Central Entrance - City of Duluth

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CITY OF DULUTH Community Resources Department Planning Division 411 West First St · Rm 402 · Duluth, MN 55802-1197 218-730-5580 · www.duluthmn.gov Central Entrance - Miller Hill Small Area Plan Planning Committee 5:00 p.m., April 22, 2009 Duluth Heights Community Club MEETING NOTES Present: Denny Johnson, R.C. Boheim, Earl Richards, Jennifer Wutz, Diane Knudson, Joan Barrett, Gayle Ankarlo, Ron Chicka, Gordon Grant, Ben Martin, Kyle Deming, Cindy Petkac Absent: Andy Peterson, Tom Stender, Tracy Hansen, Garry Krause (out of town on business) Committee reviewed meeting notes from the March public meeting. Discussion about the two concepts from a 2003 MN-DOT plan for expanding vehicle capacity on Central Entrance; 1) installing a raised median down the middle of the street to prohibit left turns, or 2) creating a pair of one-way streets to move vehicle traffic between Blackman Ave. and Anderson Rd., west-bound traffic on Central Entrance, east-bound traffic on Palm Street. This potential project is listed in MN-DOT’s long range plan but there is no funding to construct anything (one-way pairs rough cost estimate around $20 million). There are other lower cost options that could be done in the short term. The road right of way for Central Entrance is 80’ to 86’ wide. Improvements to the roadway may or may not need additional right of way. Gordon Grant voiced support for reducing setbacks on Central Entrance to allow multistory buildings to be built near the street. Ground floor retail with upper levels for apartments, perhaps for students. There was support for the suburban town center concept at the K-mart site. Gayle Ankarlo said that she had contacted many of the retailers listed in the market study as fitting a profile that would likely be interested in locating in Duluth and found that none of them were interested. Some committee members expressed that Central Entrance from Basswood to Anderson should be commercial. Single-family residential is not viable in that location. Central Entrance-Miller Hill Small Area Plan – Appendix B Page 5 of 24
The configuration of the property in this section is not conducive to easy redevelopment because the lots are not very deep and the ownership is fragmented requiring a developer to expend a lot of time and money to assemble a small site. Eliminating the front-yard setback would help create more developable space on the lots. To help preserve residential neighborhoods adjacent to commercial areas good buffers should be incorporated that include berms, trees, etc. There seems to be housing available in Duluth for the wealthy and persons with low incomes but not much available for people in the middle. This is likely because of the high cost to build homes and apartments in Duluth. Committee members felt that this Small Area Plan should select either of the two concepts for Central Entrance and plan accordingly for it. Either the one-way pairs or the median options will significantly impact the land uses along the corridor. If one-way pairs concept is implemented businesses will need to have two front facades, one for Central Entrance and one for Palm St. Ron Chicka pointed out that we should focus on the goals listed for this study. Several of the goals don’t match well with the one-way pairs concept. One of the goals suggests that Central Entrance should be a destination business district and not just businesses along a roadway you quickly drive past to get elsewhere. Another goal is to improve the non-motorized transportation options. Still another goal is to improve appearance and environmental benefits to the area. The one-way pairs adds a lot more asphalt and will speed up traffic. There is enough room in the existing right of way to create a “complete street,” one that comfortably accommodates cars, bikes, buses and walkers, but this will result in a more slow and controlled pace for vehicle traffic. Emphasize alternative routes for through traffic, namely I-35 to Piedmont/Trinity Road and Rice Lake Road to Arrowhead Road. To make Central Entrance function better, consider eliminating all curb cuts to businesses and cause all access to be from the backage roads. Gayle Ankarlo said that businesses that she has worked with in the past have felt access to Central Entrance was very important. Some don’t even like being limited to “right-in, right-out” access. Because of the transportation access limitations for the section between Basswood and Anderson, land uses should be limited to low traffic generating businesses. To improve the appearance of the area, committee members thought adding a tree lined median with attractive street lights would be a nice treatment for the entire corridor. They also liked the idea of shared parking to the side and rear of buildings that are built up closer to the street in a uniform line. Parking and buildings should have enhanced landscaping as well. Central Entrance-Miller Hill Small Area Plan – Appendix B Page 6 of 24
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Page 11: CITY OF DULUTH Community Resources
Page 15 and 16: CITY OF DULUTH Community Resources
Page 17 and 18: February 25, 2009 CITY OF DULUTH Co
Page 25 and 26: ___________________________________
