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B. Review Community Commercial (CC) Zoning District 101 B CITY OF MEMORANDUM CIIANIIASSFN TO: Todd Gerhardt, City Manager 7700 Market Boulevard PO Box 147 FROM: Kate Aanenson, AICP, Community Development Director Chanhassen, MN 55317 DATE: July 23, 2012 0 c5::', Administration Phone: 952.2271100 SUBJ: Review Community Commercial (CC) Zoning District Fax: 952.2271110 One of the priorities in the City Council's Key Financial Strategies was to Building Inspections review the Community Commercial Zoning District. The strategy is stated Phone: 952.2271180 below: Fax: 952.2271190 Engineering Enhance the Local Tax Base: Enhance the Comprehensive Plan with current Phone: 952.2271160 goals and policies and assess the impact. Create an environment for innovation Fax: 952.2271170 and change -- building on our strengths, creativity and skills. Finance • Review the Community Commercial (CC) Zoning District: The CC Phone: 952.2271140 District is the continuation of the downtown and the uses and square Fax: 952.2271110 footage requirements should be reviewed. Park & Recreation Phone: 952.2271120 Following is a discussion of the why and how this zoning district was created Fax: 952.2271110 and potential strengths and weaknesses of the district. Recreation Center BACKGROUND 2310 Coulter Boulevard Phone: 952.2271400 Fax: 9522271404 The goal of the city is to create a mixture of land uses that provides a high quality of life and a reliable tax base. We have a very successful downtown and Planning & there is additional opportunity for retail; however, there is very little vacant Natural Resources commercial land. A major paradigm shift was being recommended to provide Phone: 952.2271130 for a lifestyle or regional mall as well as community commercial (big box) retail Fax: 952.2271110 opportunities. In order to balance the expansion of commercial zoning outside Public Works of the downtown, it was determined that additional commercial zoning adjacent 7901 Park Place to the downtown should be considered . Phone: 952.2271300 Fax: 952.2271310 RETAIL MARKET STUDY Senior Center The city, in conjunction with the Chanhassen Chamber of Commerce, Phone: 952.2271125 commissioned a Chanhassen Retail, Office and Residential Market Analysis and Fax: 952.2271110 Development Potential, prepared by McComb Group, Ltd., June 2006. The Web Site conclusions of that study are as follows: www.ci.chanhassen.mn.us • Chanhassen can support additional retail opportunities. Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 2 of 8 • There is insufficient land available for commercial development: ✓ The downtown area would need an additional 12± acres to adequately accommodate the additional 112,000 square feet of supportable square footage. ✓ The potential lifestyle site at TH 212 and Powers Boulevard has the potential to support 88 acres in 2010, increasing to 113 acres in 2025. With the outcomes of the Retail Market Study and through the comprehensive plan update in 2008, two additional commercial areas were created. One is close to downtown on TH 5 and Powers Boulevard, and the other is south of TH 5 in the area of the US Highway 212 /Powers Boulevard intersection. The land use in the area of Powers Boulevard and US Highway 212 was guided either Office Industrial or Commercial. Two zoning districts were also created: Community Commercial and the Regional Commercial Planned Unit Development Standards. COMPREHENSIVE PLAN 2030 Comprehensive Plan 2.7 — COMMERCIAL LAND USE The city has maintained a longstanding policy of directing commercial development into the Central Business District. Chanhassen historically has and maintains an active business community. With the construction of Highway 212, the city sought the opportunity to re- examine commercial opportunities outside of the downtown core. The city, in partnership with the Chamber of Commerce, contracted the McComb Group, Ltd. to study the city's retail opportunities. The study found that the city could support a potential regional mall and continue to have a healthy downtown business district. The city contracted with SRF Consulting Group to develop different commercial scenarios. The city will be revising the commercial land use and zoning districts to provide for additional commercial adjacent to the downtown and for a regional mall /lifestyle center. The percentage of commercial land use has doubled in the 2030 plan. Following are the new zoning districts. The city zoning ordinance will be amended to create the development standards for these districts. Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 3 of 8 Chanhassen Commercial Land Use Categories .. :() i ., _, , 1-#: lit Y . i , , 0 .. .0 , , „ I , , . ' tige ii , ,ii II ___ • ...— LI.) .. „ „..,„,. • . I !, , Ni ,Illkjp - f. , ' - ' - t ."° , , il . 1 :i .4 -Li, � � J k 4105:466.4 .. 1 t ,..4 _. litr*- • . ; illi ' . or k x g {` �� 4 � ' i t �' '., . . fit` y . ., 1f t - , i ilk • Z } ,.,4 ... im , 4 r ., •- - ,......._____ 1 li. ■ l • A- �IS11ressOtelQ 1 o ,,�^—' . s- re�nelr.aa■arnte . C. lc., Y 011/ '1 a `� • C-fv I re M A1 1Q3 l* Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 4 of 8 Following is the section of the comprehensive plan regarding community commercial. 2.7.3 Community and General Commercial Definition/Vision: A large -scale commercial and office district with a need for high visibility along Arterial roads. This type of development has a moderate impact on the surrounding environment, including but not limited to lighting, noise and traffic. Location criteria for Community Commercial uses are: access to arterial streets, preferably at intersections with collector and arterial streets; moderate to large -sized sites; public water and sewer service; environmental features such as soils and topography suitable for compact development; and adequate buffering by physical features or adjacent uses to protect nearby residential development. Goods and Services Examples • Furniture and Home Furnishings • Electronics and Appliance Stores • Building Material and Garden Supplies • Auto Parts and Accessories • Sporting Goods A new zoning district CC (Community Commercial) will be created in the City Code to implement this land use. ANAYLSIS As the staff developed the CC zoning district with the Planning Commission and the City Council, the size of building changed from the original thinking of 150,000 square feet for any single use down to 65,000 square feet. Following is the adopted ordinance, as well as the review for the intensification of the downtown commercial zoning. The General Business District was changed to Central Business District. This allowed for greater intensity of development. Community Commercial Zoning District Sec. 20 -741. - Intent. (a) The intent of the community commercial district is to provide for moderate to large sized commercial development. These large -scale commercial and office users need high visibility along arterial roads. While smaller scale ancillary commercial uses may be permitted integral to the principal use, the primary use of a building shall be medium to large -type users with a minimum tenant space of 15,000 square feet. The intent of the district is to accommodate larger uses. The creation of multi- tenant, small user, strip centers is prohibited. Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 5 of 8 (b) Location criteria for community commercial uses are: Access to arterial and collector streets, preferably at intersections with collector and arterial streets; moderate to large - sized sites; public water and sewer service; environmental features such as soils and topography suitable for compact development; and adequate buffering by physical features or adjacent uses to protect nearby residential development. (c) The total building area on a single level or floor for an individual use shall be no more than 65,000 square feet. Sec. 20 -742. - Permitted uses. Arts and crafts supply store Automotive parts and accessories Book store Building supply center Consumer electronics and appliance store Drugstore Furniture and home furnishings Garden center Grocery store Health and dental clinics Hobby, toy and game stores Office Office equipment and supply Personal services Sewing and fabric store Sporting goods Sec. 20 -743. - Permitted accessory uses. Antennas Automatic teller machines (ATMs) Parking lots and ramps Signs Utility services Sec. 20 -744. - Conditional use. Gun range, indoor (only in conjunction with an accessory to a sporting goods store) Screened outdoor storage Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 6 of 8 Sec. 20 -745. - Lot requirements and setbacks. Minimum lot area: One acre Minimum lot depth: 100 feet Minimum lot frontage: 100 feet Maximum lot coverage: 70 percent Maximum building height: Four stories; 50 feet Setbacks: Building /parking: Front: 25 feet Side: l0 feet Rear: 10 feet Parking setback exemptions: There is no minimum setback when it abuts, without being separated by a street, another off - street parking area. Parking setbacks may be reduced to ten feet along public streets if the applicant can demonstrate to the satisfaction of the city that 100 percent screening is provided at least five feet above the adjacent parking lot. Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 7 of 8 Implementation of downtown commercial districts. — L.— ---1 '°� % 11 �� , �:� _� (i k l _� ?� —�, \ ..1 )L� -i J l JJ \ I a. � i J l 1 - _ - I fis t: - •- •- -. ,x - 10 P IC C s tet \ i� f .- ► -'" - allot vi r 1 % /1 • , . ! 11 - -- t � ' _ I 1 Y. - d ;.• y ��,�yl' - " _ i •.r '1.10 ` -' : Flea. :t 's. S - sk, : - i , r r ' 4 gr.l . • rallbi 1 IL it4llik , .40 1 , :11:21 11 .it f ,. 4 ' _ , . . WU rit • iiiirawgigriP .. _..z ..... .1 ..01+ 0.: r / . ____ _.__. _n_ , -qv 1 1„ f lu p ri ___ _ %'� � /� - a l I P [ , rj Vi lio ,, vicr-F4.,..........- -...- 4 ; , , , ,-- •t ,..) iz,..- .... Y 1.7 T . f\ r / , 4 CBI ) ' '. y . /• I , 1 , , , ri 4 / PT TI) CBD' , ' y - :• , 2,, A 4 \ ...' •' 6_,- .. r' n*.-.• • ' -2 1 .■ 4. Todd Gerhardt Review Community Commercial (CC) Zoning District July 23, 2012 Page 8 of 8 Request for the CC Zoning District. The city received a request for the CC zoning in 2011; however, because the applicant could not meet the standards of the district they requested a PUD instead. Specifically, the building size was well in excess of the 65,000 square -foot maximum on any one floor. The request for the PUD was denied because it did not meet the PUD standards. Since that meeting, the city has modified the PUD process to give the Planning Commission and City Council a true informal review (finding of fact) without applicants incurring a lot of costs. RECOMMENDATION Staff believes that the Community Commercial Zoning District adjacent to the downtown core is a viable zoning district. The application of the district standards has been tested and it meets the intent. It is staff's opinion that no changes are necessary at this time g: \plan\2008 comp plan\review cc district7- 23- 12.doc 44 )1 '''.: ,„,..• ,.. . .. ... _ ._ --,... IN . _.... -----• - . . . . . ., --.....__ i n40A•• ,?....4.Co: --- - Iii il ', - t ....1 • 11 . ' i j -1/ 111MINIIII .:. • • , , ..::: ,. ,• _ .11 ..I al ' Olt - , .• m ,... ,t. ; ',, • .,,,,,, • . . . .,_ ..-..... x• , -, i 1 t at .• (4 ;...: ,.. • ,,•f;A; ,,, --._ - ,..1 ,1 I ...11 . .t • 1 ......" 4 '' ,:ii, .4 : - .13.A. 7, 4 'if , • 4. 1 I : 9.,,.. •• • - ' : 0. , , -4- 1 ' ,, % - : ..V... -* . 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Z••111 , . . , ', . g .:,.....„.,,I ;,,,. .. . ,. , . , _ ..„ .. ... r 4 ' 4.-.:.- le, ••-•. .,,_ )4 ' -,-:; - -- IP . . , ,.. . , ..... ..s,....- b. 2 ..- N. _. . , i i .f- - - ., 1 . i lk; • \'' */".