5.13. SR 11-15-2004
Item # 5.13 .
MEMORANDUM
TO: Mayor and City Council
Chris leeseberg, Planner ct.
FROM:
DATE: November 15,2004
SUBJECT: Case No. CU 04-31
Request by Wal.Mart for a Conditional Use Permit for a
Building Expansion
Request
The applicant is requesting a Conditional Use Permit for a building expansion.
location
Lot 2, Block 2, Elk River Crossing
Zoninrt land Use
PUD (planned Unit Development) I HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by November 26, 2004
Attachments
.
Location Map
Applicants Project Narrative
Memo from City Engineer
Memo from Great River Energy
Traffic Study
Applicants Memo Regarding Proof of Parking
Elevations
Overall Site Plan (C-2.0)
.
.
.
.
.
.
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City Council / CU 04-31
November 15,2004
Page 2
. Prelinllnary Site Plan (C-2.1 & C-2.2)
. Prelinllnary Grading Plan (C-3.0 & C-3.1)
. Prelinllnary Utility Plan (C-4.0 & C-4.1)
. Prelinllnary Landscape Plan (L-1.0)
Overview
The original store received a Conditional Use Permit in October 1999 and a condition of
that approval required an amended CUP if an expansion was considered. The proposed
expansion complies with the original PUD with one slight variation from the original site
plan. This variation includes new building entrances, in addition to the expansion to the end
of the building. Two new store entrances will be built, requiring realignment of the drive
immediately in front of the store. The new design will minimize the curves that vehicles
now navigate while driving along the front of the store.
Analysis
The approved development plan proposed a 197,000 square foot building plus an area for
future expansion of 65,000 sqft for a total of 208,000 sqft. The original store was
constructed with 140,991 sqft and the expansion proposes 69,671 sqft, for a total area of
210,662 sqft. The expansion area is being constructed mainly to create a food center
(groceries, bakery and deli). The majority of the expansion will be to the east of the existing
building with some expansion to the south for new entrances.
The proposed building height will be less than 35-feet. The architectural scheme for the
expansion will be consistent with the original design with integrally colored rock face block
exterior, contrasting colors including earthwork tones with a green accent color. Also,
varying rooflines, accent materials at the two vestibule entrances, additional pilasters similar
to the existing, and an upgrade to the garden center entrance will be incorporated. In
addition, screening will be provided for trash compactors, truck wells, compressors, storage
areas and rooftop equipment.
The proposed building complies with design standards of Elk River Crossing.
Parkin, and Circulation
The original store was constructed with 757 parking stalls. There is 180,334 sqft of sales
area, which requires 902 parking spaces (1/200). The 30,328 sqft of warehouse space
requires 16 parking spaces (1/2,000). Total parking required is 918 and the expansion will
provide a total of 975 parking stalls. The proposed parking exceeds the required amount by
57 stalls.
Parking lot light standards are anticipated to be approximately 42-feet in height, similar to
the existing height.
If this expanded parking is approved, it will create a third access to/ from the Wal-Mart site
off of Zane Street.
S:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart\CU 04-31_CC.doc
City Council / CD 04-31
November 15, 2004
Page 3
Landscapini
The proposed landscape plan is consistent with the existing landscaping.
Great River Energy (GRE) indicated some concerns with existing boulevard trees and what
types of trees they would allow in their easement. All comments of GRE shall be addressed
and reflected on a revised landscape plan.
Gradinl. Drainaie and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentally affict the use and enjoyment of other property in the
immediate vicinity or the public health, safety, morals, comfOrt, convenience or general welfare of the
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant
property.
4. Will be served adequatelY by and will not adverselY affict essential public facilities and seroices
including streets, police and fire protection, drainage, refuse disposal, water and sewer fYstems, parks
and schools; and will not, in particular, create traffic congestion or interference with traffic on
arfjacent and neighboringpublic thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements
and standards fOr the issuance of a license or permit to establish and operate the proposed use in the
city.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
S:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart\CU 04-31_CC.doc
City Council / CD 04-31
November 15, 2004
Page 4
Planninr Commission Actions
Most of the discussion focused on the expansion of the parking at the northwest portion of
the site and the amount of increased traffic on Zane Street and the surrounding
intersections. The Commission questioned the traffic study numbers and the apparent
discrepancy in the numbers.