Page 27 and 28: Media coverage for the July 21, 200
Page 31 and 32: Small Area Plan Web Page Central En
Page 33 and 34: DEVELOPMENT STRATEGISTS Presented t
Page 35 and 36: Table of Contents Appendix A Glossa
Page 37 and 38: Table of Contents List of Figures 1
Page 39 and 40: Executive Summary SUPPLY SUMMARY &
Page 41 and 42: Executive Summary DEMAND SUMMARY &
Page 43 and 44: Executive Summary DISTRICTING STRAT
Page 45 and 46: Preface MXD Development Strategists
Page 47 and 48: 1.0 Introduction Figure 1.1 Methodo
Page 49 and 50: 2.0 Location Analysis 2.1 INTRODUCT
Page 51 and 52: 2.0 Location Analysis POPULATION Fi
Page 53 and 54: 2.0 Location Analysis 2.3 LOCAL CON
Page 55 and 56: 2.0 Location Analysis Duluth Intern
Page 57 and 58: 2.0 Location Analysis • Existing
Page 59 and 60: 2.0 Location Analysis 2.5 SUMMARY &
Page 61 and 62: 3.0 Supply Analysis Figure 3.1 Reta
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3.0 Supply Analysis Table 3.3 Centr
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3.0 Supply Analysis Table 3.5 Herma
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3.0 Supply Analysis 3.1.3 RETAIL SE
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3.0 Supply Analysis Figure 3.3 Aeri
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3.0 Supply Analysis Downtown & Cana
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CONVENIENCE COMPARISON LEISURE 3.0
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3.0 Supply Analysis 3.2.3 DULUTH OF
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3.0 Supply Analysis 3.3.1 CENTRAL E
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3.0 Supply Analysis 3.3.2 CONFERENC
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3.0 Supply Analysis As documented b
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3.0 Supply Analysis In this way, th
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4.0 Demand Analysis Figure 4.1 Trad
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4.0 Demand Analysis An examination
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4.0 Demand Analysis 4.3 RETAIL DEMA
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4.0 Demand Analysis The four major
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4.0 Demand Analysis 4.3.1 TOURISM R
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4.0 Demand Analysis $2,500,000,000
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4.0 Demand Analysis 4.5 HOTEL/MOTEL
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4.0 Demand Analysis Table 4.11 Age
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4.0 Demand Analysis Source: US Cens
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5.0 Land Use Allocation Analysis 5.
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5.0 Land Use Allocation Analysis By
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5.0 Land Use Allocation Analysis In
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5.0 Land Use Allocation Analysis Fi
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6.0 Districting Strategy 6.1 INTROD
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6.0 Districting Strategy 6.2.1 IMPL
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6.0 Districting Strategy Figure 6.1
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6.0 Districting Strategy 6.6 SEARS
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6.0 Districting Strategy 6.7 PRIORI
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6.0 Districting Strategy Table 6.4
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6.0 Districting Strategy Table 6.6
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7.0 Districting Place-Making Strate
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APPENDIX A GLOSSARY OF TERMS & ACRO
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APPENDIX B CENTRAL ENTRANCE-MILLER
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Excelsior & Grand - Minneapolis, Mi
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Excelsior & Grand - Minneapolis, Mi
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Market Street at the Woodlands - Ho
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Market Street at the Woodlands - Ho
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Orenco Station - Portland, Oregon G
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Orenco Station - Portland, Oregon S
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Newport Village - Vancouver, Canada
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Old Mill District - Bend, Oregon Si
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Old Mill District - Bend, Oregon La
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LaCenterra at Cinco Ranch - Katy, T
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LaCenterra at Cinco Ranch - Katy, T
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APPENDIX C CENTRAL ENTRANCE-MILLER
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Aggregate Expenditure Tables STA Re
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APPENDIX D POTENTIAL TENANTS FOR ST
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Target Tenants Chain Parent Chain S
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DEVELOPMENT STRATEGISTS LTD 2009 La
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