— , December 20, 2006 sff CONSULTING 1 . - • -• C ONSULTING G ROUP, INC. Transportation • Civil • Structural • Environmental • Planning • Traffic • Landscape Architecture • Parking • Right of Way December 20, 2006 SRF Proposal No. P06617 Ms. Kate Aanenson Community Development Director CITY OF CHANHASSEN 7700 Market Boulevard Chanhassen, MN 55317 -0147 SUBJECT: DEVELOPING THE LAND USE ELEMENT OF CHANHASSEN'S COMPREHENSIVE PLAN Dear Ms. Aanenson and Members of the Selection Committee: Located in the southwest region of the metropolitan area, Chanhassen has recognized its growth trends and purchasing power. The City has determined that while the current Comprehensive Plan called for commercial development in the downtown area, the future needs for area residents may not be met under that solution. Therefore, the City commissioned a market study (McCombs Group, 2006) that analyzed the commercial, industrial, and housing markets. The findings of the study recommended commercial development should be encouraged in additional locations beyond the downtown and within the City limits. The City of Chanhassen is now considering the findings of the market research study and would like to focus on using the study conclusions to develop commercial land use goals and policy recommendations. SRF Consulting Group, Inc. is experienced in preparing elements of comprehensive plans and commercial area studies in a variety of settings. We offer a team of experts that will not only utilize the recommendations from the market study, but will question their relevance and importance while determining the best land use goals and policy recommendations for continued growth for the City. Our Principal -in- Charge, Barry Warner, has led a number of complex planning efforts and brings strong skills in project management, urban planning and public participation. Monique MacKenzie will serve as our Project Manager and will provide team leadership, which is key to the success of this project. Other team members, as summarized in our staffing section, are available team resources. The SRF team has collaborated on similar projects and brings to the City of Chanhassen: • A commitment to providing a land use plan element that effectively addresses retail /commercial land use and design elements related to those uses. • Opportunities to work with community leaders to evaluate trends, generate ideas and ensure buy - in with the final plan. • Sound physical planning and design services matched with advanced knowledge of smart growth initiatives. • Quality products, delivered on time and within budget. One Carlson Parkway North, Suite 150 Case Plaza, One North Second Street Minneapolis, Minnesota 55447 -4443 s r f c o n s u l t i n g. c o m Fargo, North Dakota 58102 -4807 Tel: 763 - 475 -0010 • Fax: 763 - 475 -2429 Tel: 701 - 237 -0010 • Fax: 701 - 237 -0017 An Equal Opportunity Employer Ms. Kate Aanenson - 2 - December 20, 2006 In addition to the basic scope of services, SRF is prepared to assist the City with several optional tasks related to the potential shopping center site. These tasks could include assistance with site development principles and design guidelines, traffic impact analysis, environmental studies (AUAR or EAW), infrastructure assessment, and developer negotiation and facilitation. We look forward to your response to our proposal and working with you to develop the retail /commercial Land Use Element of Chanhassen's Comprehensive Plan. Sincerely, SRF CONSULTING GROUP, INC. Barry Warner, FASLA, AICP Senior Vice President J j ct 2excicrrtG> nii °KY' Ridef^J'taw616 DOWNTOWN'S PREEMINENT STATUS The City of Chanhassen is currently developing an Since the early 1980's, the City has established a strong update to its Comprehensive PIan.This will be complet physical and economic identity for Downtown ed over the next 18 months.The current plan was final- Chanhassen and consistently supported the role of ized a number of years ago, but does not accurately downtown as a commercial and civic center.Overtime, reflect the changing population and needs of the com a significant number of private sector projects have munity. been approved and are consistent with the city's vision of a commercially- diverse and economically- strong Chanhassen is a "developing community "within the downtown that is supported by large -scale commercial MUSA, according to the Metropolitan Council's defini- area adjacent to Downtown along the Highway 5 corri- tion. This means the City will continue to realize strong dor. Public incentives, such as text increment financing residential growth over the near term.This pattern of and public infrastructure improvements have been residential neighborhoods, in relation to Downtown used to reinforce the policy. Chanhassen, schools, parks and other community facili- ties is well established in Chanhassen and is not Public destinations, such as City Hall and a newly reno- expected to change. vated library, have demonstrated the pubic commit- ment to building up Downtown as a well - rounded, vital Chanhassen, situated in the southwest region of and well - populated location. the metropolitan area, continues to see signifi- Chanhassen's downtown is a well - established cant growth in population and popularity commercial area that supports the town's The residential element of the community has been residents and attracts visitors. well established over the last 25 years and now the City is considering how its comprehensive plan policy THE ROLE OF HIGHWAY COMMERCIAL should proactively respond to future commercial active Many communities in the west metro region have dis- ty.This activity will be a primary focus of the Land Use covered the powerful effect of new highway infrastruc- Element Update of the Comprehensive Plan.There are ture as related to adjacent land use. In Chanhassen, three key areas that need to be evaluated in relation to Highway 312 is expected to complete the regional future commercial use in Chanhassen: road network in 2008. Undeveloped land along its • The downtown area edges is viewed as an opportunity to capitalize on • The Highway 312 highway corridor excellent visibility and access for adjacent commercial • Other locations within the city boundaries, includ- uses. ing the TH 5 corridor y ,�. �, � tom {.;. MS 1111101111 -. . K 'i/ — ,--- ' ' dd r ._ R C,t f C/t ;u urselt Retail /Commercial Land Use 5 J�Y� eCt 7-txc eritGC14G~rtig The roadway construction has injected another influ- OTHER POTENTIAL RETAIL LOCATIONS ence into the commercial landscape, bringing a high As the population has increased and median value of volume of traffic and potential spending power to the the city's housing has appreciated over the last 10 City due to its connectivity to nearby communities. years, the city understands its increasing economic CURRENT COMPREHENSIVE PLAN strength as a desirable market for new retail develop- ment. Some consideration will be given to alternative The 1998 Comprehensive Plan, which is highlighted locations outside of Downtown and the Highway 312 below, establishes a pattern of residential areas served corridor.Trends such as increased traffic congestion, an by a mix of uses in the Downtown area and along the aging population with less desire to drive, increasing Highway 5 Corridor.The city's model for commercial fuel costs and the rise of technology in providing many land use places commercial uses almost exclusively types of goods and services will also be taken into con - within the downtown area along 78th Street. sideration. Neighborhood commercial uses are envisioned to expand as residential neighborhoods emerge, as part of While it is unlikely that there will be a radical change in a PUD or mixed use development pattern. the typical forms of commercial development over the next 20 years, it is valuable to understand what other "The city has maintained a long standard policy of preferences are and how they might be met in a com- directing commercial development into the Central munity like Chanhassen. Business District. Chanhassen is rather unique among suburban communities in that it has his - torically had and maintained an active downtown business community. "(Page 8) A substantial portion of Chanhassen's commercial needs are satisfied by businesses located in adja- cent municipalities. Downtown areas, smaller com • "�. �'' • mercial centers and a major regional shopping , k center in Eden Prairie all provide goods and services -= .. - :..- -., to the people who live in Chanhassen." (Page 8) - - 'The city continues to promote the expansion of the CBD as a full service retail node for our resi- dents. It has been the long term goal of the city to have the majority of the commercial development occur in the downtown core. There will be addition- al commercial development in the next 20 years, but it will be developed as a support use to a PUD or a mixed use development. It will not be devel- oped as Highway or General Business District else- _ where in the City but rather as a compliment to a mixed use or PUD development." (Page 8) "Chanhassen will continue to encourage the Iota tion of commercial uses in the central business dis- 7 . 41' trict. Commercial development outside the central J business district and its fringe will be minimized until development of the central business and fringe are largely completed. "(Page 12) 4 Source. Current Comprehensive Plan - 2 i+'!.' rgigafJC3t ,,,:ia Land Use Element of the Comprehensive Nmn 2- t critax(1i RECENT MARKET STUDY Downtown Chanhassen and South Downtown In June of 2006, the McComb Group completed a mar combined have an estimated 700,000 square feet ket analysis for the City to determine the future of retail, food service and service space. Supportable demand for retail space in Chanhassen.The study used space is also estimated at about 700,000 square data on existing shopping areas in the city to evaluate feet in 2005, increasing to 812,000 square feet in suitability for development, and considered areas com- 2010, an increase of 112,000 square feet. petitive with Chanhassen's commercial areas. Downtown currently, according to City records, has Interviews with business owners and managers, as well one vacant parcel about one acre in size that has as customer surveys were conducted to assess fair access and visibility. South Downtown has four strengths and weaknesses associated with Downtown vacant parcels ranging in size from 1.3 acres to 2.7 Chanhassen and the possible impacts of the new TH acres for a total ofabout7.3 acres. This indicates 312 corridor, and to identify the primary trade area. that Downtown and South Downtown do not have enough space to accommodate future retail Further retail development potential for the downtown demand. Utilizing traditional commercial develop - area and two interchanges on TH 312 (Powers ment concepts, the downtown area would need an Boulevard and Great Plains Boulevard) was estimated, additional 12+ acres to adequately accommodate and the type of shopping center environments suitable the additional 112,000 square feet of supportable for each area was identified. square footage anticipated by2010. The lifestyle trade area, due to its larger number of households, has an estimated 873,000 square feet in 2010 increasing to 1,132,000 in 2025. This trade area has development potential similar to that of - - Downtown Chanhassen.The potential lifestyle site - ' - • - TH 312 and Powers Boulevard, has 120 acres or ' : ..c; - = • , more that could accommodate retail development. r .. - This location can accommodate some of the retail t „ L '^ , :- . , 7. "- x , ' • potential that can not be accommodated in �- M- • ` �' o 4. Downtown Chanhassen. +i> _ 1 t Source McCombs Group June 2006 Market Study il it i -:' . 1 ‘ ! 1 V.I ' ' e q . _.., , ,A, 4 f• 40 „le A . , . . , ; _ i . ..., N r i� i ii r — t , ,f i J S ,- r III 4 y �I�I C ` 4Nr;44 ,r �•• r/ - , .. �' 7 + � • , -� _. 3 SR , ,ii_" f C�ialti u�fe ;t ��.... _ Retail /Commercigth d Use Element of the Comprehensive Plan Rlirouck axe( e 4. What are the options? • 3. Project objectives & Alternatives c sohnions 1 tnventorY�pnatYsis evaluation criteria • Data assembly • Staff m eeting 2. Issues, opportunities & constraints 5. What works? • Input front pt i stakeholders • Public open house • Community input 6. We like it! • Refinements to preferred plan • Technical recommendations SRFwill use planning skills in analysis, evaluation and stakeholder facilitation to frame the discussion of how, 7. How clo we get there? where and what kind of commercial land use should • who, what, when, & Why? occur at the city -wide scale.The discussion will further 8. Get on board! focus on the downtown and other areas that have the • Community feedback • Commission presentation potential for Highway Commercial development. • Council presentation The scope included in this proposal outlines a process that is subject to revision and refinement based on the Individuals, groups and parties that will likely have City of Chanhassen's interests. It describes key deliver- interest in this study include: ables that will emerge from the process and that are • Chanhassen City Council essential to building long -term support for well - reasoned, rational decision - making about commercial 'Planning Commission • land uses.Those deliverables include: Chamber of Commerce • Businesses • A summary of existing retail market data /studies; • Property Owners parcel and zoning information • Community at large • Documented interviews with stakeholders, deci- SRF's role is to serve as an objective facilitator, probe sion makers, other interested parties issues, present alternative schemes, provide balanced • A facilitated group exercise ranking future trends perspective and record stakeholder input. to Chanhassen's specific circumstances Our scope of services provides the following stakehold- • A report documenting up to three alternative sce- narios for consideration and discussion, including • City Council workshop (1) graphic representation. • Planning Commission work session (1) • A matrix of preferences, strengths and weaknesses .Combined Council Commission work session (1) from scenario discussion • Draft language for the comprehensive plan • One to one stakeholder interviews (6) addressing types of land uses, acceptable densities • Community Open House (1) and other mitigation type measures for new com .Council /Commission approval mercial in Chanhassen. STAKEHOLDER FACILITATION Strong public policy emerges from and is based upon meaningful input from interested stakeholders. Cii i f C/✓, A unsex 4 Retail /Commercial Land Use Element of the Comprehensive Plan s rack ad Scope- OPTIONAL TASKS FOR REGIONAL CENTER • Environmental conditions (soils) Interest exists from national developers for a regional • Community comprehensive plan shopping center/ lifestyle center located outside of the • Recently approved & future potential development Downtown area. An