Staff had concerns with the amount of impervious surface and recommended that only
proof of parking be shown or that the parking lot expansion be created using alternative
designs such as pervious pavers. The applicant stated that the increased parking is essential
to the project moving forward and that they design the lot for peak times such as the day
after Thanksgiving.
Tbe Planning Commission recommended approval by a 6-1 vote.
Recommendation
Staff and the Planning Commission recommend the City Council approve the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. All comments of Great River Energy shall be addressed and reflected on a
revised landscape plan.
3. If the applicant wishes to expand the building and/ or the parking area, they
shall apply for an amendment to their Conditional Use Permit.
4. The dumpster and trash compactor be incorporated as part of the building
and the exterior consist of the same materials as the building.
5. The outdoor garden center shall be for seasonal display, sales and storage of
garden center related goods only. Display, sale and storage shall be limited to
April- September. Year round storage, sale and/or display is prohibited.
6. Serui trailers, dropped trailers or containers, or other trucks shall not be kept
on site or used for storage.
7. Overuight parking of recreational vehicles is prohibited.
8. Outdoor storage, outside of the building or within the garden center, of
pallets, boxes, bundled cardboard or other packaging material, broken
merchandise or merchandise not normally sold within the garden center is
prohibited.
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ver Case Number: CU 04-31 WAL*MART
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ELK RIVER W AL-MART STORE #3209-01
PROJECT NARRATIVE
September, 2004
The project site, located at 18185 Zane Street in Elk River, Minnesota, was previously
approved as part of a Planned Unit Development (C-3 Highway Commercial district) for
a Wal-Mart Retail Store with future expansion (65,000 SF) on December 21, 1999. A
Conditional Use Permit (CUP) was approved by City Council on October 18,1999. The
total Wal-Mart parcel comprises 28.3 acres; however, approximately 8.3 acres will be
disturbed for grading, paving, landscaping and utility infrastructure improvements.
Zoninl!
As stated above, the original store was approved as part of a PUD. Provisions of the
CUP require Wal-Mart to revise the CUP when any proposed expansion to the store and
parking take place. The expansion proposes to comply with the original PUD with one
slight variation from the original site plan. This variation includes new building
entrances, in addition to the expansion to the end of the building. Two new store
entrances will be built, requiring realignment of the drive immediately in front of the
store. The new design will minimize the curves that vehicles now deal with while driving
along the front of the store.
Site / Buildinl!
The original store was originally constructed for 140,991 SF of retail building area with
757 parking stalls (5.3 ratio). The expansion proposes 69,671 SF for a total building area
of210,662 SF. Excluding warehouse space there is 180,334 SF of net sales area, which
requires 902 parking spaces (1/200). The 30,328 SF of warehouse space requires 16
parking spaces (1/2,000). Total parking spaces required is 918; therefore, we do exceed
the parking spaces required by Code. The expansion will provide a total of975 parking
stalls.
The proposed building heights will be less than 35' above their average grade lines.
Parking lot light standards are anticipated to be approximately 42' in height, similar to
the existing height. The architectural scheme for the expansion will be consistent with
the original design to maintain and enhance the neighboring property; i.e., painted block
exterior, contrasting colors including earthwork tones with a green accent color, varying
roofline, accent materials at the two vestibule entrances, additional pilasters similar to
existing, and an upgrade to the garden center entrance. In addition, screening will be
provided for trash compactors, truck wells, compressors, storage areas, rooftop
equipment, etc. as required in the code.
Storm Analvsis
The original storm design analysis included the store expansion area, which was designed
for the 10- and 100-year storm events. The storm runoff was designed to drain to two
sedimentation basins, and then to wetland areas located north and south of the building.
Enclosed are the design calculations comparing the original existing and proposed
Elk River Wal-Mart Store #3209-01
September 2004
volumes and flow rates for the 10- and 100-year storm events. These calculations were
prepared assuming that the Wal-Mart expansion was built and that lots west ofZane
Street were all fully developed.
