OF BLOCK THREE ALTERNATIVE Two
Size of
Required
Lot #
Parcel Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Current
Building
Buildable
Space
Building
Size
Parking
Spaces
Michael R
101500011231
& Deborah
152 Club
2,150
20,21
101500011206
L Holm
30,657 sqft
Commercial
Bar & Grill
2,520 sqft
Addition
sqft
39
Erwin
New
22
101500011207
Greeninger
Rev Liv Tr
8,511sgft
Albertville
Mill
4,000 sqft
Building /
Parking
4,000
sqft
21
Curt L
Geez
23
101013001010
Gentile
3,402s ft
Commercial
Bar & Grill
2,008 scift
Remain
38
Stuart M
24
101013001020
Ran
3,528 scift
Residential
Apartments
2,008 sqft
Remain
4
Smack
Lyle J
Down Bar
3,000
25
101013001041
Talbot
14,522 sqft
Commercial
& Grill
4,200 sqft
Addition
sqft
93
Total Needed 195
Off-street Supplied 158
On -street Supplied 21
Total Supplied 179
Albertville Downtown Parking Study
Page 28
TABLE 13: PARKING LOT BLOCK THREE - ALTERNATIVE TWO
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
DATE:
12/13/2005
ITEM ITEM
NO.
APPROXIMATE
UNIT
UNIT PRICE
AMOUNT
QUANTITY
STREETS & PARKING LOTS IMPROVEMENTS
1 MOBILIZATION
1
LS
$5,000.00
$5,000.00
2 TRAFFIC CONTROL
1
LS
$500.00
$500.00
3 CLEAR & GRUB
1
LS
$4,000.00
$4,000.00
4 COMMON EXCAVATION
6,700
CY
$6.00
$40,200.00
5 GRANULAR SUBGRADE MATERIAL
4,500
TON
$6.00
$27,000.00
6 AGGREGATE BASE CL 5 (CV)
2,200
TON
$12.50
$27,500.00
7 REMOVE CONCRETE WALK
300
SF
$2.00
$600.00
8 REMOVE CONCRETE PAVEMENT
25
SF
$4.00
$100.00
9 REMOVE BITUMINOUS PAVEMENT
1,055
SY
$3.00
$3,165.00
10 REMOVE CURB & GUTTER
100
LF
$3.00
$300.00
11 2" TYPE MV NONWEAR COURSE MIXTURE
800
TON
$45.00
$36,000.00
12 1.5" TYPE MV WEAR COURSE MIXTURE
610
TON
$48.00
$29,280.00
13 BITUMINOUS TACK COAT
333
GA
$2.50
$832.50
14 GOETEXTILE FABRIC
6,500
SY
$1.50
$9,750.00
15 CONCRETE CURB & GUTTER, 6618
2,070
LF
$12.50
$25,875.00
16 4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
200
SF
$5.00
$1,000.00
17 SOD WITH TOPSOIL
2,300
SY
$4.50
$10,350.00
18 TREES/BUSHES (LANDSCAPING)
1
LS
$4,500.00
$4,500.00
19 6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
85
SY
$40.00
$3,400.00
20 SIGNAGE
1
LS
$750.00
$750.00
21 PAVEMENT MARKINGS
158
STALL
$50.00
$7,900.00
22 LIGHTING
8
EA
$3,500.00
$28,000.00
SUBTOTAL:
$266,002.50
STORM SEWER IMPROVEMENTS
23 12" RCP STORM SEWER PIPE 3006G, CL 5
300
LF
$33.00
$9,900.00
24 15" RCP STORM SEWER PIPE 3006G, CL 5
100
LF
$35.00
$3,500.00
25 CONST DRAINAGE STRUCTURE DES. SD-1
8
EA
$900.00
$7,200.00
26 CONST DRAINAGE STRUCTURE DES. 402248"
2
EA
$1,200.00
$2,400.00
27 CONST DRAINAGE STRUCTURE DES. 4020-60"
1
EA
$1,500.00
$1,500.00
28 CASTING ASSEMBLY, STORM
11
EA
$300.00
$3,300.00
29 WATER QUALITY POND
1
LS
7500.00
$7,500.00
SUBTOTAL:
$27,800.00
EROSION PROTECTION
30 INLET PROTECTION
11
EA
$165.00
$1,815.00
31 SILT FENCE
1,200
LF
$2.50
$3,000.00
32 CONSTRUCTION ENTRANCE
3
EA
$900.00
$2,700.00
SUBTOTAL:
$7,515.00
BUILDING DEMO/LAND COST
33 BUILDING DEMO
1
LS
$0.00
$0.00
34 LAND COST
1
LS
$0.00
$0.00
35 UITLITY RELOCATION
1
LS
$0.00
0.00
SUBTOTAL:
$0.00
ESTIMATED CONSTRUCTION COST $301,317.50
CONTINGENCY (15%) $45,197.63
ENGINEERING (20%) $60,263.50
ADMIN., LEGAL, MISC. (10%) $30,131.75
TOTAL ESTIMATED PROJECT COST: $436,910.38
PROPOSED NUMBER OF STALLS 158
0 COST PER PARKING STALL PARKING LOT ONLY $1,907.07
Albertville Downtown Parking Study
Page 29
0
Li
0 0 0
C7
•
BLOCK FOUR - EXISTING CONDITIONS
Block Four of the Study Area is in the northwest corner of Downtown between County
Road 37 and 60th Street NE. Although this block is zoned B-3 Highway Commercial
and B-4 General Business, the use is residential. The L-shaped lot, zoned B-3
currently, houses a shed while the second lot contains a single family home. Each lot
has separate ownership.