increasing trade area with signifi- The primary sources of data will be the City and County cant purchasing power suggests that a center may be but some state -level resources (particularly for natural financially feasible.The question of where, how and resources) may also be used.The two tasks for this when a development of this type may occur will likely stage of the work will be: emerge in part from public policy discussions. SRF has diverse skills that could be of significant assis 1.1. Base mapping tance to the City if and when a developer such as 1.2. Begin issue mapping Forest City initiates a project. SRF is currently assisting the cities of Bloomington (Mall of America II), St Louis End product Park (Duke Properties) and Wayzata (Bay Center) with • Create a base map that can be used throughout developer negotiations. Specific topics that could be the process addressed include: TASK 2. DESCRIBE ISSUES, OPPORTUNITIES AND • Physical development guidelines and principles for CONSTRAINTS site, building massing and edge treatment • Traffic impact analysis and circulation recommen 2.1 A kick-off meeting to identify issues will be held dations with City staff, as well as the City Council (1) and Planning Commission (1).These meetings, held as a • Parking analysis work sessions, will focus on identifying study issues, • Stormwater review opportunities and constraints. • Environmental documentation (EAW or AUAR) 2.2 - Up to six (6) one -on -one interviews with stake- • Negotiation and facilitation holders will be conducted.This activity would allow pri- On the following pages, we provide details of our study mary stakeholders to share information that might not work plan. be shared in the large group setting. Stakeholders who work will be interviewed will be identified by the City. L3 CNC SC e fServicei End products J • Issues, Opportunities and Constraints TASK 1. CONDUCT INVENTORY AND ANALYSIS • Summary notes from interviews The following data will be provided by the City of Chanhassen and /or Carver County, as needed: TASK 3. DESCRIBE OBJECTIVES AND EVALUATION • Property lines (planimetric) CRITERIA • Property value (building and land value) 3.1 - Based on the identification of Issues and • Building condition or year built Opportunities, the consultant will draft planning objec- tives.These would be defined in such a way that they • Topography will be used as criteria to evaluate planning scenarios. • Wetlands & Floodplain End product • Zoning • Technical memorandum recording planning • Land Use, including publicly held land objectives • Utility corridors (sewer, water) • Recorded Easements (on public land) SR �axllGfJlC1L 5 f - namvGwr,lu Ii-roack and Sc TASK 4. CREATE SCENARIOS 6.3 - Attend Planning Commission meeting (1) to pres- 4.1 - Up to three (3) scenarios will be presented, consist- ent draft findings. ing of conceptual land use plans and example images 6.4 - Attend City Council meeting (1) to present draft showing: findings. • Land use patterns End Product: • Development density Draft and final products will be submitted to the City in copy -ready hard copy (1 copy) and in electronic format • Connectivity (to open space, community destina- (1 copy on CD ROM and web -ready PDF files). tions, street network, transit) These draft work products will be made available to • Edge compatibility staff and City Council /Planning Commission members 4.2 - One (1) work session would be held with the City for one opportunity to review and comment before the Council and Planning Commission to review these final changes are made. objectives in the context of the issues identified by the / / two groups.This approach would 'test'the draft objec- OjtttoKU/ �GGPhJ' tives and issues raised during earlier stages of work, and to review alternatives prior to identifying a preferred FACILITATION AND NEGOTIATION SERVICES scheme. Most large scale, complex projects place inordinate End product demands on staff time, no matter the size of the munic- • Memorandum that describes three scenarios ipality. SRF can offer its skills in negotiation and facilita- tion of complex, high value development projects. • Three (3) illustrative sketch plan concepts, one for Regular meetings are recommended between the City each of the draft scenarios and the project applicant (Forest City or other) to foster a productive dialog for negotiation. SRF staff would act • Council /Commission work session in an objective role to convene meetings,topic discus - TASK 5. SELECT PREFERRED SCENARIO sion and scheduling, and technical skills for traffic, circu- lation, urban design, land use and environmental docu- 5.1 - Input provided by the City Council, Planning mentation could be brought into these meetings on an Commission and staff will be used in selecting a pre- as- needed basis. ferred scenario.This will be accomplished through use of planning objectives and evaluation criteria created in In addition, it may be advantageous to stage a Task 3, and discussion among work session participants. Community Open House about the project prior to a Draft policy text with supporting graphics will be pro- public hearing, if deemed useful. SRF would facilitate vided that describe retail /commercial land use by loca- and support the presentation of material on the techni- tion, type, and general densities. cal analysis at such a meeting. Public comment or questions would be recorded at this time to be End Product: responded to by the project applicant and the city as • Land use plan for preferred scenario appropriate. • Draft text and supportive graphics that describe In place of a Community Open House, staff may elect and depict retail /commercial land use policy to hold a joint meeting of the Planning Commission and City Council. Although this would technically be TASK 6. REFINE FINAL PRODUCT defined as a meeting open to the public, there would 6.1 - Recommended changes will be received and be a greater emphasis on technical presentation and incorporated based on direction from City staff. definition of approval details prior to official action. SRF staff could facilitate this type of work session. An event 6.2 - Attend community open house for general com- of this type would require more active participation prehensive plan. from the development entity CibcnC�iN. e 6 DEVELOPMENT GUIDELINES TRAFFIC IMPACT ANALYSIS Guidelines that address the physical conditions for new A traffic impact analysis study will determine what commercial development can be a helpful tool for improvements are necessary to accommodate the decision makers.They can also suggest priorities and increase in traffic due to the proposed development. preferences for design and development to interested This analysis will identify the major high cost infrastruc- parties long before the official approval process is ture improvements that are needed to allow full - underway.Although the guidelines do not typically growth plans of the study area to occur. At the same carry the legal ramifications of zoning or comprehen- time, SRF will provide specific recommendations relat- sive plan policy, they bring tremendous value in com- ed to local roadway and intersection improvements, municating expectations in a more tangible format. traffic control improvements, access modifications and Through a process of studying best practices for site internal site circulation improvements. design, access, parking and pedestrian circulation, and PARKING SUPPLY AND DEMAND mitigation of physical impacts, SRF would create a series of design and development policies relevant to The parking supply and demand study will utilize cur the proposed site and surrounding infrastructure. rent and proposed land use information, survey data, modeling, and parking requirements to determine the Through consultation with staff and a city- appointed effects that a new development would have on park - working group, SRF would apply its urban design and ing in the area. planning expertise to evoke preferences and priorities for site development We would also use plan view dia- Using data gathered through surveys, SRF staff will grams, sectional studies and photo examples. We would build a parking demand model under existing and submit draft principles for review and approval by City build conditions. SRF staff will also calculate the off Council and Planning Commission. street parking requirements according to local zoning ordinances and will compare and contrast the required STORMWATER MANAGEMENT PLANNING off - street parking to existing and proposed supply. The stormwater management planning process is ENVIRONMENTAL DOCUMENTATION intended to provide a plan that addresses water resource issues and how they relate to the overall mas The potential retail development is of a scale that will ter plan. The plan will identify the various water likely require environmental review under Minnesota resource elements on the site, the regulatory measures Environmental Quality Board rules. SRF is experienced (floodplain, water quality, water quantity, rate control, in all levels of environmental review and draws on in wetlands) that may affect the shape of the redevelop- house expertise in many disciplines to carry out the ment,and potential mitigation measures intended to technical analysis. Our environmental staff would first meet the requirements of the various agencies, includ work with the City to determine the appropriate review ing the Minnehaha Creek Watershed District. Low document and then will prepare a tailored scope based Impact Development (LID) practices are evaluated to on a scanning of environmental issues and proposed reduce runoff and mitigation measures are identified, project details. which may include ponding, infiltration, filtration, or underground storage or treatment facilities. Our approach always involves early coordination with the regulatory agencies which provides input into the planning process and often provides for a smoother permit approval. SR C Reta / Comm t Retail /Commercial Land Usehe Comprehensive Plan 0\ k • • \ 1:3 li • / N k ■ ■ / ■ % • II \ II � ■ ■ ■ ■ ■ ■ ■ ■ ■ i ■ ■ ■ ■ • ■ ■ Zs , - 2 § Z U c l il i L 4 5, v -- 2 = « Lu § o 0 / >, 0. [ t @ 0. i 'in %� \ § ƒ t \ ƒ t > e vi k § % 2 E ./ \ \ �d ƒ v 2 \ U ° § u *-- c I VI 2 m% o § g ( -- L. ■ o : & 2 0 » Q U @ cc . U E q o 0 0 0 0 v §ƒ m ¥ 9 w 2 0 0. 0 a U 0 12/20/06 WORK TASKS AND PERSON -HOUR ESTIMATE PAGE 1 CLIENT: City of Chanhassen CONSULTANT SRF CONSULTING GROUP, INC. SUBCONSULTANT: PROJECT: Comprehensive Plan Update: Retail Commercial Land Use Study * * ** *ESTIMATED PERSON- HOURS * * * ** ESTIMATED TASK NO WORK TASK DESCRIPTION PRINCIPAL ASSOCIATE SR PROF PROF TECHNICAL CLERICAL TOTALS FEE 1.0 Conduct Inventory and Analysis 1 0 4 0 8 0 13 SUBTOTAL - TASK 1 1 0 4 0 8 0 13 $1,143 2.0 Identify Issues, Opportunities and Constraints 6 0 24 16 4 0 50 SUBTOTAL - TASK 2 6 0 24 16 4 0 50 $4,846 3.0 Describe Objectives and Evaluation Criteria 6 Objectives 0 16 8 4 0 34 SUBTOTAL - TASK 3 6 0 16 8 4 0 34 $3,494 4.0 Create Land Use Scenarios 10 0 24 16 8 0 58 SUBTOTAL - TASK 4 10 0 24 16 8 0 58 $5,806 5.0 Select Preferred Scenario 6 0 14 24 12 0 56 SUBTOTAL - TASK 5 6 0 14 24 12 0 56 $4,860 6.0 Refine Final Product 8 0 16 12 8 0 44 SUBTOTAL - TASK 6 8 0 16 12 8 0 44 $4,368 TOTAL ESTIMATED PERSON -HOURS 37 0 98 76 44 0 255 AVERAGE HOURLY BILLING RATES $171 $113 $105 $64 $69 $69 ESTIMATED LABOR AND OVERHEAD $6,327 $0 $10,290 $4,864 $3,036 $0 $24,517 ESTIMATED DIRECT NON - SALARY EXPENSES (see below) $440 TOTAL ESTIMATED FEE $24,957 ESTIMATE OF DIRECT NON - SALARY EXPENSES: MILEAGE: 700 Miles @ $0.485 per mile $340 REPRODUCTION Copy Duplication $0 Bond Prints $100 Mylar Prints $0 ESTIMATED DIRECT NON - SALARY EXPENSES $440 SRF CONSULTING GROUP, INC Chanhassen Comp Plan Update Final xis ENGINEERS AND PLANNERS MINNEAPOLIS, MN. rfC a kt Se For the Chanhassen project, we have assembled a team • Recognized Ability to Foster Participation. We with a great deal of experience, creativity and the excel at working with public sector clients in an enthusiasm needed to successfully complete this proj- open process where creative thinking, objective ect. Our team offers a unique blend of skills to the City: analysis and grounded decision - making are • Expertise in Land Use Planning. SRF has assisted encouraged. We take great care to listen to stake numerous communities through the process of holders soliciting input from stakeholders will be updating their comprehensive plans.We under- very important if the community is to be truly pre - stand the pressures communities are facing in this pared for the changes in the coming years. time of growth, and we are equipped to help you • Multi- disciplinary Expertise. SRF's team is com- navigate the waters of change while respecting posed of senior community planners and cutting - the community's rich heritage. edge urban designers who have the talents need- • Experience with Similar Projects. The SRF Team ed for this challenging project. Because we fre has successfully completed several projects with quently lead large, multi disciplinary teams on similarities to the Chanhassen project.These proj- complex projects, SRF can assure the City of a ects include comprehensive planning, site - specific smooth process and efficient collaboration. planning, code revisions and projects.On each of In this section,we present a brief introduction to our these projects, we brought together multi - discipli- key team members who are shown in the organization - nary teams that created innovative solutions for al chart below. Resumes for each team member are our clients. included in the Appendix. Chamber of Commerce C y of CktaxItaffel t Businesses City Council • Planning Commission Property Owners Residents Kate Aanenson Community Development Director Barry Warner, FASLA, AICP Monique MacKenzie, AICP Team Resources _ _ Land Use Traffic Impact Analysis Site Design Monique MacKenzie, AICP Marie Cote, PE Michael Jischke, ASLA Parking Circulation Stormwater Mike Monahan, PE Jim Dvorak, PE Walter Eshenaur, PE David Montebello, PE Environmental Beth Bartz, AICP SRF L"ifi. nil L'i.