It is our understanding based on conversations with the City Engineer that the storm
analysis review would be done by the City. We have not submitted the design to any
watershed organization at this time
Utilities
Some utility relocations and upgrades will be necessary for the expansion. These issues
will be coordinated with the appropriate jurisdiction.
Traffic
A traffic analysis has been updated for the following intersections:
Main Street/Trunk Highway 169
Main Street/Zane Street
Based on this updated analysis by Benshoof & Associates (Traffic Study dated September
13,2004) it was concluded that after completion of the proposed expansion, the Level of
Service at the above intersections would not be negatively impacted by the development.
It was also concluded that provision of an additional entrance to the Wal-Mart site would
enhance traffic operation by distributing Wal-Mart traffic among three driveways.
Environmental
A Phase I Environmental Site Assessment was prepared on September 21, 1999, for the
project site. At that time the assessment revealed no indications ofrecognized
environmental conditions in connection with the site.
A Phase II Environmental Site Assessment was prepared on April II, 2000, for a shop
building located on the site. Soil samples collected near a floor hoist and floor drains did
not indicate the presence of solvents, petroleum or metal contamination.
A Hazardous Building Materials Inspection was prepared on March 27, 2000, for several
buildings occupying the site at that time. Both lead-based paint and asbestos were found
in these buildings in variable concentrations. These materials were all abated during
demolition of the buildings in preparation for construction of the existing store.
We understand that no additional reviews are necessary from the Watershed District or
other City boards. These reviews were covered with the original store approval.
Enclosures: Stormwater Drainage Review Memorandum
Traffic Study
CUP - dated October 18, 1999
2
1306\ Orono Parkway
Elk River, MN 55330
October 12, 2004
File: 808331]-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: WAL-MARTEXPANSIONPLANS
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal package prepared for the proposed Wal-Mart
expansion. The submittal package consisted of a set of construction plans with a site plan,
grading plan, utility plan, and landscaping plan. Also submitted were storm sewer
calculations. Both of these were prepared by McCombs Frank Roos & Associates, Inc.
Also submitted was a traffic analysis prepared by Benshoof & Associates, Inc. Based on our
review, comments received at the staff review meeting, and a meeting with the engineer for
the project from McCombs Frank Roos & Associates, we would offer the following
comments:
1. The proposed expansion consists of 69,671 additional square feet added to the almost
141,000 square feet existing building. This would bring the total building size to 210,662
feet. The bulk of the expansion is on the east side of the building. There are also minor
extensions in the front or south side of the building and on the west side of the building.
It is important to remember from an engineering standpoint that when Elk River
Crossing infrastructure was originally designed, this building expansion was anticipated.
Therefore, the drainage and utility system was originally designed to handle this
expansIOn.
2. From a sanitary sewer and water standpoint, three hydrants around the perimeter of the
existing building will have to be slightly relocated to make room for the expansion. The
entire building footprint of the existing store and the proposed expansion already has
watermain looped around it. With the relocation of the three existing hydrants, the
building should have adequate fire protection. There will be an additional water services
extended to the building; an 8-inch line for fire flow and a 3-inch line for domestic
consumptIOn.
From a storm drainage standpoint, there will be some minor extensions of small
diameter storm sewer and catch basins to pick up the flow from the parking lot
Phone: 763.635.1000
Fax: 763635.1090
wW\v.cLelk-river.mn. us
Wal-Mart Expansion
October 12, 2004
Page 2
expansion to service the additional building area. This stonn water will be conveyed to
the existing ponding areas located on the east and west sides of the Wal-Mart Store.
3. The traffic analysis indicates that even though the Wal-Mart Store will be increasing in
size by approximately 50 percent, the p.m. peak traffic will only increase by 103 trips (97
entering the site and 6 exiting the site). This modest growth in the p_m. peak hour traffic
is due to the fact that the expansion is for additional sales space. Therefore, customers
that are already traveling to Wal-Mart in the p.m. peak hour may shop for additional
items and the anticipated growth in the p.m. peak will only be traffic that is attracted by
the larger line of commercial sales.