Circulation around the site is provided by Main Avenue to the east and 60th Street NE to
the south. Access to the north and west is provided by gravel drives. Because there
are only single family uses occurring within the block, there is no lack of parking. On -
street parking is not calculated in the total amount of parking for the block due to
residents' concerns about increasing traffic along 60th Street.
TABLE 14: EXISTING CONDITIONS OF BLOCK FOUR
Number
of
Required
Parcel
Parcel
Current
Building
Size of
Existing
Parking
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Parking Lots
Stalls
Spaces
Harry G &
Storage
26
101500363402
Edna L Weber
31,598 s ft
Residential
Shed
Donald J & P
Single
27
1 101500363401
1 Vorderbruggen
1 16,871 sgft
I Residential
I Family
2
2
Total Off -Street
2
Missing
do
Albertville Downtown Parking Study
Page 31
•
BLOCK FOUR - REDEVELOPMENT OPTIONS
Block Four would include the redevelopment of both lots into a single lot with a L-
shaped 10,500 square foot building (page 33). The block is large enough to provide the
required 48 stalls of the building plus ten more, for a total 58 off-street parking stalls.
The building would need to be street forward with parking in the rear. Access into the
lot would be from 60th Street and Lander Avenue NE for patrons as well as service and
delivery trucks. The redevelopment of Block four would not include any on -street
parking due to concerns expressed by owners of neighboring single family homes.
Cost per stall is estimated to be $2,305.94 (Table 16). Redevelopment of Block Four
can happen without involvement from the City due to the block's size and location;
therefore, it is not an investment priority of the City.
TABLE 15: REDEVELOPMENT CONDITIONS OF BLOCK FOUR
Size of
Required
Parcel
Parcel
Current
Building
Current
Buildable
Building
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Space
Size
Spaces
New
Harry G &
Storage
Building /
10,500
26
101500363402
Edna L Weber
31,598 s ft
Residential
Shed
N/A
Parking
sqft
48
New
Combined
Donald J & P
Single
Building /
27
1 101500363401
1 Vorderbruggen
1 16,870 sgft
I Residential
I Family
N/A
Parking
I
Total Needed 48
Off-street Supplied 58
Total Supplied 58
Albertville Downtown Parking Study
Page 32
i
TABLE 16: PARKING LOT BLOCK FOUR
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
DATE: 12/13/2005
ITEM
ITEM
APPROXIMATE
UNIT
UNIT PRICE
AMOUNT
NO.