�N`t!/lJtx 10 L f L r ./� t kt .T �! }�C��[ ` f LG VLG service! O nr 'ram of E( ert,r MIKE MONAHAN, PE Principal BARRY WARNER, FASLA, AICP Mike has developed innovative ideas for SRFSeniorVicePresident improving transportation and parking efficiency for more than 35 years. He has Barry, who will serve as Principal -in- vast experience in municipal transporta- Charge of the Chanhassen project, leads tion, parking system management, and traffic projects SRF's Urban Design and Landscape and is very effective in coordinating multiple agencies, Architecture Group. A Fellow in the neighborhood groups, elected officials, and consultants American Society of Landscape Architects, he has been to ensure consensus and ultimate project success. recognized by his peers for his outstanding creativity, dedication to facilitating meaningful processes and Mike's expertise in transportation, transit, and commitment to sustainability. During his 28 -year career, parking will be invaluable to the project team. Barry has worked on many award- winning and note- worthy projects Mike joined SRF after serving for many years as Barry is a leader with extensive experience in Assistant Director of Public Works /Director of Transportation Division for the City of Minneapolis. On community planning, park, trail and open space past projects, Mike developed parking ramps and lots master planning and design. His work is mindful for numerous areas in Minneapolis. of designing public spaces with distinctive identi- MARIE COTE, PE ties and that integrate community values. Principal Barry has worked on hundreds of projects during his Marie will be our lead traffic engineer and career, many of which have been highly complex, 3, t have responsibility for traffic and trans involved several agencies and team members from portation forecasting. She leads SRF's multiple disciplines, and been completed on com- Traffic Engineering group and has 15 pressed schedules. years of experience in traffic safety and operations analysis. Marie excels at developing circulation analysis MONIQUE MACKENZIE, AICP and rerouting plans that identify potential impacts of Senior Planner alternatives. Monique the project manager, has expe Marie has outstanding technical abilities and is rience in community development, land use and zoning, and neighborhood and also a detail- oriented project manager capable infrastructure planning. She has played of coordinating highly complex projects. key roles in several planning projects in the area. Of particular interest is her work on the St. Michael Her experience also emphasizes working closely with Downtown Plan, which provides guidance to help the local, regional and state agencies to develop recom City respond to a rapidly increasing population while mendations that local officials can support and easily maintaining an appealing downtown environment. implement. Monique is regarded for her public involvement, strategic planning and scenario - building skills. Monique's understanding of land use regulations and urban design sensibility has resulted in clear and suc- cinct planning tools, which are responsive to the unique conditions found in communities. SRF :.:. r/d �ta 1JC3 t 11 rrke- Vz, kt Teo It, rrke- af Se ice N ammo III JIM DVORAK, PE At SRF, Beth has managed a wide range of planning Vice President activities, including comprehensive plan preparation, housing policy implementation, redevelopment studies Jim is a highly respected project manag and community visioning exercises. She is experienced er with more than 25 years of experience in public involvement, including planning charrettes. IL imo spanning both design and project man- agement. He has managed and 'Beth is known for developing effective public designed a wide variety of projects that include munic- involvement efforts for diverse interest groups. ipal streets, County State Aid Highway facilities and Trunk Highway facilities. MICHAEL JISCHKE, ASLA Jim is widely recognized for effectively managing Senior Landscape Architect complex, multi jurisdictional projects. , Mike has seven years of landscape archi- tecture experience. His work has focused Jim is knowledgeable about the project area as he on transit services and facilities, urban served as the Principal -in- Charge of the TH 5 project in revitalization and site planning. He is Carver County. He has also worked with the Cities of skilled at integrating multiple design informants into a Eagan, Hutchinson, Lakeville, and Eden Prairie. cohesive plan, including analysis of existing conditions, I DAVID MONTEBELLO, PE pedestrian and vehicle movement and natural systems. Principal Mike is proficient in the use of CAD, Dave has worked in transportation plan- ArcView GIS and imaging software. ning for more than 20 years and has managed many corridor studies, trans Mike recently worked on the Heart of the City Park and portation plans, and strategic planning Ride in Burnsville and Lake Street streetscape design. efforts, which required him to coordinate complex, WALTER ESHENAUR, PE multi- agency projects with a high level of public inter- est. Many of these projects included developing access Senior Associate strategies, policies and concepts that could be imple- Walter has 18 years of experience in mented over time. water resources, including hydrology, hydraulics and design of stormwater Dave has played key roles in developing technical management systems. He also has expe- information for policy -level statewide studies. rience assessing and treating water quality and apply- ing innovative Best Management Practices and bio- Prior to joining SRF, Dave spent 12 years with Wright engineering solutions to the treatment of surface water County, where he was in charge of the design, con- runoff and stream channel stabilization. struction and traffic areas.Through this , he developed a thorough understanding of local agency efforts to Walter is experienced in developing stormwater develop and maintain local transportation systems and management plans fora variety of clients. to respond to safety problems at the local level. Recently, Walter worked on the Baker Park Reserve BETH BARTZ, AICP Stormwater Erosion and Drainage Study for the Three A l b Pr i nc i pal Rivers Park District. Beth has 17 years of planning experi- ence. As a former City Planner for the v cities of Minneapolis and Saint Paul, she is skilled in working with community task forces and interdisciplinary teams to achieve communi- ty development goals. 1 2 . M C.6 Of CAA Nita fe.t Retail /Commercial Land Use Element of the Comprehensive Plan Ocr 49-trio/tee- ...MS Our team of experts excels at working on complex LRT) in the community, and continued protection of technical planning issues and finding creative and significant natural resources and aesthetic amenities, implementable alternatives that meet stakeholders' such as the Minnesota River bluff lands. needs.The approach we have highlighted earlier inte SRF Consulting Group, Inc. worked closely with the City grates the entire community into a comprehensive of Eden Prairie to update the comprehensive plan in a solution. We work with communities to develop plans and policies that are respectful of the past and recog timely and conclusive manner. nize the opportunities and pressures on the horizon. EDEN PRAIRIE MAJOR CENTER AREA STUDY SRF is recognized for our strengths in meaningful com- Eden Prairie, Minnesota munity input, multi - disciplinary solutions,flexibdrty,an 'r =' i' ,;; _: ,,,,,�,,,,,, adaptive process and a comprehensive approach.Our • services include community planning, downtown rede- � �� = ;± a , velopment strategies, land use plans and policy devel- . '— "" opment, commercial and mixed-use corridor plans, 4,. R� `'. ;�; " neighborhood and district plans, and housing policies. �;'� r Pg0� Through our past projects, we have gained the experi- iii .•, ' ` / 4, ence necessary to develop a project for the City of . 1 Chanhassen that is complete, accurate, sensitive to the City's needs, on time and on budget. The City of Eden Prairie sought to better define a 2030 vision for its Major Center Area, both physically and EDEN PRAIRIE COMPREHENSIVE PLAN UPDATE conceptually, as a location with a distinctive and easily Eden Prairie, Minnesota understood identity. Comp Plan Reasons Why SRF's team of urban designers, planners and engineers Why 0o a Comprehensive Plan Update? - staged a comprehensive approach to studying poten- =_.= - : =Y, - - :;<„ tial land use change, transportation impacts, urban design enhancements and overall identity for the area. Mill ��•; In addition, Light Rail Transit played a prominent role in m ° m� '"" "'" "' "� many of the change concepts for the City Center, as a major transportation feature shaping its future. Way - finding improvements involving changes to existing onramer■ nay, ""1= ma al itex nry.,..r... " roadways, signage placement and design, and more intuitive circulation patterns were recommended. _ ,� _ �...,. e ..• <.,. ., -- �- ° -- SRF prepared concepts for staff and task force review ` ,,, „, �,._,�,•,�, �,„ , : _` and presented them to the larger community.The task _ force consisted of residents, business interests and - -.•� w other property owners and participated in developing • the plan Throughout the planning process, open house The City of Eden Prairie initiated the Comprehensive presentations and community -based surveys were used to assess interest and support for specific Update process in early 2006. While preparing the fic propos Update, the City focused their effort on responding to als included in the future concepts. Analysis of potential current day issues, such as redevelopment and growth impacts (traffic, development density and land use in two key locations:the Major Center Area and the character) resulting from each of the scenarios was Golden Triangle Area. completed and, from three distinct concepts, a pre- ferred scenario was advanced to city decision - makers The City's other primary concerns addressed in their for endorsement and approval.The final document and comprehensive planning effort included lifecycle hous- accompanying plans provide detailed concept forma - ing, the future role and influence of transit (particularly tion, planning principles and technical analysis. 1 3 Ci A (Welt —Ma ••••••••••MMEI&- ' Commercial Land Use Element of the Comprehensive Plan co......oc.w.uK air E,:jerie-x.ce• PLYMOUTH COMPREHENSIVE PLAN SRF Consulting Group, _ Plymouth, Minnesota Inc. assisted the City in ,' a -..... 0 i- The City of Plymouth discussions with Duke j \�i; ,� Development as an �- IS was once a predomi , Air:4... 0 "PI nantly agricultural agent to provide facili : 4 tation and technical (omprketien5 v Penn community, but now � - „r°� is one of the fastest skills. Regular meetings - -�L _,;'- ', : t were established with `r''- �' rowin cities in the {' g g the City and Duke that l �' ,,' Twin Cities metropoli fostered a productive v. t tan region. SRF assist - _ ed the City in devel- dialog for negotiation. _4 - - v' / it oping an Update to SRF staff provided an their Comprehensive objective role in establishing meeting agendas, topic Plan that responded discussion and scheduling. In addition, various skill to the needs of the community and met the require- areas were engaged to address traffic, circulation, urban ments of the Metropolitan Land Planning Act. design, land use and environmental documentation. Work sessions with the City Council were employed to SRF worked with the City Council, advisory board mem clarify the City's policy positions prior to development bers, Planning Commission, and citizens to develop renewal. vision statements that formed the basis for goals and policies as well as the physical aspects of the various NORMANDALE LAKES LAND USE plan elements.SRF prepared detailed land use, trans- Bloomington, Minnesota portation, parks and trail plans as part of the update. While the update affected the entire City, the most sig- - nificant issue was whether urban development would h `�- �r. : __ _i_ __ : --- t be permitted in the northwest portion that was outside '; • , — -- - ' ;, the MUSA Once a decision was made to pursue a par - , -- �1F r - _ f ' tial expansion option, land use in the area and required �,,,, i r, . ¢ , ' 4i` t r �; ""' . rt.0 4. 