4. The expansion of the parking lot is in an area to the southwest of the existing building.
There is a new access onto Zane Street that is proposed at the extreme western edge of
the parking lot expansion. The additional driveway onto Zane lines with an existing
driveway on the west side. We would agree with the traffic analysis that concludes that
the additional driveway will enhance traffic operations within the Wal-Mart site and will
not have a negative impact on the Zane Street traffic.
Based on the fact that this expansion was anticipated when the infrastructure for Elk River
Crossing was originally constructed, we would recommend approval of the proposed
expansion, from an engineering standpoint. If you have any questions regarding any of these
comments, please call.
Sincerely,
~
Terry J. Maurer, P.E.
City Engineer
S:\PlA.'l\JNING\Case Files\2004\CU 04.31 Wa/.-Mart\Engineers memo.doc
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<:;BEAIRIYER
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17845 EJst Highway 10 . P.O. Box 800 . Elk River, Minnesota 55330-0800 . 763-441-3121 . F,lX 763-241-2366
October 14, 2004
W.O. 5461
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Wal'Mart Expansion - Conditional Use Permit - Case No, CU 04-31
Public Hearings - October 26,2004 and November 15, 2004
Great River Energy Easement CO-ELX-01.01
Dear Ms. McPherson:
Great River Energy (GRE) owns and operates a 69 kilovolt transmission line over and
across a portion of the applicant's property in Elk River. In accordance with the legal notice
in the October 13, 2004 Star News regarding the proposed expansion of the Wal'Mart
shopping center, GRE offers the following comments:'
1. GRE encumbers the westerly 10 feet of Section 35 (part of the applicant's proposed
parking lot expansion area) with an easement for the purpose of operating and
maintaining an electric transmission line.
2. In addition to operating the transmission line, the easement provides GRE the right
to remove certain trees located within the defined 10-foot wide easement area.
3. GRE requests that the applicant be required to plant only shrubs or low-growing
ornamental trees within the defined 10-foot wide easement area; i.e. species that do
not exceed 18 feet at full maturity.
4. GRE requests that the applicant be prohibited from placing any parking lot light
standards within the defined 10-foot wide easement area unless reviewed and
approved by GRE engineering staff.
5. The applicant currently has several boulevard trees along Zane Street that are
located within the defined 10-foot wide easement area. The trees are of a species
that will reach a mature height of 50 feet or more. GRE requests that the applicant
be required to relocate or remove the existinq boulevard trees that are located within
the defined easement area. Failure to remove those trees in a timely manner will
likely result in their complete removal within five years by GRE in accordance with
specific rights contained in the transmission line easement.
GRE does not plan to be in attendance at the public hearing. We request that the items
contained above be considered GRE's official comments and thereby should be made a
part of the official public hearing record.
Direct Dial (763) 241-2337
E-Mail rheuring@grenergy.com
www.GreCltRiverEnergy.colll
A Touchstone Energy'~ Cl)operarive ~TJtc:
-
FAX (763)241-6011
Ms. Michele McPherson
City of Elk River
October 14, 2004
Page Two
Please contact me if you have any questions regarding this matter.
Sincerely,
GREAT RIVER ENERGY
~~:
~
Fieid Representati e
cc: Gary Ostrom, GRE - Land Rights Supervisor
RH:jh\r:\co-elx\acq\permit\cityofelkriver\cityltrrewalmartexpansion.doc
Direct Dial (763) 241-2337
E-Mail rheuring@grenergy.com
FAX (763) 241-6011
w
BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343/ (952) 238-1667/ FAX (952) 238-1671
September 13, 2004
Refer to File: 04-56
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UJ\1EMORANDUM
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Ronald Dokken, McCombs Frank Roos Associates, Inc.
Fy'l ~ <9
Edward F. Ternaar and Aravind Gottemukk'ula
RE: Traffic Study for Proposed Wal-Mart Expansion in Elk River
PURPOSE AND BACKGROUND
This memorandum is to present the results of our traffic study for the proposed expansion of an
existing Wal-Mart store in Elk River. This store is located on the east side ofZane Avenue as
shown in Figure I. Our traffic study addressed the impacts of the proposed expansion at the
following two intersections during the p.m. peak hour on a typical weekday: a) TH l69/Main
Street and b) Main Street/Zane Avenue.