QUANTITY
STREETS & PARKING LOTS IMPROVEMENTS
1
MOBILIZATION
1
LS
$3,000.00
$3,000.00
2
TRAFFIC CONTROL
1
LS
$500.00
$500.00
3
COMMON EXCAVATION
2,555
CY
$6.00
$15,330.00
4
GRANULAR SUBGRADE MATERIAL
1,725
TON
$6.00
$10,350.00
5
AGGREGATE BASE CL 5 (CV)
837
TON
$12.50
$10,462.50
6
REMOVE CONCRETE PAVEMENT
25
SF
$4.00
$100.00
7
REMOVE BITUMINOUS PAVEMENT
100
SY
$3.00
$300.00
8
REMOVE CURB & GUTTER
10
LF
$3.00
$30.00
9
2" TYPE MV NONWEAR COURSE MIXTURE
306
TON
$45.00
$13,770.00
10
1.5" TYPE MV WEAR COURSE MIXTURE
234
TON
$48.00
$11,232.00
11
BITUMINOUS TACK COAT
128
GA
$2.50
$320.00
12
GOETEXTILE FABRIC
2,600
SY
$1.50
$3,900.00
13
CONCRETE CURB & GUTTER, B618
1,110
LF
$12.50
$13,875.00
14
4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
200
SF
$5.00
$1,000.00
15
SOD WITH TOPSOIL
1,250
SY
$4.50
$5,625.00
16
TREES/BUSHES (LANDSCAPING)
1
LS
$3,000.00
$3,000.00
17
6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
85
SY
$40.00
$3,400.00
18
SIGNAGE
1
LS
$500.00
$500,00
19
PAVEMENT MARKINGS
58
STALL
$50.00
$2,900.00
20
LIGHTING
4
EA
$3,500.00
$14,000.00
SUBTOTAL: $113,594.50
STORM SEWER IMPROVEMENTS
21 12" RCP STORM SEWER PIPE 3006G, CL 5
250
LF
$33.00
$8,250.00
22 15" RCP STORM SEWER PIPE 3006G, CL 5
.
50
LF
$35.00
$1,760.00
23 CONST DRAINAGE STRUCTURE DES. SD-1
3
EA
$900.00
$2,700.00
24 CONST DRAINAGE STRUCTURE DES. 4022-48"
1
EA
$1,200.00
$1,200.00
25 CONST DRAINAGE STRUCTURE DES. 4020-60"
1
EA
$1,500.00
$1,500.00
26 CASTING ASSEMBLY, STORM
5
EA
$300.00
$1,500.00
SUBTOTAL:
$16,900.00
EROSION PROTECTION
27 INLET PROTECTION
5
EA
$165.00
$825.00
28 SILT FENCE
250
LF
$2.50
$625.00
29 CONSTRUCTION ENTRANCE
2
EA
$900.00
$1,800.00
SUBTOTAL:
$3,250.00
BUILDING DEMO/LAND COST
30 BUILDING DEMO
1
LS
$0.00
$0.00
31 LAND COST
1
LS
$0.00
$0.00
32 UITLITY RELOCATION
1
LS
$0.00
0.00
SUBTOTAL:
$0.00
•
ESTIMATED CONSTRUCTION COST $133,744.50
CONTINGENCY (15%) $20,061.68
ENGINEERING (20%) $26,748.90
ADMIN., LEGAL, MISC. (10%) $13,374.45
TOTAL ESTIMATED PROJECT COST: $193,929.53
PROPOSED NUMBER OF STALLS 58
COST PER PARKING STALL PARKING LOT ONLYr $2,305.94
Albertville Downtown Parking Study
Page 33
3N anua� N .
•
�J
•
BLOCK FIVE — EXISTING CONDITIONS
Block Five of the Study Area is in the center of the western blocks between 60th Street
NE and the railroad along Main Avenue NE. The majority of Block Five contains the
existing and new City Halls which are owned by the City of Albertville. A small piece of
property south of the City Hall sites serves as the parking lot for Albertville Body Shop
and is under the same ownership. Two residential properties west of the City Hall are
included in the study area and each are under separate ownership.
Circulation around the site is via 60th Street NE to the north and Main Avenue to the
east. Access to the interior of block is by drives along 60th Street NE and along Main
Avenue into the City Hall parking lot. The new City Hall development provides enough
parking for the two buildings. Both single family homes provide their own parking. On -
street parking along Main Avenue provides twelve parking spaces. At the request of
neighboring residents no parking will occur along 60th Street north of the existing City
Hall. Block Five, according to the total number of 100 on- and off-street parking are
provided, which currently exceeds its need of 88 stalls by 12 stalls.