4 infrastructure improvements were identified �k� ` �` x ,. Other major issues addressed during the process included identification of redevelopment parcels within Normandale Lakes is a unique location within the urban portion of the City, life cycle and affordable Bloomington that is endowed with significant regional housing needs, provision of parks and trails, preserva parks and environmental resources. It also falls within tion of natural resources and timing of improvements. the immediate sphere of influence of regional high ways and Bloomington's established residential neigh - Community meetings and open houses were held borhoods. throughout the process to obtain input from residents. Joint meetings of the City Council and Planning The mix and density of land uses in the area has sup - Commission were held at key points during the ported a wide diversity of development over the last 20 process to obtain consensus on the plan. years. When faced with development pressure and community -wide interest in improving traffic condi- DUKE REDEVELOPMENT FACILITATION tions at the intersection of 84th Street and Normandale St. Louis Park, Minnesota Boulevard, the City of Bloomington requested that SRF Proposed redevelopment in the southwest corner of I- Consulting Group, Inc. complete a multi disciplinary study of transportation infrastructure, utilities, urban 394/TH 100 has presented the City of St. Louis Park with design and environmental considerations both opportunities and challenges. Retail, office and entertainment uses are planned to augment current Knowing that traffic congestion will continue to be an office uses. influencing factor, and likely spill over into adjacent SRF +Ci. f a g/titt affex 14 Retail /Commer Oi r E,(9e-�iexce- areas, the City and SRF have devoted their efforts to WEST FARGO COMPREHENSIVE PLAN considering solutions that resolve traffic problems, as West Fargo, North Dakota well as "quality of life" issues. The outcome of the study will be a decision making framework for evaluating The City of West Fargo is the fastest - growing part of the development proposals and making future infrastruc Fargo- Moorhead metropolitan area, which has a popu- ture plans. Public input will be actively solicited lation of 140,000. As the entire region continues to throughout the process in open house meetings and grow and develop, West Fargo is challenged to main regular City Commission and Council meetings. tarn and strengthen its economic independence and community identity, while also acknowledging that it is VICTORIA SUB - AREA STUDY part of a physically and economically interconnected Victoria, Minnesota metropolitan region. Rapid residential West Fargo's Comprehensive Plan updated a plan • development adopted in 1985. The plan addresses the physical and the desire to development of the community and includes recom- ( ° .t_ preserve the mendations for the use of land and future growth, City's natural improvements to the transportation system, the provi- resource base sion of public services and facilities, and natural are two forces resource issues and opportunities. It also addresses that will deter- policies related to housing and economic mine the future development. of Victoria, the SRF Consulting Group, Inc. worked with a 14- member a "City of Comprehensive Plan Advisory Committee and City staff ALA LEGEND Lakes and during the preparation of this plan. Key community 1 � Parks." M 9 P P P Y Y 4 131=r— v ,. ,.,. stakeholders were involved in the process through ®;�:�— L Extending one -on -one interviews and focus group discussions. A !' N°� o „ "— the MUSH community workshop at the beginning of the process line to solicited comments from residents, business owners encompass 270 acres in the City's East Side area had and others. An open house near the end of the been approved, and significant development pressure process provided an opportunity to discuss the plan was mounting.A development moratorium had been with the community. enacted to allow time for the City to prepare a position on both near- and long -term growth. SRF used ArcView to modify existing GIS data and cre- ate future land use. Both ARC/INFO and ArcView SRF Consulting Group, Inc. prepared an East Side Area Desktop GIS were used to address land use planning at Study that provides a planning framework to guide a parcel level. GIS was a successful tool for organizing community infrastructure based on future land use and and managing data throughout the project. sensitivity to the existing natural resource base. Timing was an important element in the project - SRF completed the study in three months, prior to the expi- ration of the development moratorium. The City also requested SRF's assistance in preparing a staging plan for annexation in the Victoria South 77 Subarea, including recommendations on how to pre- serve natural resources and rural ualit develop- , . q Y as P � r � ment proceeds In addition, we developed a conceptual ;.s• 'a " "" "2- uaz��- master plan for infrastructure in the annexed area,fol lowing a process similar to the East Side Study SR : Cl of CI %(hkaffiit 15 � r� Retail /Commercial Land Use Element of the Comprehensive Plan O r E erie -x ce- SAINT MICHAEL DOWNTOWN PLAN ELMWOOD LAND USE & TRANSPORTATION PLAN Saint Michael, Minnesota Saint Louis Park, Minnesota The Elmwood area of St. Louis Park is a 50- year -old i industrial and commercial use area located near the ,41. f s � � •. • � r ��s _ emerging es in ,�� , , , g town center at Park Commons. Chang �r , 'r T land use along Excelsior Boulevard and the area's resi -- - , - �� c . t ,, dential and commercial real estate market have been :,_ ,4. increasingly visible in the last few years. The character =�' A ° B of the area is strongly influenced by access to and from L — t \ major regional roads such as Highway 100, Highway 7 and Excelsior Boulevard. The area's future will be sin- Located northwest of the Twin Cities, St. Michael began larly shaped by these connections and the arrival of experiencing a population boom in the late 1990s, and, Light Rail Transit (LRT) in the Southwest Corridor. according to growth projections, the community will At the request of Hennepin County and the City of St more than double over the next 25 years.This popula- Louis Park, SRF Consulting Group, Inc. completed a tion growth has challenged the City in many ways, long -range plan to guide land use and transportation including planning for the future of their downtown. changes. SRF and its subconsultants focused on the In 2003, the City Council began working with SRF areas of redevelopment planning, market analysis and Consulting Group, Inc. to develop a Downtown Plan fiscal impacts, land use (TOD),transportation and urban that sets a vision for the coming decades. A key part of planning. Extensive stakeholder involvement occurred the planning effort was preserving the unique charac- to solicit input and build consent. ter of the downtown, which includes the historic St. The end product provides the City with an understand - Michael church, schools, recreation center, and several ing of the economic and physical influences that will locally significant businesses. affect the area in the future. Changes to Highway 100 A citizen's committee considered possible alternatives access, rail crossings and the arrival of LRT service along for downtown streets and future development. Access the Southwest Corridor are all anticipated in the next to and retention of existing businesses and a welcom- ten to 20 years. Redevelopment strategies and analysis ing environment for pedestrians were among the of transportation, circulation and transit station loca- group's most important criteria for the plan. tions and market assessments of future land use One of the City's primary concerns was how to manage change will assist the private and public sector alike in traffic at an increasingly busy intersection in the heart future decision making for the Elmwood area of downtown. Using computer simulation to evaluate future traffic volumes, the City and SRF determined that f ov°o 'Mgr, ,�.r`` two one -way streets would move traffic east -to -west --:., �� through downtown the most efficiently. \ , v�t 011,'� _ ° '. Approved by the City Council in August 2004, the` r. �� 1° p ' !I' Downtown Plan guides the expansion of downtown l° , - m t`' , _ 1 -• d�a, calling for new offices, retail, and residences and a pos- "' - n • -"- -'� r sable addition to the St. Michael Elementary School.The .• 9 , , ,'- �3�, ,.. : : • „r. plan also provides the most advantageous parking and'! i " � ; „soo ,,,,,.•,e; *i "" ` S access layout for existing business while maintaining ! � , � ' . Is ,rr,- : R # key local Iandmarks.The emphasis on creating an ; µ :y , � • ``. ' �:4 . ` - , . 1 appealing, walkable place ensures that Downtown St. i de`s < s „, . ( -, Michael will continue to be a place for residents to s'.• °,2 mow � N _ - •, meet and mingle in the years to come. a 1 - 4, �. `►4 Cf. f Cbotitasscx 16 „zn, Retail /Commercial Land Use Element of the Comprehensive Plan " Ohr E ,joie -xce WAYZATA BAY CENTER REDEVELOPMENT Some of the key task areas included: Wayzata, Minnesota • Developing transportation issues through small 0 .. group meetings, open houses and advisory com- mittees 4 :3 _ ♦ . . 1 • Analyzing growth trends, developing and refining � _=`-� ''' • s transportation regional model and socioeconomic • - " "`` 1 .. + : ■ data to analyze the impacts of constructing or not � � t ` � N constructing TH 212 and evaluating traffic impacts 1 _.._ . ` .., ♦ of a TH 41 river crossing linkage Stir •41 'M • • r '- • • • Reviewing the existing transportation system and � � ' ��$ • making recommendations on functional classifica- �� tion changes, jurisdiction changes and completion A ' k kas imo a - L -__ _ + of future facilities • Developing an implementation plan that address - In anticipation of redeveloping a functionally obsolete es access management, system changes and proj- retail center in downtown Wayzata,City officials asked ect timeframes SRF Consulting Group, Inc. to conduct an analysis of site SRF is in process of developing a new transportation conditions and define planning parameters that would plan for Carver County. Using the Metropolitan guide redevelopment of the 16 acre site. Council's new guidelines, the plan will include informa- SRF met with City staff and property owners on a num- tion on travel forecasting, safety issues and local arterial ber of occasions to generate concept site plans.The network development. plans emerged as a result of multi - disciplinary analysis on topics that ranged from intersection geometry and I' � 'r` I 1936 METROPOLITAN COUNCIL traffic management, to streetscape design, and current : '' / - FUNCTIONAL ° 61fICA PLAN zoning requirements.The concepts also incorporated fit % , He eF„ City's recently adopted design standards. �S S*te Y Y p g � f� J ' , + - the Cit - The work was guided by a few key principles, including b lk i j�p 4 �'" tttig; �11ik i tar creating a pedestrian-oriented environment along the -- .,�� 'NW! o s �-�� ` ..._ ti Ts site's two dominant edge; maximizing visibility and ��s.�� access to retailers; and providing sufficient parking for e I lt'_ k Q ' LEGEND fir customers. �W >ll� Sibley Il Ar!' N yc := .-'. The City intends to use the results of the planning exer- ■ ams� sin ;,•° �� cise as a tool to evaluate and respond to site plan pro- posals generated by the property owners. AIRPORT SOUTH DISTRICT AUAR CARVER COUNTY TRANSPORTATION PLAN Bloomington, Minnesota Carver County, Minnesota With its proximity to the Minneapolis -Saint Paul SRF Consulting Group, Inc. was retained by Carver International Airport and major highways, the 2,350 - County to assist in the development of a transportation acre Airport South District presents exciting develop plan addressing anticipated growth and transportation ment opportunities for the City of Bloomington. needs over the next 20 years. The resulting plan will be Bounded by the Minnesota River on two sides and including environmentally sensitive bluff and wetland used as a tool to prioritize major transportation invest areas, however, the Airport South District also poses ments on the County system and to provide input into unique challenges for development. the next phase of regional planning. SRF 17 S1� CI ( Of CA/DtA crest Retail /Commercial Land Use Element of the Comprehensive Plan co.u�c•,. L.c O r E?9 e-rie-Kce _ _ : _ To prepare for the sig- ter, identity and economic vitality of the 38th Street LRT ,,... ._ ;; nificant level of rede station area. The work includes identifying locations, • „1_ , � -1 velopment that the priorities and guidelines for new housing and services; - City anticipates, SRF improving the character of the area; and creating a prepared an AUAR that "sense of place." 14. _, /. addressed the juxtapo- 1 - AUAR The end result of the 38th Street process draws on r p =' sition of high - intensity = public opinion, land use planning expertise and mar - ; > uses and sensitive envi- �" ronmental resources, In ket- demand analysis to shape a master plan for future development that focuses on land use, development • 1• 4.1..