Proposed Development Characteristics
The proposed expansion will enlarge the size of the existing 140,991 SF (square feet) Wal-
Mart store to 210,662 SF. The current site plan includes a third new driveway on Zane Avenue
at the north edge of the Wal-Mart parking lot. This third driveway will be opposite an existing
driveway that serves development on the west side ofZane Avenue. The proposed expansion
is expected to be complete in 2006. Consistent with normal practice, we completed traffic
forecasts and analyses for one year after full completion of the proposed expansion, i.e. 2007.
EXISTING CONDITIONS
The intersection of TH 169 and Main Street presently provides two left turn lanes, two through
lanes, and one right turn lane on all approaches. This intersection presently is controlled by a
traffic signal. The Main Street/Zane Avenue intersection is also controlled by a traffic signal
and presently provides one left turn lane, two through lanes, and one right turn lane on the west
approach, one left turn lane, one through lane, and one shared through/right turn lane on the
east approach, two left turn lanes and one shared through/right turn lane on the south approach
and one left turn lane and one shared through/right turn lane on the north approach.
To better understand existing traffic conditions, we performed turning movement counts at the
Main Street/Zane Avenue intersection and at the site driveways on Zane Avenue during the
p.m. peak hour on a typical weekday. For the TH 169IMain Street intersection, we used traffic
counts that were completed at this intersection earlier this year. Existing volumes at the
subject intersections are presented later in this memorandum.
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EXPANSION IN ELK RIVER
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PROJECT LOCATION
Mr. Ronald Dokken
-3-
September 13,2004
OTHER PLANNED FUTURE DEVELOPMENT
To adequately account for all traffic that would use the subject intersections in the analysis
year, we obtained from the City information regarding other planned future development in the
area that is expected to occur by 2007. We understand that a retail development is expected to
occur in the southwest quadrant of the TH 169/Main Street intersection by 2007. We
completed a traffic study for this retail development earlier this year. Traffic that will be
generated by this development is included in the background volumes for the analysis year
presented in this report.
TRAFFIC FORECASTS
Trip Generation
Weekday p.m. peak hour trip generation for the Wal-Mart store with the proposed expansion
was estimated based on data presented in the Institute of Transportation Engineers' Trip
Generation, Seventh Edition, 2003. Using our existing counts at the site driveways, we
determined existing trip generation for the Wal-Mart store. The existing trip generation for the
Wal-Mart store was subtracted from the trip generation estimates for the expanded store that
were developed using the lIE rates to determine trips that the proposed expansion alone will
generate. From these steps, we determined that the proposed expansion will generate a total of
103 trips (97 entering and 6 exiting) during the p.m. peak hour. With this proposed expansion,
the new expanded store will generate a total of 834 trips (409 entering and 425 exiting) during
the weekday p.m. peak hour.
Trips due to the proposed expansion can be divided into the following two trip types:
. New trips - trips solely to/from the proposed expansion
. Diverted trips - existing through trips on TH 169 and Main Street that will stop at the
proposed expansion in the future.
Based on data published by the ITE, we expect that 70 percent of the trips due to the proposed
expansion will be new trips and the remaining 30 percent of the trips will be diverted trips.
Trip Distribution and Assignment
Normally, we develop trip distribution percentages for the proposed development trips based
on expected traffic patterns for the future trips. In this case, we expect that trips due to the
proposed expansion will follow the patterns similar to the existing trip patterns at the subject
intersections. Therefore, our projected trips for the proposed expansion were assigned to the
subject intersections based on existing traffic patterns at these intersections.
Mr. Ronald Dokken
-4-
September 13, 2004
Traffic Volumes
As described earlier, existing p.m. peak hour traffic volumes at the subject intersections were
collected on a typical weekday. Existing through volumes on TH 169 were increased by five
percent per year and the volumes on Main Street were increased by three percent per year to
establish base volumes for the analysis year 2007. These growth percentages were established
based on historic traffic growth patterns on these roadways.