TABLE 17: EXISTING CONDITIONS OF BLOCK FIVE
Number
Lot #
Parcel
Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Size of
Building
Existing
Parking Lots
of
Parking
Stalls
Vacant
Land
Required
Parking
Spaces
Gregory A
& Tina M
Single
28
101500012118
Weitzel
13,247 sqft
Residential
Family
2
2
Leroy R &
Marlene
Single
29
101500012122
Kasper
15,189 sqft
Residential
Family
2
2
30,
101500012109
31,
101500012110
32,
101500012111
33,
101500012112
34,
101500012113
35,
101500012114
36,
101500012116
37,
101500012117
City of
City Hall
17,130
38
101500012126
Albertville
1 69,176 sqft I
Institutional
Parking
sqft
Paved
84
84
Jamie L &
Parking
Krista E
Vacant
for body
40
101500012125
Stevens
4,177 sqft
(private
shop
Gravel
Total Off -Street 88
88
Total On -Street 12
Total 100
Missing
+12
Albertville Downtown Parking Study
Page 35
•
•
BLOCK FIVE - ALTERNATIVE ONE REDEVELOPMENT OPTIONS
Redevelopment of Block Five has already been put into action with the construction of
the new City Hall. The new construction also includes a new parking lot with 84 stalls.
The existing City Hall will remain as is. The nine lots between the two city halls have
been converted into two lots and a cross easement will allow each building to share
parking.
No cost estimates were conducted for Block Five because the development of the new
City Hall is already a priority of the City.
ABLE 1?5: KEDEVELOPMENT UONDITIONS
OF BLOCK MVE ALTERNATIVE
UNE
Size of
Required
Parcel
Parcel
Current
Building
Current
Buildable
Building
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Space
Size
Spaces
Gregory A
& Tina M
Single
28
101500012118
Weitzel
13,247 sqft
Residential
Family
N/A
Remain
2
Leroy R &
Marlene
Single
29
101500012122
Kasper
15,189 sqft
Residential
Family
N/A
Remain
2
101500012109
101500012113
30, 32,
101500012114
City of
City Hall
33, 34
101500012116
Albertville
44,318 sqft
Institutional
Parking
2,700 sqft
Remain
16
101500012110
101500012111
31,35,
101500012112
36, 37,
101500012117
City of
City Hall
38
101500012126
Albertville
1 24,878 sqft
Institutional
Parking
14,430 sqft
Remain
68
Jamie L &
Parking
Krista E
Vacant
for body
40
101500012125
Stevens
4,177 sqft(private)
shop
Remain
0
Total Needed 88
Off-street Supplied 88
On -street Supplied 14
Total Supplied 102
Albertville Downtown Parking Study
Page 36
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0 BLOCK 5 - ALTERNATIVES TWO AND THREE REDEVELOPMENT OPTIONS
•
•
The 4,000 square foot parcel located immediately south of the new City Hall site will be
difficult to redevelop due to its size and triangular configuration. Independent of other
parcels, it is estimated that the site could accommodate 14 parking stalls in compliance
with City zoning standards.
Alternative Two proposes the following components:
1. Acquisition of excess railroad right-of-way and assembled with the adjoining
4,000 square foot parcel to the north to create a redevelopment parcel for a
4,600 square foot office building and a 12 stall parking lot.
2. Stormwater consideration must be given to the future site design to
accommodate the increase in pervious surface.
TABLE 'Ito: REDEVELOPMENT CONDITIONS
OF BLOCK FIVE ALTERNATIVE
1 WO
Size of
Required
Lot #
Parcel
Number
Parcel
Ownership
Parcel Size
Current
Landuse
Building
Type
Current
Building
Buildable
Space
Building
Size
Parking
Spaces
28
1015000121
Gregory A &
13,247 sqft
Residents
Single
N/A
Remain
2
18
Tina M
al
Family
Weitzel
29
1015000121
Leroy R &
15,189 sqft
Residenti
Single
N/A
Remain
2
22
Marlene
al
Family
Kasper
30, 32,
1015000121
City of
44,318 sqft
Institution
City Hall
2,700 sqft
Remain
16
33,34
09
Albertville
al
Parking
1015000121
13
1015000121
14
1015000121
16
31, 35,
1015000121
City of
24,878 sqft
Institution
City Hall
14,430
Remain
68
36, 37, 38
10
Albertville
al
Parking
sqft
1015000121
11
1015000121
12
1015000121
17
1015000121
26
40
1015000121
Jamie L &
4,177 sqft
Vacant
Parking for body shop
New
4,600 sqft
21
25
Krista E
(private)
Building #1
Stevens
Total Needed 109
Off-street Supplied 109
On -street Supplied 14
Total Supplied 123
Albertville Downtown Parking Study
Page 38
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LL
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4.11
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•
•
Alternative Three proposes the following components:
1. Acquisition of excess railroad right-of-wayand assembly with the adjoining 4,000
Y J g
square foot parcel to the north.