-&00•00,, addition to n ' intensities, critical public investments and change sites. MAMA:. mental studies, te techni- ' _ - = WoccenAno cal analysis for the MALL OF AMERICA TRAFFIC OPERATIONS .E� AUAR included: ANALYSIS • Air quality modeling to address carbon monoxide Bloomington, Minnesota from both automobiles and aircraft • Modeling to address vehicular and aircraft noise I- -., ' . ,, -` • Traffic analysis, including the potential for LRT -4 i . + l• +Z• v � `: ` s ` '� Y project g <.,, • Stormwater analysis to address roject and region- ; . .. al water ponding issues y ; • Cultural resource studies to identify, preserve and 'i avoid several American Indian earthworks S = V 1... During the project, SRF coordinated closely with the • „,,, , FAA, State Historical Preservation Office, Minnesota >,. MALL OF AMERICA Pollution Control Agency, county and city govern- CIACRLAT,OR IRTEGAAtioN ments, Lower Minnesota Watershed District and the Bloomington Richfield WMO. The Mall of America is the largest shopping center in the United States.The proposed Phase II includes over 38TH STREET STATION AREA TRANSIT ORIENTED two million additional square feet of mixed -use space. DEVELOPMENT MASTER PLAN SRF Consulting Group, Inc. was retained by Simon Minneapolis, Minnesota Property Group as the traffic consultant to evaluate traffic impacts of the proposed expansion. The City of Minneapolis sought consultant assistance as it considered the future of the area served by the 38th The study was conducted in cooperation with the City Street station on the Hiawatha LRT Line. SRF worked of Bloomington and built on previous studies conduct with City staff and a neighborhood -based steering ed for the H development and Airport South area. SRF committee to create a was responsible for preparing the Mall of America shared vision for the "”! Phase II Draft Environmental Impact Statement in 2000 38th Street station area, �, and the Airport South District AUAR in 2001. ii{lkki! consistent with transit Work on this project included a.m. and p.m. peak hour oriented development r traffic operations analyses for existing and future no- planning principles. "4 build /build conditions. In addition to the proposed • Phase II expansion, the future year analyses included The Station Area ° p Y Y Master Plan identifies R•. other planned redevelopments in the Airport South opportunities for Alt area.The study identified traffic impacts to the adjacent enhancing the charac__� roadway system and the necessary improvements that ---- ~•� •..„ are needed to address the impacts. Ci f Cllaxltiarse x 18 l�J \� ■ Retail /Commer Oitr� E()er CEDAR GROVE REDEVELOPMENT AUAR tainment uses in Sub -area 3; (4) recommended Eagan, Minnesota improvements to the intersection of TH 13 and Silver SRF Consulting Group, Inc. prepared an AUAR for the Bell Road; and (5) planned realigned intersection of Cedar Grove Redevelopment Area located along TH 13, Silver Bell Road and Cedarvale Blvd /Beau D'Rue Drive east of Cedar Avenue and west of Seneca Road.The ANOKA COUNTY DITCH 72 REALIGNMENT — project includes redevelopment of approximately 96 EAGLE BROOK CHURCH parcels, consisting of 258 acres of land in the northwest Lino Lakes, Minnesota portion of the City.The AUAR identified the cumulative impacts of this proposed development so that the City 4 , timilm. could appropriately direct and limit development and establish commitments to mitigate identified impacts. For purposes of the AUAR, the study area was divided into three sub - areas. Each sub -area combines two or ..--tea iiii more small areas that the City previously defined: 0677.-' �1 I- 1 • Sub -area 1 is north of TH 13 and corresponds to `'"� ! — the Cedarvale North area as well as property north i of Kennebec Drive and east of Silver Bell Road. ? • Sub -area 2 is south of TH 13 and west of Rahn Road and corresponds to the Cedarvale West, Eagle Brook Church proposed to build a two -story Cedarvale Center, and Cedarvale South areas. church building and surface parking lot at a location in • Sub area 3 is south of TH 13 and east of Rahn Road the City of Lino Lakes,about one -half mile north of and corresponds to the Cedarvale East and Road CSAH 14 on 20th Avenue North (CSAH 21). Realignment District. Anoka County Ditch 72 (ACD 72) is a subsurface clay The City solicited and evaluated proposals for sites tile system that drains over 600 acres of mixed agricul- within the Cedar Grove Redevelopment Area and tural and residential land in the cities of Lino Lakes and defined a development scenario that includes: (1) cor Hugo. Built in the 1920s as part of an aggressive agri porate campus or office park, multi- tenant office/show- cultural drainage program the ACD 72 system contains room and existing school in Sub area 1; (2) hotel, senior over nine miles of main line, branches and laterals utiliz- ing clay tile ranging in size from five inches to 14 inch - housing, park- and -ride facility, mixed office-retail-hous- es. Over the past 80 years, the system has been ing,and moderate density residential in Sub area 2; (3) expanded and a number of surface inlets have been restaurant, and /or retail /office /convenience and enter added to such an extent that now the system experi- ences significant hydraulic challenges. ./ The main trunk line and Branch 1, which is a major flow contributor, pass through the 90 acre site that will be - j , ' _ - the future home of Eagle Brook Church. As part of the ° i I `' !k _ , j 1h Eagle Brook Church development, a large portion of i- w ( � 1 'I i t ' ACD 72 had to be relocated. In order to conform to 'r , :I i ; r . , state law and to the requirements of the Rice Creek IL' y . - « -- Watershed District, SRF analyzed ACD 72 drainage area #1'!�ia _ -= hydrology and drain tile hydraulics, and designed a 1 2,240 -foot realignment. SRF's analysis and design : included hydrology and hydraulics, as well as providing ' expert witness services during public hearings. SRF Ci y f CA.4ot asfex 19 Retail /Commercial Land Use Element of the Comprehensive Plan axr ,� e ce — RIDGEDALE MASTER DEVELOPMENT PLAN RIDGEDALE CENTER PARKING IMPROVEMENTS Minnetonka, Minnesota Minnetonka, Minnesota Ridgedale Center perennially experiences e ingress /egress problems during peak holiday seasons. To try to optimize traffic flows and circulation, SRF f �' Si. ,. _ Consulting Group, Inc. studied several alternatives to r� improve internal circulation and intersection capacity }� ''' at the primary entrance to the Center at Cartway Lane ` ' off Plymouth Road. Vie,. ' t C ' Design modifications were recommended to add or � r k7 .. A; 'l -'4 •. ` - - r redesignate lane usage,as well as better direct • ;' ` . C . motorists with medians and signage. SRF then pre - pared detailed plans to implement the modifications, �,` . � • �" as well as provide pavement resurfacing and restriping �� .?t. r , to the entire northwest lot at the Center. Complaints SRF Consulting Group, Inc. completed a traffic and park regarding access and queuing into the Center have ing study for the proposed expansion of the Ridgedale been dramatically reduced. Mall, located south of 1 -394 between Plymouth Road and Ridgedale Drive in the City of Minnetonka. SRF f,__..:_.'..� '- - - 1 determined the traffic and parking impacts related to . AE full -build conditions for the mall.The study included: • I_, _ 1 • Peak hour intersection operations analysis for exist- -�s'¢"*• . -- •'".'�'" ='fin ;i1 i ing and future build conditions • Traffic impacts due to the construction of a west- bound on -ramp at the I- 394 / Ridgedale Drive inter- change and a Metro Transit park- and -ride --- • Realignment of the Ridgedale Mall south right - in /right -out access to intersect the Hennepin County library access • Coordination with Mn /DOT, Hennepin County, City of Minnetonka, Metro Transit and Ridgedale Mall staff • Field observations of existing parking supply and utilization at the mall for an average weekday and weekend time period • Parking demand based on ITE parking generation rates to determine the parking surplus /deficit under existing and future build conditions • Parking supply requirements based on City of Minnetonka municipal code and its relationship with existing parking utilization Ma ■----711111111■ 20 Cliy Of AltAffelt Retail/Commercial ercial Land Use Element of the Comprehensive Plan a gel CC/ -- The SRF Team is pleased to submit the following refer- ences who can confirm our team's successful track record of completing similar projects. JANET JEREMIAH, AICP Community Development Director City of Eden Prairie 952.949.8529 LOREN GORDON City Planner City of Wayzata 952.404,5300 KEVIN LOCKE Community Development Director City of St. Louis Park 952.924.2580 MARC WEIGLE City Planner /EDA Director City of St. Michael 763.497.2041 SRF 21 Ci�t1 f C�iaitiia,rex Retail /Commercial Land Use Element of the Comprehensive Plan l�J \\ ■ �"„ „F/ qlp urrezc zz BARRY J. WARNER, FASLA, AICP Senior Vice President Mr. Warner is a widely respected landscape architect with more than 25 years of diverse and award - winning project experience. He is known for strong project management, innovative design, inclusive public process facilitation and responsive communication with agencies and citizens. His broad -based experience includes serving as the principal- in- charge of Landmark Plaza in Saint Paul, Harriet Island Redevelopment in Saint Paul, the Heritage Park Redevelopment in AREAS OF EXPERTISE Minneapolis, Lake Street Reconstruction and Streetscape in Minneapolis • Urban Design and Three Rivers Park District Regional Trails. Mr. Wamer is a Fellow in • Site Planning and Design the American Society of Landscape Architects and is in the Urban Land • Central Business District Revitalization Institute and other professional organizations. • Community Development • Park and Recreation Design and Planning SELECTED CENTRAL BUSINESS DISTRICT REVITALIZATION AND COMMUNITY DEVELOPMENT PROJECTS • Bicycle Facility Design and Planning • Heritage Park Redevelopment, Minneapolis, Minnesota. 2003 • Public Involvement MASLA Award of Excellence for Planning • Land Use Planning • Duke Redevelopment Facilitation, St. Louis Park, Minnesota • Development Strategy • Wayzata Bay Center Redevelopment Scheme, Wayzata, Minnesota • Elmwood Commercial Neighborhood, St. Louis Park, Minnesota EDUCATION • County Road 73 Land Use Plan, Plymouth, Minnesota B.L.A., University of Minnesota • Section 9 Redevelopment, Mounds View, Minnesota Wnght- Ingraham Institute • Urban Design and Redevelopment Plan, St. Louis Park, Minnesota REGISTRATION • Crystal Heights Redevelopment Plan, Crystal, Minnesota Landscape Architect (Minnesota) • Town Square Vision Plan, Lakeville, Minnesota American Institute of Certified Planners • TH 5 Urban Design and Land Use Study, Chanhassen, Minnesota PROFESSIONAL AFFILIATIONS SELECTED URBAN PLANNING AND DESIGN PROJECTS American Society of Landscape Architects • Landmark Plaza, Saint Paul, Minnesota. 2004 MASLA Honor Award Rails-to-Trails Conservancy • Lake Street Reconstruction and Streetscape, Minneapolis, Minnesota Amencan Planning Association • Major Center Area Land Use, Transportation and Wayfinding Study, Urban Land Institute Eden Prairie, Minnesota • Avenue of the Arts Master Plan, Minneapolis, Minnesota. 2002 MASLA Merit Award for Planning Process • Great Lake Commercial Center, Minneapolis, Minnesota • Shepard Road Urban Design Concept, Saint Paul, Minnesota • Nicollet Avenue Urban Design, Minneapolis, Minnesota • TH 5 Urban Design, Chanhassen, Minnesota • Oxboro Streetscape, Bloomington, Minnesota SELECTED SITE DEVELOPMENT AND PLANNING PROJECTS • University of Minnesota Landscape Arboretum, Chanhassen, SRF Minnesota SRF CONSULTING GROUP, INC. • Homart One Minnesota Center Office Complex, Bloomington, ENGINEERS I PLANNERS I DESIGNERS Minnesota BARRY J. WARNER, FASLA, AICP Senior Vice President • South Campus Planning, Bethel College and Seminary, Arden Hills, Minnesota SELECTED PARK AND RECREATION PROJECTS • Silver Lake Park, Three Rivers Park District, Minnesota • Harriet Island Regional Park, Saint Paul, Minnesota. 