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7.2.B. SR 06-19-2017 ��i Eof lk — - Request for Action River To Item Number Mayor and City Council 7.2.B Agenda Section Meeting Date Prepared by Public Hearinj Ma 15, 2017 Chris Leeseber , Senior Planner Item Description Reviewed by Conditional Use Permit to Establish Truck Storage, Zack Carlton,Planning Manager Maintenance, and Repair Facility Reviewed by Tina Allard, City Clerk Action Requested 1. If the City Council does not believe the Conditional Use Permit is consistent with the Comprehensive Plan, or if the Zone Change is denied, staff recommends denial, by resolution, of the Conditional Use Permit for the following reasons: 1) As indicated in the Mississippi Connections Plan, the development of a master plan prior to rezoning parcels has not been completed which is not consistent with the Comprehensive Plan. 2) Without implementation of an area master plan,the normal and orderly development and improvement of surrounding properties would be impeded. 3) The use will not fully comply with the zoning requirement of the Code. The operation of a bus, truck and implement storage, maintenance and repair facility is not permitted in the C4 zoning district. 2. If the City Council believes the Conditional Use Permit is consistent with the Comprehensive Plan, and approved the Zone Change, staff recommends approval, by motion, of the Conditional Use Permit with the following conditions: 1) The authorized Conditional Use Permit will not be recorded until the associated Zone Change and Plat have been recorded. 2) Building permits for the described work will not be issued until the Conditional Use Permit is recorded. 3) If the proposed work described in the application and Conditional Use Permit has not been substantially completed within two years after the Conditional Use Permits date of issuance, the permit shall expire and become void. 4) If the authorized use ceases for more than six months, the Conditional Use Permit shall expire. 5) The applicant must apply for and receive approval for all required permits before any construction may begin. 6) Curbs at abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. 7) The site will need to comply with Chapter 57 of the MN State Fire Code. 8) If outdoor storage is desired, an amendment to the Conditional Use Permit will be required. 9) All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of their illumination will not increase the level of illumination on any nearby residential property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5 footcandle on any part of the property. POWERED 9r UREI 10) A landscape plan, designed in accordance with all city codes, shall be approved by staff prior to the CUP being recorded. The applicant may also extend,in writing, the review of their application to August 22, 2017, to allow further development of the master plan required for approval of the CUP, as described in the Comprehensive Plan Background/Discussion Case No. CU 17-08 The properties are zoned I2 (Medium Industrial) and C4 (Community Commercial) and the applicant is seeking approval of a preliminary plat (P 17-03) and zone change (ZC 17-03) to operate a bus, truck and implement storage,maintenance and repair facility,which requires a Conditional Use Permit (CUP). Staff recommended denial of the zone change (ZC 17-03). The applicant proposes to construct a 7,216 square foot (88'x 82') one story facility to operate Beaudry Oil&Propane. The facility will be used for minor repairs to the fleet (not open to the public),which includes oil changes, replacing tires, changing brakes, minor service,light maintenance, cleaning and detailing. There will be no heavy motor overhauls or outside storage. The site will provide outdoor parking for 28 company delivery trucks. This operation will be an expansion of the existing operation that occurs north of the subject site between Proctor Avenue and the Quinn Avenue right-of-way. The council may recall that the northern portion of the Quinn Avenue public right-of-way is being utilized,per a license agreement, for daily operations by the applicant. Staff continues to work with the applicant on a master plan for the entire block in order to facilitate future redevelopment that envisions the area as a whole. Staff believes the applicants desires to begin construction by October 1, 2017, can be maintained even,with an extension of their current request. Analysis Comprehensive Plan The property has a land use designation of Mississippi Connections (Plan). The Plan states:Proctor and ,Quinn Avenue area is a relativeysmall area with a variety of incompatible land uses including both residential and heavy industrial. Highavay 10 improvements will include Proctor Drive intersecting avith Higbway 10 via an overpass. This overpass will extend to the north, over the railroad tracks. This long elevated road will create a unique opportunity for the property in the area, altering visibility and access. Due to the area's proximity to the train tracks and Higbway 10 traffic, the Plan suggests business park uses and employment centers. Strategies of the Plan are: 1. Wlork with the development community to identift and explore market opportunities and the feasibility of redeveloping the area as a whole. 