2. Provide a 40 foot green yard along the south side of the new City Hall.
3. Provide a new parking lot of 15 stalls along the railroad.
4. Stormwater considerations must be given to future site design to accommodate
the expanded impervious surface.
I MILE LU: KEDEVELOPMENT
UONDITIONS OF BLOCK I-IVE ALTERNATIVE
I HREE
Size of
Required
Parcel
Parcel
Parcel
Current
Building
Current
Buildable
Building
Parking
Lot #
Number
Ownership
Size
Landuse
Type
Building
Space
Size
Spaces
Gregory A
& Tina M
13,247
Single
28
101500012118
Weitzel
sqft
Residential
Family
N/A
Remain
2
Leroy R &
Marlene
15,189
Single
29
101500012122
Kasper
sqft
Residential
Family
N/A
Remain
2
101500012109
101500012113
30, 32,
101500012114
City of
44,318
City Hall
2,700
33,34
101500012116
Albertville
sqft
Institutional
Parking
sqft
Remain
16
101500012110
101500012111
31,35,
101500012112
36, 37,
101500012117
City of
24,878
City Hall
14,430
38
101500012126
Albertville
sqft
Institutional
Parkin
sqft
Remain
68
Jamie L &
Parking
Krista E
4,177
Vacant
for body
Paved
40
101500012125
Stevens
sqft
rivate
shop
Parking
15
Total Needed
103
Off-street Supplied 103
On -street Supplied 14
Total Supplied 117
Albertville Downtown Parking Study
Page 40
iBLOCK SIX - EXISTING CONDITIONS
a
Block Six of the Study Area is in the southwest corner of Downtown between the
railroad and 57th Street NE along Main Avenue NE. Block Six is mostly residential
except for the Historic St. Albert's Church now a dance studio, and St. Albert's Parish
Center. Block Six includes a piece of the park which is currently home to the Lion's
picnic shelter and owned by the City. Two lots on the corner of Main Avenue and 58t"
Street NE are under the same ownership. One of these lots contains a single family
home and the other lot directly on the corner is vacant. St. Albert's Parish Center
resides on the south end and spans the width of the block. Three single family homes
and the dance school are all under private ownership.
Circulation is open around the block. 58th Street NE is a narrower side street but allows
direct access from the downtown to the park. An alleyway provides access to the
center of the block, but is a dead end to the south. Block Six contains the 52 stall
parking lot of St. Albert's Parish Center which provides parking not only for the Center
but also for many businesses Downtown. The dance studio provides three parking
spaces in front of the building, but several patrons park along the side of 58th Street NE.
The single family homes provide parking for themselves. Additional parking for
business can be found along Main Avenue NE, which has room for 16 stalls. Block Six,
according to the total number of on- and off-street parking provides 79 total parking
stalls which currently meets all of the needs of block.
Table of Existing Conditions
d ons are found on the following page.
Albertville Downtown Parking Study
Page 42
•
•
•
I AISLE L"I : CXISTING UONDITIONS
OF BLOCK
SIX
Number
Parcel
Parcel
Current
Building
Size of
Existing
of
Parking
Vacant
Required
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Parking Lots
Stalls
Land
Spaces
Barthel,
Mark A &
Single
39
101500012103
Dianne M
16,309 sqft
Residential
Family
2
2
City of
Picnic
41
101500012132
Albertville
60,784 sqft
Park
Shelter
Gravel
0
0
Gordon &
Theresa
Single
42
101500012102
Berning
13,904 sqft
Residential
Family
2
2
Kay
Marie &
Kay Marie
Carol's
& Carol's
Dance
43
101500012124
Invest Co
8,760 s ft
Commercial
School
3,690 sqft
Paved
3
19
St.
Church of
Albert
44
101500012123
St. Albert
51,697 sgft
Institutional
Parish
6,113 sqft
Paved
52
52
Terrence A
& Lynda J
Single
45
101500012101
Hughes
9,727 sqft
Residential
Family
2
2
Terrence A
46
101500012107
& Lynda J
Hughes
21,941sqft(private)
Vacant
0
21,941
scift
0
47 1
101500012108
Mikan
1 Raymond
7,571 sqft
Residential
Single
Family
2
2
Total Off -Street 63
79
Total On -Street 16
Total 79
Missing
0
Albertville Downtown Parking Study
Page 43
BLOCK SIX - REDEVELOPMENT OPTIONS
0
•
The Block Six redevelopment option is aggressive and consists of the following
components:
1. Assembly and redevelopment of the residential parcels along Main Street
(Parcels 45, 46, and 47) for commercial land uses. This concept plan pushes the
building towards Main Avenue to replicate the Downtown building location.