2001 Minnesota Recreation and Parks Association Park of the Year Award and 2002 MASLA Merit Award for Public Landscape Design • Park, Trail and Open Space System Planning, Carver County, Minnesota • Near Wilderness Center, Baker Park Reserve, Hennepin County, Minnesota • Sheridan Park, Richfield, Minnesota • Comprehensive Park and Open Space Plan, Eden Prairie, Minnesota • Big Marine Regional Park Reserve, Washington County, Minnesota • Community Park and Athletic Facility Planning and Design, Mendota Heights, Minnesota • Neighborhood Parks Planning and Design, Plymouth, Minnesota • Grey Cloud Regional Park Reserve, Washington County, Minnesota SELECTED BICYCLE AND TRAIL PROJECTS • Turtle Mountain and Pembina Gorge Trail Master Planning, North Dakota • Southwest Regional Trail, St. Louis Park, Minnesota • Three Rivers Regional Parks Trails, Hennepin County, Minnesota • Recreational Trail Planning, Faribault County, Minnesota • Minnesota River Valley Trail, Chippewa County, Minnesota • Kenilworth Regional Trail, Minneapolis, Minnesota • East Medicine Lake Trail, Plymouth, Minnesota • Lake Wobegon Regional Trail Phases I -III, Stearns County, Minnesota • 29th Street Midtown Greenway Phases I -III, Minneapolis, Minnesota • Bicycle Transportation Plan, Hennepin County, Minnesota • Hennepin Parks Southwest LRT Regional Trails, Hennepin County • Northwest Greenway, Plymouth, Minnesota • Iowa Statewide Trails Plan ( "Trails 2000 ") Mil CONSULTING GROUP, INC. ENGINEERS 1 PLANNERS 1 DESIGNERS MONIQUE MACKENZIE, AICP Senior Planner Ms. MacKenzie has extensive experience in community development, comprehensive small-area planning and strategic /feasibility studies, as well as applied regulatory tools. She focuses on urban planning and land use relationships in a public policy setting. Ms. MacKenzie is known for her expertise in transit oriented development (TOD) and land use principles, planning for public realm investments and community involvement methods. She regularly works with diverse stakeholders to AREAS OF EXPERTISE: shape long -term visionary plans that maintain a focus on near -term • Land Use Planning implementation. • TOD and Transit Facility Planning • Community Development Initiatives PROJECT EXPERIENCE • Comprehensive Planning • East Gateway Urban Design and Development Framework Plan, University of Minnesota Twin Cities Campus • Institutional Relations • Major Center Area Transportation, Land Use and Wayfinding Study, • Transportation Planning Eden Prairie, Minnesota • Urban Development Research • St. Michael Downtown Plan, St. Michael, Minnesota • Public Involvement • Crystal Heights Preliminary Redevelopment Plan, Crystal, Minnesota • Development and Design Guidelines • Elmwood Land Use and Transportation Study, St. Louis Park, • Regulatory Framework Evaluation Minnesota • 38th Street Station Area Transit Oriented Development Master Plan, EDUCATION Minneapolis, Minnesota Master of Urban Planning McGill University, • France Avenue and Excelsior Boulevard Development Guidelines, Montreal St. Louis Park, Minnesota B.A., Political Science, McGill University, • Brooklyn Boulevard Park and Ride Feasibility Study, Brooklyn Park, Montreal Minnesota CERTIFICATION • TH 36 Partnership Study (Land Use Analysis), Stillwater and Oak American Institute of Certified Planners Park Heights, Minnesota • Research on Smart Growth Tools, Metropolitan Council, Twin Cities CONTINUING EDUCATION Metropolitan Area, Minnesota Mediating Land Use Disputes, Lincoln Land • St. Croix River Crossing Environmental Impact Statement, Stillwater, Institute Workshop, 2001 Minnesota OTHER PROFESSIONAL EXPERIENCE • Principal author of the City of Minneapolis' Comprehensive Plan, The Minneapolis Plan: — Created the document's organizing framework and incorporat- ed early stakeholder input. — Led extensive review of comprehensive plan document with appointed officials. — Designed and administered communications and public partici- pation process. — Secured approval and developed an orientation package and education strategy. SRSRF Developed City of Minneapolis' strategy for corridor and station area C O N S U L T I N G GROUP, INC. planning involving land use controls, community involvement and E N G I N E E R S I P L A N N E R S I D E S I G N E R S public /private development initiatives in Hiawatha LRT Corridor. MONIQUE MACKENZIE, AICP Senior Planner • Project planning and comprehensive neighborhood -based planning in Minneapolis, involving facilitation, land use planning, site plan- ning and implementation activities. • Public speaking, outreach and education on a variety of land use planning issues at conferences and seminars. • Commissioner, Minneapolis Planning Commission, 2003 -2005. S ILL C ONSULTING GROUP, INC. ENGINEERS 1 PLANNERS 1 DESIGNERS MICHAEL J. MONAHAN, PE Principal Mr. Monahan has more than 30 years of experience in municipal proj- ects with a strong emphasis on transportation, transit and parking. He excels at coordinating multiple agencies, neighborhood groups, elected officials and consultants to ensure consensus and ultimate project suc- cess. Mr. Monahan joined SRF after serving for many years as the Assistant Director of Public Works /Director of Transportation Division for the City of Minneapolis. AREAS OF EXPERTISE • Municipal Government Operations PROJECT EXPERIENCE • Parking System Development and • Heart of the City Park and Ride, Burnsville, Minnesota Management • University of Minnesota Gopher Football Stadium Infrastructure, • Neighborhood Traffic Issues Minneapolis, Minnesota • Bicycle and Pedestrian Trail Development • University of Minnesota On- Campus Football Stadium Environmental Impact Statement (EIS), Minneapolis, Minnesota • University of Minnesota Joint -Use Football Stadium Pre - Design EDUCATION Study B.S.C.E., University of Wisconsin, 1969 • Metropolitan Airports Commission Parking and Traffic Analysis, REGISTRATION Bloomington, Minnesota Minnesota (PE) No. 10379 • Park Nicollet Health Parking and Traffic Analysis PROFESSIONAL AFFILIATIONS • Mall of America Gate 6 Modifications for Light Rail Transit, Institute of Transportation Engineers Bloomington, Minnesota National Parking Association • Minneapolis Park and Recreation Board Area and Function North Central Section — Institute of Analysis Transportation Engineers • Lund's Property Holding Functional Analysis • Opus Corporation Functional Analysis • Calhoun Square Functional Operations Analysis • Mills District Master Plan, Minneapolis, Minnesota • Walker Art Center Expansion, Minneapolis, Minnesota • Minneapolis Institute of Arts Parking Facility, Minneapolis, Minnesota • Third Avenue Distributor (TAD) Parking Garages at 7th, 5th and 4th, Minneapolis, Minnesota • Convention Center - Plaza, Orchestra Hall II, Lexington and Hilton, Minneapolis, Minnesota • Haaf Ramp Facility, Minneapolis, Minnesota • Minneapolis Public Library Parking Analysis, Minneapolis, Minnesota SRF Courthouse Ramp (Federal Court Ramp), Minneapolis, Minnesota SR CONSULTING GROUP, INC. • Hennepin and 10th Ramp (St. Thomas /WMEP), Minneapolis, ENGINEERS I PLANNERS I D ESIGNERS Minnesota MICHAEL J. MONAHAN, PE Principal • Hawthorn Transportation Center (Greyhound Terminal), Minneapolis, Minnesota • Abbott Northwestern Hospital Development, Minneapolis, Minnesota • University of St. Thomas Parking Facilities, Minneapolis and St. Paul, Minnesota • Wells Fargo Home Mortgage Campus, Minneapolis, Minnesota • Humphrey Parking Facility and Roadway Improvements, Minneapolis -St. Paul International Airport • American Swedish Institute Parking Analysis, Minneapolis, Minnesota • Avenue of the Arts Streetscape, Minneapolis, Minnesota • City Liaison with Contractors on Numerous Minneapolis Projects, including The Quarry (I -35W and New Brighton), Calhoun Commons (Lake and Excelsior), STA (Chicago and Lake) • Light Rail Transit Feasibility, Route Selection and Impact Evaluation • Minnesota Renaissance Festival Event Planning • Super Bowl XXVI Event Planning, Minneapolis, Minnesota • World Series (1987 and 1991) Event Planning, Minneapolis, Minnesota • NCAA Men's Final Four (1992) Event Planning, Minneapolis, Minnesota SRF CONSULTING GROUP, INC. ENGINEERS 1 PLANNERS 1 DESIGNERS MARIE COTE, PE Principal Ms Cote has 15 years of experience with traffic engineering projects, -4 with a strong emphasis on management and analysis. She has out- standing technical abilities and frequently manages highly complex proj- ects, including traffic impact, freeway operations, safety, school crossing, f corridor and areawide transportation studies. Ms. Cote leads SRF's Traffic Engineering group. AREAS OF EXPERTISE: AREAWIDE TRANSPORTATION STUDIES • Traffic Impact Studies • Major Center Area Transportation and Wayfinding Study, Eden Prairie, Minnesota • Accident Analysis • Pedestrian Crossing Studies • Northeast Eagan Areawide Traffic Study, Eagan, Minnesota • Traffic Operations Analysis • St. Cloud Downtown Traffic Study, St. Cloud, Minnesota • Corridor Studies • Ridgedale Master Development Plan, Minnetonka, Minnesota • Transportation Studies • Downtown and Town Center Area Traffic Studies, St. Michael, • Surface Transportation Program (STP) Minnesota Funding Submittals • Two Harbors Traffic Study, Two Harbors, Minnesota • Goose Lake Road Area Traffic Study, Champlin, Minnesota EDUCATION • MATAPS Northeast Sub -area Study, Mankato /North Mankato, Minnesota B.S.C.E., Loyola Marymount University REGISTRATIONS TRAFFIC ENGINEERING STUDIES • The Gateway Development Traffic Study, Edina, Minnesota Minnesota (PE) No. 22777 California (PE) No. C50518 • Bloomington Central Light Rail Station Traffic Study, Bloomington, Minnesota PROFESSIONAL AFFILIATIONS • Methodist Hospital and Park Center Expansion, St. Louis Park, Institute of Transportation Engineers Minnesota Women's Transportation Seminar • Mall of America Phase II Traffic Study, Bloomington, Minnesota • Medtronic Expansion Traffic Study, Mounds View, Minnesota • Cedar Grove Redevelopment Traffic Study, Eagan, Minnesota • Grand Oaks AUAR Traffic Study, Eagan, Minnesota • Jeffers Pond Traffic Study, Prior Lake, Minnesota • Fargo School Crossing Study, Fargo, North Dakota • MBY Development Traffic Study, Champlin, Minnesota • Anoka- Hennepin Elementary School Traffic Study, Brooklyn Park, Minnesota • Blue Cross /Blue Shield Traffic Study, Eagan, Minnesota • Hopkins School District Traffic Study, Minnetonka, Minnesota • Chipotle Traffic Study, St. Louis Park, Minnesota FREEWAY OPERATIONS AND CORRIDOR STUDIES • TH 10/24 Interregional Corridor Study, Little Falls to Clearwater, SRF SRl C O N S U L T I N G GROUP, INC. • I- 394/TH 12 Traffic Operations Study, Wayzata to St. Louis Park, ENGINEERS 1 PLANNERS 1 DESIGNERS Minnesota MARIE COTE, PE Principal • I -494 Freeway and Local Street Operations /Final Environmental Impact Statement, Minnesota Department of Transportation • CSAH 5/50 Corridor Study, Lakeville, Minnesota • Wescott and Lexington Corridor Studies, Eagan, Minnesota • Vicksburg Lane Traffic Study, Plymouth, Minnesota • Wayzata Boulevard /Central Avenue Transportation Study, Wayzata, Minnesota • TH 55 Corridor Study, Eagan, Minnesota • CSAH 14 /TH 242 Access Management Study, Anoka County, Minnesota • TH 169 Corridor Study, Brooklyn Park, Minnesota • TH 47 Access and Corridor Study, Ramsey, Minnesota • TH 52 Corridor Study and Management Plan • Hutchinson Southwest Ring Road Study, Hutchinson, Minnesota SRF CONSULTING GROUP, INC. ENGINEERS 1 PLANNERS 1 DESIGNERS JAMES DVORAK, PE Vice President Mr. Dvorak has 25 years of civil engineering experience with a strong ni;r emphasis on providing multi - disciplinary services to municipalities and counties across Minnesota. He excels at effectively managing complex, multi- jurisdictional projects. In addition, Mr. Dvorak has a great deal of expertise with state and federally funded engineering projects, which fre- quently require intense coordination with multiple agencies to achieve project approvals. AREAS OF EXPERTISE • Feasibility Studies MUNICIPAL PROJECTS • Preliminary and Final Design During his career, Mr. Dvorak has worked with municipalities across • Highway Improvements Minnesota: • Municipal Street and Utility • Raintree Road, Mankato, Minnesota Improvements • Oak Pond Road, Eagan, Minnesota • Contract Administration • Century Avenue /Dale Street, Hutchinson, Minnesota • Public Involvement • Agency Coordination • Blue Gentian /Blue Water Road, Eagan, Minnesota • Wescott Road, Eagan, Minnesota • Charlson Area, Eden Prairie, Minnesota EDUCATION • Central Parkway, Eagan, Minnesota B.C.E., University of Minnesota Dodd Boulevard, Lakeville, Minnesota • REGISTRATION • School Road, Hutchinson, Minnesota Minnesota (PE) • South Grade Road, Hutchinson, Minnesota PROFESSIONAL AFFILIATIONS • Cedarvale Area, Eagan, Minnesota American Society of Civil Engineers • Blake Road, Albert Lea, Minnesota Minnesota Surveyors & Engineers Society H IGHWAY PROJECTS American Public Works Association City Engineers Association of Minnesota Mr. Dvorak has served as the principal -in- charge of the following high- way projects: • CSAH 14 Reconstruction, Anoka County, Minnesota • CSAH 78 Reconstruction, Anoka County, Minnesota • CSAH 21, Scott County, Minnesota • CSAH 5/50 Interchange Area, Lakeville, Minnesota • TH 5, Carver County, Minnesota • CSAH 60/I -35 Interchange, Dakota County, Minnesota • TH 242, Anoka County, Minnesota • Dunkirk Lane /I -94 Interchange, Maple Grove, Minnesota • ValleyView Road /TH 62 Interchange, Edina, Minnesota • CSAH 26, Mille Lacs County, Minnesota • CSAH 61/I -94 Interchange, Maple Grove, Minnesota • CSAH 30/I -94 Interchange, Maple Grove, Minnesota SR CONSULTING GROUP , INC. • CSAH 17, Anoka County, Minnesota E N G I N E E R S I P L A N N E R S 1 D E S I G N E R S JAMES DVORAK, PE Vice President RAILROAD PROJECT EXPERIENCE • Schmidt Lake Road over CP Railroad, Plymouth, Minnesota • Peony Lane Bridge over CP Railroad, Plymouth, Minnesota • Northwest Boulevard over CP Railroad, Plymouth, Minnesota • Chesire Lane over CP Railroad, Plymouth, Minnesota Will ONSULTING GROUP, INC. ENGINEERS 1 PLANNERS 1 DESIGNERS DAVID MONTEBELLO, PE Vice President Mr. Montebello has 23 years of experience in developing transportation improvements on both local and state levels. He has a broad background in traffic, transportation planning, preliminary design, public involvement, and environmental documentation. He has been with SRF since 1995 and manages a variety of transportation planning studies, which require the coordination of planning, traffic, design, and environmental areas. A focus of many of these studies is development and documentation of purpose AREAS OF EXPERTISE and need and the development and evaluation of alternatives. • Transportation Planning, Systems, and Needs Analysis Mr. Montebello is adept at coordinating complex, multi - agency projects • Comdor Plans and Studies with a high level of public interest. He uses Systematic Development of • Performance Measures Informed Consent concepts and his