Volumes due to the other planned future development were obtained from our traffic study
completed for this development earlier this year. We added these other future development
volumes to the 2007 base volumes to arrive at 2007 no-build volumes. Volumes due to the
proposed expansion established earlier were added to the 2007 no-build volumes to determine
2007 build volumes. Figure 2 shows existing, 2007 no-build, and 2007 build volumes at the
subject intersections during the p.m. peak hour on a typical weekday.
TRAFFIC ANALYSES
To determine the impacts of the proposed development at the subject intersections, capacity
analyses were completed for existing, 2007 no-build, and 2007 build scenarios during the p.m.
peak hour. In our traffic analyses, we used existing geometrics and traffic controls at the
subject intersections. Capacity analysis results are presented in terms of Level of Service
(LOS), which ranges from A to F. LOS A represents the best intersection operation, with very
little delay for each vehicle using the intersection. LOS F represents the worst intersection
operation with excessive delay. Most agencies in Minnesota consider that LOS D represents
the minimal acceptable LOS for normal peak traffic conditions.
Results of our capacity analyses are presented in Figure 3. The TH 1 69/Main Street
intersection will operate at LOS F for the 2007 no-build and build conditions. It is to be noted
that the LOS for almost all the movements remain unchanged at this intersection for 2007 with
the proposed expansion. As shown in Figure 3, all movements at the Main StreetlZane Avenue
intersection will operate at LOS D or better, except for the northbound left turn movement,
which will operate at LOS F. Similar to the TH 169/Main Street intersection, the Main
Street/Zane A venue intersection also will not experience any changes to LOS with the
proposed expansion. The LOS will virtually remain unchanged at both the subject
intersections because of the relatively low increase in traffic volume that will be caused by the
proposed expansion. Therefore, the proposed expansion will not cause any significant impacts
at the subject intersections.
Although measures such as channelizing islands can be used to improve existing and future
LOS E and F operations at the TH 1 69/Main Street intersection, we understand that MnlDOT
is not planning on any changes at this intersection. Instead, discussions are underway
regarding upgrading TH 169 to a freeway in the future to accommodate the already high traffic
volumes. Considering findings from our analyses and MnlDOT's plans for the future, we do
not recommend any changes to Main Street or TH 169 to accommodate the projected 2007
build traffic as the proposed development would not cause any significant changes in the 2007
no-build operations.
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MCCOMBS FRANK ROOS
ASSOCIATES, INC.
TRAFFIC STUDY FOR
PROPOSED WAL-MART
EXPANSION IN ELK RIVER
FIGURE 2
WEEKDAY P.M. PEAK
HOUR VOLUMES
~ BENSHOOF & ASSOCIATES, INC.
TRAN SPORT A. nON E ~GIH E EEl S AND PlAN N ERS
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MCCOMBS FRANK ROOS
ASSOCIATES, INC.
TRAFFIC STUDY FOR
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FIGURE 3
WEEKDAY P.M.
PEAK HOUR
LEVELS OF SERVICE
('Jj BENSHOOF & ASSOCIATES, INC.
U TRANSPORTAnONENGINEERSANDPLANNERS
Mr. Ronald Dokken
-7-
September 13,2004
COMMENTS REGARDING PROPOSED NEW DRIVEWAY ON ZANE AVENUE
As indicated earlier, a new driveway wil1 be added on lane Avenue for the Wal-Mart site in
conjunction with the proposed expansion. This new driveway will improve traffic flow within
the site by distributing exiting traffic to three driveways instead of the existing two driveways.
This new driveway also will reduce undue concentration of entering left turn traffic at anyone
location. The proposed driveway would have minimal impact on lane Avenue as it will be
located opposite an existing driveway and it is expected to carry relatively low volumes by
virtue of its location relative to the Wal-Mart building. For these reasons, we support the
proposed new driveway for the Wal-Mart site.
CONCLUSIONS
Based on information presented in this memorandum, we have made the following
conclusions:
. On a typical weekday, the proposed Wal-Mart expansion will generate an
estimated 103 trips (97 entering and 6 exiting) during the p.m. peak hour. With
this proposed expansion, the new expanded store will generate a total of 834 trips
(409 entering and 425 exiting) during the weekday p.m. peak hour.