2. Preserve the alley to provide common access to the commercial properties for
parking and service vehicles.
3. Screen remaining residential properties through site design, fencing and
landscaping.
4. Provide parking at the rear of the lots to complement on -street parking.
5. Taking advantage of the limited use of 58t" Street, the concept plan provides
angled parking. This is intended to maximize the number of stalls in close
proximity to Main Avenue to benefit both Block Six and Block Three businesses.
6. The concept plan proposes to relocate the Lion's picnic shelter to Central Park to
provide a new building site and parking.
7. Taking advantage of the City -owned property, the redevelopment concept
proposes an expanded City -owned lot that would be improved (paved, striped,
landscaped, and lighted) to benefit Central Park, community events, and address
Downtown business park shortages.
8. Any parking lot improvements should incorporate an attractive streetscape theme
that will complement existing businesses and encourage redevelopment.
The cost per stall for the redevelopment of Block Six is estimated to be $2,110.84
(Table 21). This estimated does not include the purchase of the three privately owned
residential lots. Block Six requires 175 off-street parking stalls, but the total supply for
on -street and off-street stalls is 246 which would provide parking for other blocks in the
downtown.
Albertville Downtown Parking Study
Page 44
•
•
1 ABLE
LL: KEDEVELOPMENT UONDITIONS
OF 13LOCK bIX ALTERNATIVE ONE
Size of
Required
Parcel
Parcel
Current
Building
Current
Buildable
Building
Parking
Lot #
Number
Ownership
Parcel Size
Landuse
Type
Building
Space
Size
Spaces
New
City of
Picnic
Building /
41
101500012132
Albertville
60,784 sgft
Park
Shelter
Parking
9,900 s ft
48
Barthel,Mark
A & Dianne
Single
39
101500012103
M
16,309 scift
Residential
Family
N/A
Remain
2
Gordon &
Theresa
Single
42
101500012102
Berning
13,904 s ft
Residential
Family
N/A
Remain
2
Kay
Marie &
Kay Marie &
Carol's
Carol's
Dance
43
101500012124
Invest Co
8,759 s ft
Commercial
School
3690
Remain
19
St.
Church of
Albert
44
101500012123
St. Albert
51,697 s ft
Institutional
Parish
6113
Remain
52
Terrence A
New
& Lynda J
Single
Building /
45
101500012101
Hughes
9,726 s ft
Residential
Family
N/A
Parking
Terrence A
New
11
sqft gft
52
& Lynda J
Vacant
Building /
Combined
46
101500012107
Hughes
21,941 s ft
(private)
Parkin
New
Mikan
Single
Building /
47
101500012108
Raymond
7,570 s ft
Residential 1
Family
N/A
Parkin
Total Needed 175
Off-street Supplied 221
On -street Supplied 25
Total Supplied 246
Albertville Downtown Parking Study
Page 45
TABLE 23: PARKING LOT BLOCK SIX
PRELIMINARY CONSTRUCTION COST ESTIMATE
CITY OF ALBERTVILLE
BMI PROJECT NO. T1521660
DATE:
12/13/2005
ITEM
NO.