extensive experience to develop pub- • Site Improvements lic and agency involvement processes that build support and acceptance through a variety of meetings. • Travel Forecasting and Demand Management • Public Involvement TRANSPORTATION PLANNING EXPERIENCE • Access Management Plans • Blue Earth County Transportation Plan • Benefit Cost Analysis • Carver County Transportation Plan • Environmental Studies • Chanhassen Transportation Plan • Guidance and Training • Chaska Transportation Plan • Fargo- Moorhead Transportation Plan • Goodhue County Transportation Plan EDUCATION B.S.C.E., North Dakota State University, 1983 • Hutchinson Area Transportation Plan • Mankato /North Mankato Area Transportation Plan REGISTRATION • Northeast Wright County Subarea Study Minnesota (PE) — #18564 • Plymouth Transportation Plan PROFESSIONAL AFFILIATIONS • Prior Lake Transportation Plan Minnesota Surveyors and Engineers Society • Sherburne County Transportation Plan North Central Section - Institute of • Stearns County Transportation Plan Transportation Engineers Minnesota Public Works Association • Wright County Transportation Plan CONTINUING EDUCATION TRAFFIC ENGINEERING SPECIAL STUDIES "Systematic Development of Informed • Access Operations Analysis, Minnesota Consent "Hans Bleiker, Institute of • TH 169 Frontage Road Studies, Scott County, Minnesota Participatory Management Practices • Bloomington Origin- Destination Study, Bloomington, Minnesota • I- 35W /TH 62 Crosstown Commons Reconstruction Benefit /Cost Analysis, Minneapolis and Richfield, Minnesota • I -94 /TH 10 Regional River Crossing Benefit /Cost Analysis • Nationwide Traffic Calming Research, Local Road Research Board • NW Bloomington Neighborhood Study, Bloomington, Minnesota SRF TH 169 Intersections Studies, Mankato Area, Minnesota SR C O N S U L T I N G GROUP, I N c. • TH 169 Traffic Analysis, Bloomington, Eden Prairie and Edina, ENGINEERS 1 PLANNERS 1 DESIGNERS Minnesota DAVID MONTEBELLO, PE Vice President CORRIDOR STUDY EXPERIENCE • CSAH 116 Access and Corridor Study, Anoka County, Minnesota • I -35 Interregional Corridor Management Plan from I -694 to Hinckley, Minnesota • I- 494/TH 61 Transportation Needs Analysis, Newport, Minnesota • Mississippi River Crossing Study, near St. Cloud, Minnesota • Hutchinson Southwest Ring Road Study • Mississippi River Crossings Cumulative Input Study • St. Cloud Southwest Arterial Alignment Study • TH 7 Corridor Study, Hutchinson, Minnesota • TH 10/24 Interregional Corridor Study, I -94 to Little Falls • TH 14 Corridor Study, North Mankato, Minnesota • TH 23 Corridor Study, Willmar to New Richmond, Minnesota • TH 36 Partnership Study • TH 41 Over the Minnesota River Scoping • TH 52 /CR 117 Corridor Study, Dakota County • TH 52 Corridor Study, Rosemount to Rochester, Minnesota • TH 55 Corridor Future Demand Study, Mn /DOT • TH 57 Corridor Study, Kasson to Mantorville, Minnesota • TH 169 Corridor Concept Feasibility Study, Brooklyn Park, Minnesota • TH 169 Corridor Study, Mille Lacs Lake Area, Minnesota • TH 169 Interregional Corridor Study, I -494 to Junction of TH 60 • TH 169 Interregional Corridor Plan, I -494 to Mankato, Minnesota • TH 169 Special Area Study, Mankato, Minnesota STATEWIDE PLANS AND STUDIES • Interregional Corridor Policy Study, Minnesota • Interregional Corridor Study, Minnesota • Highway System Operations Plan (HSOP), Mn /DOT • Minnesota Statewide Access Operations Analysis • Minnesota Statewide Freight Connections Performance Measures • Minnesota Statewide Freight Movement Information System Requirements • Minnesota Statewide Freight Study • Minnesota Statewide Transportation Plan (2003) • Minnesota Travel Time Reliability • Upper Midwest Regional Trade Center Update (2003) GUIDANCE AND TRAINING n� • Interregional Corridors — A Guide for Plan Development and SR CON3ULTING G ROUP, INc. Corridor Management,Mn /DOT E N G I N E E R S I P LAN N E R S I D E S I G N E R S • Benefit -Cost Analysis Guidance and Training, Mn /DOT BETH BARTZ, AICP Principal 14°1 Ms. Bartz has 17 years of planning experience, including land use plan- ning, environmental documentation preparation, urban design and cul- tural resource planning. She is known for her ability to manage complex and controversial issues, bringing in expertise when needed and facilitat- ing public and agency communication to achieve consensus. Ms. Bartz manages and participates in a wide range of planning activities, includ- ing comprehensive plan preparation, housing policy implementation, AREAS OF EXPERTISE historic preservation district studies and guidelines, redevelopment stud- • Land Use Planning ies and community visioning exercises. She has extensive experience in • Redevelopment Planning public involvement, induding facilitating task forces, public open houses • Urban Design and planning charrettes. She meets the U.S. Secretary of the Interior's • Comprehensive Planning Professional Standards as an architectural historian. Ms. Bartz previously • Cultural Resource Planning worked as a city planner for the cities of Minneapolis and Saint Paul. • Public Involvement • Transit Oriented Development (TOD) COMMUNITY PLANNING PROJECTS Planning • Extraterritorial Land Use Planning, Grand Forks, North Dakota • Franklin /Cedar - Riverside TOD Master Plan, Minneapolis, Minnesota EDUCATION • Cedar /13 Redevelopment Plan, Eagan, Minnesota • Park Commons West Redevelopment Study, St. Louis Park, M.S., University ofVermont Minnesota B.A., Northwestern University • Hugo Visioning Study, Hugo, Minnesota CONTINUING EDUCATION: • Victoria South Subarea Study, Victoria, Minnesota "How to Become an Implementation Genius: One -Day Course on Systematic TRANSPORTATION PLANNING PROJECTS Development of Informed Consent." Hans • TH 36 Partnership Study, Stillwater and Oak Park Heights, Bleiker, Institute of Participatory Management Practices. Minnesota PROFESSIONAL AFFILIATIONS • Highway 17 Corridor Study, Cass County, North Dakota • 9th Street East Interchange Feasibility Study, West Fargo, North American Planning Association Dakota National Trust for Historic Preservation • TH 16 Historic Bluff County Scenic Byway Corridor Management Women's Transportation Seminar Plan, Houston, Fillmore and Mower Counties, Minnesota American Institute of Certified Planners ENVIRONMENTAL PLANNING PROJECTS • St. Croix River Crossing Supplemental Environmental Impact Statement (EIS), Stillwater, Minnesota • Anoka County Road 14 Environmental Assessment (EA), Lino Lakes and Centerville, Minnesota • CSAH 81 EA, Hennepin County, Minnesota • TH 169 Interchange Construction Project EA, Bloomington and Eden Prairie, Minnesota • 105th Avenue Environmental Assessment Worksheet (EAW), Brooklyn Park, Minnesota n� • Golden Valley Road (CSAH 66) Project Memorandum (PM), SRl CONSULTING GROUP, INC. Hennepin County, Minnesota ENGINEERS I P LANNERS 1 D ESIGNERS BETH BARTZ, AICP Principal TRAINING EXPERIENCE • Context Sensitive Design, Minnesota Department of Transportation Three -Day Workshop — Case Study Facilitator • Context Sensitive Design Workshop Curriculum Development and Workshop Delivery, Minnesota Department of Transportation S 'r CONSULTING GROUP, INC. E N G I N E E R S I P L A N N E R S I DESIGNER S MICHAEL JISCHKE, ASLA Senior Landscape Architect Mr Jischke has seven years of experience in landscape architecture and architecture. His work has focused on urban design, site planning and transit facilities. Mr. Jischke's expenence includes serving as an urban design research assistant in the University of Minnesota's Department of Landscape Architecture. He is skilled at integrating multiple design informants into a cohesive plan, including analysis of existing conditions, building massing, pedestrian and vehicle movement, and natural sys- AREAS OF EXPERTISE tems. • Urban Design • Landscape Architecture SITE PLANNING EXPERIENCE • Architecture • 38th Street LRT Station Area Plan Redevelopment, Minneapolis, Minnesota • Master Planning • Wayzata Bay Shopping Center Site Study, Wayzata, Minnesota • Transit Facilities • Crystal Heights Redevelopment Plan, Crystal, Minnesota • Ramsey County Public Works Facility, Arden Hills, Minnesota EDUCATION M.L.A., University of Minnesota URBAN DESIGN EXPERIENCE B.S., Architecture, University of Michigan • Main Avenue Bridgehead Plaza, Moorhead, Minnesota • County Road 81 Landscape and Urban Design, Hennepin County REGISTRATION • Lake Street Streetscape, Minneapolis, Minnesota Landscape Architect (Minnesota) • University of Minnesota TCF Stadium Urban Design, Minneapolis, PROFESSIONAL AFFILIATIONS Minnesota American Society of Landscape Architects • Central Parkway and Beau d'Rue Drive Streetscape, Eagan, Minnesota Chapter ASLA Minnesota Director of Programs, 2005 - present • Frankfort Parkway Streetscape, St. Michael, Minnesota • Hiawatha LRT Corridor Urban Design Study, Minneapolis, Minnesota (while employed by the University of Minnesota) • Pierce Butler Parkway Urban Design Study, Saint Paul, Minnesota (while employed by the University of Minnesota) PARKS AND RECREATION EXPERIENCE • Heritage Park Neighborhood Park Planning, Minneapolis, Minnesota • Shoreview Community Center, Shoreview, Minnesota TRANSIT FACILITIES EXPERIENCE • Bottineau Boulevard (CSAH 81)/63rd Avenue Park and Ride, Brooklyn Park, Minnesota • Heart of the City Park and Ride, Burnsville, Minnesota • Bottineau Boulevard (CSAH 81) /Brooklyn Boulevard Park and Ride Study, Brooklyn Park, Minnesota • Hubbard Marketplace Transit Station and Hubbard Avenue Streetscape, Robbinsdale, Minnesota (while employed by LSA Design) RT • Eagan Transit Station, Eagan, Minnesota (while employed by LSA 1Ri CONSULTING GROUP, INC. Design) ENGINEERS 1 PLANNERS 1 DESIGNERS WALTER ESHENAUR, PE Senior Associate Mr. Eshenaur has 18 years of experience in water resources, including hydrology, hydraulics and design of stormwater management systems and energy dissipaters; flood routing; river channel realignment; high- way and watershed erosion control methods and distribution and pump- ' ing systems. He also has experience assessing and treating water quality • and applying innovative Best Management Practices and bioengineering solutions to the treatment of surface water runoff and stream channel AREAS OF EXPERTISE stabilization. Mr. Eshenaur also has in -depth knowledge of major • Hydrologic and Hydraulic Modeling hydrologic and hydraulic computer applications and models. • Water Quality Hydrologic and Hydraulic Model Calibration PROJECT EXPERIENCE • Surface Water Runoff Quantity and • Baker Park Reserve Stormwater Erosion and Drainage Study, Quality Data Collection and Analysis Three Rivers Park District • Surface Water Management, Catchment • CSAH 75/I -94 Interchange, Stearns County, Minnesota and Conveyance Systems • St. Croix River Crossing Environmental Impact Statement Water • Hydrology and Flood Routing Resources and Water Quality Analysis, Stillwater, Minnesota • Stormwater Conveyance System Design • XP -SWMM Water Quality and Quantity Standards and Modeling, • Surface Water Treatment Systems and Minneapolis, Minnesota Trains • TH 212 Design -Build Water Resource Design, Eden Prairie to Chaska, • Stream Realignment and Bank Minnesota Stabilization • I -35W Tunnel Hydraulic Modeling, Minneapolis, Minnesota • Bioengineering /Best Management Practices • TH 169 Water Resources, Bloomington and Eden Prairie, Minnesota • Floodplain, Floodway and Flood Stage • CSAH 60/21 Water Resources, Dakota and Scott Counties, Minnesota Analysis • Floodplain and Flood Stage Analyses for Bridges, Roadways and • Hydraulic Structure Analysis and Design Buildings • Groundwater Resource Development • Channel Realignments for Nine Mile Creek and East Fork of the Blue Earth River • Channel Stabilization of Elm Creek, Maple Grove, Minnesota EDUCATION • I -494 Tunnel Feasibility Study, Southwestem Twin Cities, Minnesota M.S., Agricultural Engineering, University of Minnesota • Hydraulic Energy Dissipater and Skimmer Structures Design B.S., Agricultural Engineering, University of OTHER PROFESSIONAL EXPERIENCE Minnesota REGISTRATION Prior to joining SRF, Mr. Eshenaur worked for UNICEF where he provid- ed for water resources assistance in Somalia and Ethiopia, including: Minnesota (PE) • Design, construction and /or rehabilitation of wells and municipal distribution systems • Analysis of surface and ground water quality issues • Responsible for local application of water resources GIS (ArcView) • Designing and developing water harvesting technologies, solar water distillation, altemate methods of ground water extraction and water collection and pumping systems SRF ONSULTING GROUP, INC. ENGINEERS I PLANNERS 1 DESIGNERS WALTER ESHENAUR, PE Senior Associate • Designing and developing water harvesting technologies, solar water gn g p g � distillation, alternate methods of ground water extraction and water collection and pumping systems He was also the project manager for the Baptist General Conference Mission in Ethiopia where he was responsible for: • Drinking water supply and irrigation system design and construction • Borehole design and construction • Hand, mechanical and electrical pumping systems • Gravity flow and pumped distribution systems • Storage tanks and reservoirs • Irrigation systems and microdams • Environmental sanitation technologies S ILL CONSULTING G ROUP, INC. E NGINEERS I P LANNERS I D ESIGNERS