2. ilork with interested property owners in the development of a master plan prior to re.Zoning the parcels. 3. Establish opportunities to construct community directional signage andgateavay signage along Proctor Avenue. N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx Transportation/Circulation The site will be accessed via Quinn Avenue on the west side and there is adequate circulation within the site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn lane for westbound Highway 10. This will eliminate the access to 6`'' Street from Proctor Avenue as 6`''Street will be a cul-de-sac or disappear entirely. With the current plan, a new east-west connection between Proctor and Quinn Avenues would be established in the future along the north side of the subject site. The county completed a traffic analysis for this segment of Proctor Ave in May of this year,and the northerly connection is not their preferred location. The county's preferred roadway location is along the south side of the subject site, and runs through the current plan being considered. The master plan shifts the project site north, and places the roadway connection at the county's desired location. Abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. The southernmost five parcels will eventually lose direct access to Proctor Avenue and, under the applicants current plan,will only be accessible from the west via the 6`'' Street cul-de-sac. Parking The site will provide 28 parking stalls for trucks from the Beaudry Oil&Propane fleet. There will also be 4 parking stalls for employee and customer parking,which meets the ordnance requirements. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility of parking tanked vehicles longer than allowed by code. Grading/ Drainage As the majority of the project is proposed to be impervious, there remains little opportunity for infiltration or placement of a stormwater pond. To meet the city's stormwater standards, the project includes an underground storm detention area. The City Engineer has requested that it be shifted to the north side of the parking lot. Landscaping Per the city ordinance, 28 trees are required with the development of the property. The submitted landscape plan identifies 6 trees. Staff recommends a majority of the trees be planted along Proctor Avenue to screen the parked vehicles from view of the public and along the south property line to screen the existing residential homes. A landscape plan shall be approved by city staff prior to the CUP being recorded. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. mill not endanger, injure or detrimentally affect the use and enjoyment of otber property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The property is surrounded by industrial and commercially zoned properties, the same as the subject property. The use will not endanger,injure or detrimentally affect 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. N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx 2. mill be consistent with the comprehensive plan. The Mississippi Connections Plan, as referenced in the comprehensive plan,includes two strategies for the area: 1. Work with the development community to identify and explore market opportunities and the feasibility of redeveloping the area as a whole. 2. Work with interested property owners in the development of a master plan prior to rezoning the parcels. Continuing to work on the assembly of land and implementation of the master plan for the area will be consistent with the goals of the Mississippi Connections Plan. These activities are currently being performed but will not be completed by the June 19, 2017, City Council meeting. 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. Re-development opportunities of the highway commercial properties will be severely limited once access changes resulting from roadway improvements along Proctor Avenue are implemented. Direct access to the five southernmost parcels will only be accessed by traveling north or south on Proctor,turning west on the future east west connection,then south on Quinn Avenue, and finally east on 6"' Street. Long-term re-development impacts must be taken into consideration. 4. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schoolr;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The use will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection,drainage, refuse disposal,water and sewer systems,parks and schools; and will not,in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The county's traffic analysis supports the proposed traffic changes and future roadway connections. 5. Wlill 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. With an approved zone change (ZC 17-03), the use,located in and adjacent to industrial zoned areas,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. There are no natural, scenic, or historic features of major importance on the subject site. The use will not result in the destruction,loss, or damage of these. 7. Wlill fully compywitb all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. The southern two parcels of the subject project area are currently zoned C4 which do not support the proposed operation of a bus, truck and implement storage,maintenance and repair facility. he A zone change must be approved prior to approval of the requested CUP. N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx 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. Planning Commission Meeting Summary During the Planning Commission meeting, staff reviewed the master plan and discussed the progress being made towards implementing the plan. The Planning Commission,with the understanding that discussions on implementation of the master plan would continue,unanimously recommended approval of the request. Since the Planning Commission meeting on April 25, 2017, staff has had discussions with legal counsel regarding the master plan language in the Plan. It has been affirmed,the Plan identifies the need for a master plan prior to rezoning. Based on this information, the CUP request should be denied. Staff has a strong desire to continue working with the applicant to facilitate the master plan,assemble the required properties, and demolish the required structures. Staff believes this can be accomplished within a timeframe that allows the applicant to maintain their desired construction start date of October 1, 2017, as well as provide for the orderly development of the area,benefiting the community as a whole. Staff has included three action items for the current CUP request,which are described below. 1) Deny the current CUP application.This option will provide the city with additional time to facilitate development of the master plan. Implementation of the master plan,which includes shifting the project to the north, still requires rezoning, and a land use application could be submitted in July. 2) Approve the current CUP application. The current application isolates residential uses between industrial operations, does not create a plan for efficient development of the remaining parcels within the block, extends the timeline for implementation of the quiet zone (potentially costing additional taxpayer dollars), and does not allow for the county preferred location of a replacement for 6"' Street as part of future improvements to Proctor Ave NW. 3) The applicant may extend,in writing, their application to allow further work to be completed on the implementation of the master plan. Financial Impact None Statutory Review Period Per State Statute 15.99 the required 60 day review period ends on April 28, 2017. The application has been extended to June 27, 2017. Attachments ■ Location Map ■ Applicants Narrative ■ Site Plans ■ Landscape Plan ■ Architectural Plans/Elevations ■ Fire Marshal memo dated March 10, 2017 ■ Engineering Division memo dated March 8, 2017 N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx ■ Stormwater Coordinator memo dated March 8, 2017 ■ Proctor Avenue Traffic Study dated April 25, 2017 N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx f. 00 C] I I � - - - 4 M1- M a + + 8 6n w I € rt LA r S7 irtW tP ,F � o � AI TO IM 4 a i dw t .. �r IF .. It Arl F Project Narrative- CUP- Truck Shop Detailed description/scope of project. What is being proposed? BACKGROUND OF COMPANY Beaudry Oil & Propane is a local, family owned business that has been in the petroleum business since 1981. Founded by Ken and Carrie Beaudry, it began with one truck and one employee; today Beaudry Oil employs over 50 full time employees. In 1987, the company started delivering propane, and over the years, has added lubricant products,their own brand of diesel and oil, and propane cylinder exchange. Today, Beaudry Oil is a leading fuel company that delivers millions of gallons of petroleum across the state of M N. Truck Shop is a division of Beaudry Oil, and is 100!0 owned and operated by Ken Beaudry. Established on February 20, 2017, this business will provide minor repair for Beaudry Oil & Propane fleet (not open to the public), which includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and detailing. Beaudry Oil,Truck