. Based on our traffic projections and LOS results, the proposed development will
not cause any significant negative impacts at the TH 1 69/Main Street and the
Main Street/lane Avenue intersections.
. We believe the proposed new driveway will enhance traffic operations within the
Wal-Mart site and on Zane Avenue by distributing Wal-Mart traffic among three
driveways.
Engineering . Planning . Surveying
McCombs Frank RODS
Associates. Inc.
October 25, 2004
fILE COP1
Mr. Chris Leeseberg, Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Proposed ProofofParking
Expansion ofWal-Mart Store
Conditional Use Permit CD 04-31
Dear Mr. Leeseberg:
We wish to thank the City Staff and Planning Commission for hearing this request for a Conditional
Use Permit for the expansion of the existing Wal-Mart store.
The Staff report recommends that only proof of parking be shown in the parking expansion area, to
minimize impervious area. The report states there is an abundance of parking at the store with the
existing conditions.
We have since discussed this question further, and wish to advise you that Wal-Mart Stores desires
to build the parking at this time, rather than waiting to see when it is needed. If it is not built, after
the expansion there actually will be a decrease of 20 parking spaces on the site. The following table
s1lIJ1!I1arizes the situation for existing and proposed conditions, and for the City's suggested
arrangement.
Current Store Proposed Store City
Recommendation
No. of parking SDaces '7.., ..:r87r 975 764
Gross Building Area, SF 140,991 210,662 210,662
Ratio: # spaces / 1000 SF ~.'l. 5:5(j- 4.63 3.63
The parking ratios shown are based on the gross floor area of the building. Perhaps part of the reason
there currently appears to be an abundance of parking is that the site currently has more spaces
15050 23rd Avenue North . Plymouth. Minnesota . 55447
phone 763/476-6010 . tax 763/476-8532
e-mail: mfra@mfra.com
than needed, as indicated by the 5.56 ratio. With the addition, we are actually reducing the amount of
parking per square foot of building. Further reducing parking as suggested would lead to severe
congestion during peak shopping periods, possibly leading to people searching for parking at Home
Depot or across Zane Street. The increased congestion would jeopardize the safety of customers
driving and walking in and near the parking lot.
The addition of groceries to the store also introduces a use that is more intensive in terms of trips
generated. Generally accepted values are 8.9 trips per 1000 s.f. during the PM peak for a discount
supermarket versus only 3.8 trips per 1000 s.f. for a discount superstore. So, the parking is needed.
We therefore respectfully request that the Planning Commission recommend approval of the
conditional use permit to City Council without condition No.9, related to proof of parking.
Respectfully Submitted,
MFRA
~l~..
Ronald L. Dokken, P.E.
Cc: KK Yeow, Wal-Mart Stores
Cassandra Bozeman, Wal-Mart Stores
David Sellergren, Fredrikson & Byron, P.A.
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WAL*MART EXPANSION #3209-01
ELK RIVER, MINNESOTA
WAL*MART STORES, INC.
PRFt IMINARY SITF PI AN
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WAL*MART EXPANSION #3209-01
ELK RIVER, MINNESOTA
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WAL*MART EXPANSION #3209-01
ELK RIVER, MINNESOTA
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I h<3reby certify that this plon_"ClS prapac<3d by
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10m 0 duly L,censed LOno5cope Arch,led
l",der the laws of lhe State of M1rlnesola
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Name KA THLEEN O'CONNELL
Dat" 9/27/04 License /I 20862
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'..'MFRA '5050 2JM ~,.""' Nwl'
Plymouth Mmnesota 55447
phon~ 763/476-6010
--n+'. McComblFrankRoot fax 763/476-85.J2
"t-' AuocIIllH.Inc.
WAL* MART EXPANSION #3209-01
ELK RIVER, MINNESOTA
WAL*MART STORES, INC.
PRELIMINARY LAf\JDSCAPE Pl"AN
Oct.. 09/27/04--
Checke'd KOC
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