ITEM
APPROXIMATE
QUANTITY
UNIT
UNIT PRICE
AMOUNT
STREETS
& PARKING LOTS IMPROVEMENTS
1
MOBILIZATION
1
LS
$7,500.00
$7,500.00
2
TRAFFIC CONTROL
1
LS
$500.00
$500.00
3
COMMON EXCAVATION
10,150
CY
$6.00
$60,900.00
4
GRANULAR SUBGRADE MATERIAL
6,850
TON
$6.00
$41,100.00
5
AGGREGATE BASE CL 5 (CV)
3,340
TON
$12.50
$41,750.00
6
REMOVE CONCRETE WALK
150
SF
$2.00
$300.00
7
REMOVE CONCRETE PAVEMENT
100
SF
$4.00
$400.00
8
REMOVE BITUMINOUS PAVEMENT
55
SY
$3.00
$165.00
9
REMOVE CURB & GUTTER
100
LF
$3.00
$300.00
10
2" TYPE MV NONWEAR COURSE MIXTURE
1200
TON
$45.00
$54,000.00
11
1.5" TYPE MV WEAR COURSE MIXTURE
930
TON
$48.00
$44,640.00
12
BITUMINOUS TACK COAT
508
GA
$2.50
$1,270.00
13
GOETEXTILE FABRIC
10,000
SY
$1.50
$15,000.00
14
CONCRETE CURB & GUTTER, B618
3,400
LF
$12.50
$42,500.00
15
4" CONCRETE SIDEWALK (INCLUDES AGGREGATE)
200
SF
$5.00
$1,000.00
16
SOD WITH TOPSOIL
3,770
SY
$4.50
$16,965.00
17
TREES/BUSHES (LANDSCAPING)
1
LS
$5,500.00
$5,500.00
18
6" CONCRETE DRIVEWAY (INCLUDES AGGREGATE)
165
SY
$40.00
$6,600.00
19
SIGNAGE
1
LS
$3,000.00
$3,000.00
20
PAVEMENT MARKINGS
219
STALL
$35.00
$7,665.00
21
LIGHTING
12
EA
$3,500.00
$42,000.00
SUBTOTAL:
$393,055.00
STORM SEWER IMPROVEMENTS
22
12" RCP STORM SEWER PIPE 3006G, CL 5
900
LF
$33,00
$29,700.00
23
15" RCP STORM SEWER PIPE 3006G, CL 5
150
LF
$35.00
$5,250.00
24
CONST DRAINAGE STRUCTURE DES. SD-1
12
EA
$900.00
$10,800.00
25
CONST DRAINAGE STRUCTURE DES. 4022-48"
4
EA
$1,200.00
$4,800.00
26
CONST DRAINAGE STRUCTURE DES. 4020-60"
2
EA
$1,500.00
$3,000.00
27
CASTING ASSEMBLY, STORM
18
EA
$300.00
$5,400.00
28
WATER QUALITY POND
1
LS
9000.00
$9,000.00
SUBTOTAL:
$58,950.00
EROSION
PROTECTION
29
INLET PROTECTION
18
EA
$165.00
$2,970.00
30
SILT FENCE
2,200
LF
$2.50
$5,500.00
31
CONSTRUCTION ENTRANCE
2
EA
$900.00
1 0
SUBTOTAL:
$10,270.00
BUILDING
DEMO/LAND COST
32
BUILDING DEMO
1
LS
$0.00
$0.00
33
LAND COST
1
LS
$0.00
$0.00
34
UITLITY RELOCATION
1
LS
$0.00
$0.00
SUBTOTAL:
$0.00
ESTIMATED CONSTRUCTION COST
$462,275.00
CONTINGENCY (15%)
$69,341.25
ENGINEERING (20%)
$92,455.00
ADMIN., LEGAL, MISC. (10%)
$46,227.50
TOTAL ESTIMATED PROJECT COST:
$670,298.75
PROPOSED NUMBER OF STALLS 219
COST PER PARKING STALL PARKING LOT ONLY $2,110.84
Albertville Downtown Parking Study
Page 46
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CONCLUSION
The goal of the Downtown Parking Study is to find areas where parking is deficient and
establish areas within the Downtown where new development and parking could occur.
For the Downtown to remain a commercial focal point of the City, the provision of
adequate convenient parking and the promotion of commercial growth within the
Downtown area will be essential to its future success. The Downtown Parking Study
identifies conceptual parking layouts and potential new building sites within the
Downtown area. Based on our analysis of Downtown parking, we offer the following
recommendations:
Zoning
The following language in the Albertville Zoning Ordinance addresses the parking
standards in the B-4 Zoning District:
1200.9.C. B-4 Parking Requirements: Within the B-4 Zoning District, the City may
approve development and uses which do not comply with the required
number of parking spaces as a conditional use permit; provided that:
1. A development agreement running with the land is completed in
Swhich it is agreed that the property in question is financially
responsible for its proportionate share of the city -sponsored and
provided parking space construction, maintenance, and parking site
acquisition for on -street, lot and/or ramp parking. Said responsibility
shall be determined on the basis of the property's parking space
shortage based upon ordinance requirements, in relationship to the
total parking space shortage, as defined by this chapter for a
defined service and benefit area. The "service and benefit area"
shall include all properties which benefit from the available public
parking serving a particular retail and commercial neighborhood or
district.
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2. The amount of parking provided on the property in question is the
maximum amount possible, taking into account the use and design
objectives of the B-4 District, as outlined by this Ordinance and the
Comprehensive Plan.
3. The parking shortages created by the development are not
premature or in excess of the supply which can be provided by the
City through a public parking system on a long term basis.
Albertville Downtown Parking Study
Page 48
4. The requirements of a conditional use permit are considered and
satisfactorily met.
To make this ordinance effective, the City must:
1. Identify a location for a municipal public parking lot.
2. Prepare a design plan for a municipal public parking lot.
3. Identify a per stall charge for businesses that have a parking shortage and pay
for the available public parking. Based on this parking analysis, the average cost
of parking stalls would be approximately $2,500.00 absent land acquisition or
stormwater improvement. This cost per stall will increase if land acquisition and
stormwater improvements are necessary.
Railroad Right -of -Way
The current Downtown parcels are limited in size, creating issues for redevelopment or
parking. The City is working with the railroad to acquire the excess right-of-way. The
purchase of this right-of-way would provide space to correct existing issues and provide
sites for future redevelopment.
0 On -Street Parking
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The on -street parking stalls should be striped to identify parking locations and to
economize on the available spaces.
Off -Street Parking
1. Off-street parking should be paved and striped to maximize use of available
space.
2. Parking lots must be screened from residential neighborhoods.
3. Wherever possible, shared parking between businesses should be promoted
through cross easements or leases. Shared parking will reduce parking demand,
economize on available space, and promote business interchange between
businesses.
Albertville Downtown Parking Study
Page 49
Block Recommendations
0 Block One
1. Currently, Block One has sufficient parking to address the demands of the
existing businesses.
2. Land area exists to accommodate future redevelopment. Redevelopment will be
driven by private development interests. City involvement will be determined
based on the merit of individual projects. Block One is not an immediate
redevelopment priority.
Block Two
1. The City is currently investigating a redevelopment of the Eull Concrete site.
This project must provide on -site parking to meet City ordinances.
2. The City will encourage and support assembly of the remaining smaller parcels
to provide future redevelopment and parking for future uses.
3. Actual redevelopment will be driven by private development interests. City
participation will be considered by project.
4. The land area within the block is sufficient to address the parking demand of the
0 existing businesses.
Block Three
1. Block Three has the largest parking deficit.
2. The City should acquire railroad right-of-way to expand the supply of useable
land within the block to address redevelopment and parking needs.
3. Due to property ownership patterns, expanded parking supply will require the
cooperation of all benefited businesses. City involvement may be offered if the
businesses present a unified plan that offers a practical solution to the parking
issues.
4. Initially, if a parking solution is pursued, Alternative One is suggested to reduce
project costs associated with purchase of the single family home at 11548 57tn
Street and relocation of the household.
5. The railroad right-of-way land may be utilized to provide a shared parking lot.
6. Any redevelopment of Block Four will require stormwater management
improvements.
Albertville Downtown Parking Study
Page 50
0 Block Four
1. Block Four has adequate parking to meet its current needs.
2. Future redevelopment of this site will be driven by private development interests.
Block Five
1. The City Hall site has adequate parking.
2. Explore land assembly of the parcel to the south of the new City Hall with railroad
right-of-way acquisition to create a redevelopment site, or provide green space
for the new City Hall and parking for Albertville Auto Body.
Block Six
1. Block Six currently has sufficient parking to address existing uses.
2. In evaluating all of the Downtown Study Area, we would recommend this block
for public municipal parking lot for the following reasons:
a. The City currently controls most of the land, eliminating land acquisition
10 costs.
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b. The site is central to the Downtown Study Area and provide close
proximity to Block Three which has the greatest parking deficit.
C. The parking lot could be the impetus for future redevelopment in the
balance of the Block Six commercial zoned properties.
d. The municipal parking lot would serve multiple parking needs, Downtown
businesses, Central Park events, and special civic events.
3. If the City Council determines that a municipal lot is appropriate, the following
steps must be taken:
a. Detailed parking lot design. This must include attractive streetscape
details and stormwater management improvements.
b. Define cost per stall to charge to businesses that have a parking
deficiency.
Albertville Downtown Parking Study
Page 51
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