Shop and their employees is a company that believes in using their resources to support and impact the local community. They participate in local events, sit on a variety of local committees and boards (Le.: Elk River Area Chamber of Commerce) and support local organizations such as Timber Bay, Young Life,Three Rivers Community Foundation, CAER, MN Teen and Adult Challenge, Fellowship of Christian Athletes and more. Their new facility is anticipated to generate nearly$11,000 in additional revenue each year upon project completion. PROPOSED PROJECT Mr. Beaudry is proposing a redevelopment project on four sites immediately west of Beaudry Oil on CR 1/ Proctor: • 634 Quinn (owns) • 620 Quinn • 633 Proctor • 623 Proctor(owns) Pending approval, Mr. Beaudry intends to acquire the two remaining properties; he has purchase agreements pending for both properties. He intends to build an approximately 7,216 sf facility to operate a light maintenance facility for his existing company fleet The facility will be used for minor repair for Beaudry Oil & Propane fleet (not open to the public), which includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and detailing. There will be no heavy motor overhauls or outside storage. Per the city on 1-11-17, this use falls under"bus,truck and implement storage, maintenance and repair", which is a conditional use in the 1-2 zoning district. The goal is to get vehicles in and out of the facility as quickly as possible. RECEIVED FEB 2 7 2017 Approximately 224 sf will be used for office, and there will be approximately 1,600 sf of mezzanine for storage on the northern quarter of the building. There will be three overhead doors on the west end of the building, and three on the east. The proposed facility will be a block building, and approximately 20'-22' high.The new facility is anticipated to generate nearly$11,000 in additional revenue each year upon project completion, in addition to creating five new jobs averaging$23.20/hr. Truck Shop owner, Mr. Beaudry, and project team, met with City Engineer Justin Femrite, and County Engineer, Adam Witter, on January 23, 2017 to discuss future road improvements and the proposed project. Both indicated their support in moving the project forward through the development process based on preliminary sketches. HOURS OF OPERATION Truck Shop will operate 5 days a week (Monday—Friday), 6am-10pm. NUMBER OF EMPLOYEES Truck Shop is a new business and currently has no employees. Mr. Beaudry anticipates creating a total of five new FTE within two years of project completion, with base hourly wages ranging from $16- $28/hr. NUMBER PARKING STALLS There are a total of four parking stalls (1 handicapped) immediately west of the building, 15 north of the building and 13 on the east end of the property. In a meeting with staff on 2-17-17, they indicated parking was adequate based on the proposed use. PROPOSED SCREENING Screening will adhere and comply with the city's landscaping ordinance PROPOSED BUILDING MATERIALS The building is proposed to be a block or precast building. SIGNAGE There is no proposed signage for this facility. OUTDOOR STORAGE There will be no outside storage on this site. PROJECT BENEFITS • The redevelopment of four, existing non-conforming residential homes; three which are substandard • The creation of a minimum of five, full-time permanent jobs for local citizens, with base hourly wages ranging from $16-$28/hr. • New jobs provide higher wage levels to the community &will add value to current workforce skills • Average hourly wage (w/o benefits) of$23.20/hr; with benefits is$27.20/hr • The injection of approximately$1,200,000 in private investment to revitalize a highly visible site along CR1 in close proximity to US HWY 10 • The tax base will more than double; current taxes on the four parcels = $6,982/yr • Estimated taxes upon project completion will be $17,500/yr XnV M V*dU,sI I 'ON 'H'd'S'D •� 3nN3Ab d0i306cl �I iV7d WORT � 'SV3w Sr`OBI 3.LS,9I,OO5 �� s � r-fir -' 3NM UkrjWW=OdD7 W k j -- --------------- --------- 10 rel �r fA m m 1 \41 It / !! 11 11l+ I�I I I I I! 11 ,IF .r� Fi lA 76 ;ice 1 I ^*L I IA --- I r I I � 4 1 K,sz,cr,00aa w i I II T4 L_ 1ma V-w o"sl I °�I w I I •"� sz'r9 4 1 I ` ,. .. • ,.a r � _. i I � . 1 F f. 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I I I I I I I 0 p a � rc � I I � 1 I { I I I I I I _ I I I I I I II ansa enwa� as rc:+aaa I aono.no,e-ax-e-n aoaa ro ea x.®-vi o e;nx,®-,ri O .a;ca 05£84 VIOSEINNlW 'z13AJN >7 A a OOM3nNSA V NNino 0 ti®t'u a i Siva c� :NOfld7lj112137� �����iuime�:t�road � a 31 �n f� � YY Jf u q 6 23 2 yU 0 a o� w 00.03 ma oma D 0 D 0 > � a � 4 W� t aq m�rnasa aroHa SJ.�1,[d14�21Q . �~ e6655 V•1.093NN4 'ZA3/1!W >n3 aaoC]nn 3nN3nb'NNnV Q ry1 pp dDti9 717nz11 � `� uo¢3c ma Giro E! '-N�i1V�13LL213LL ane�tr>d�+u73var LL 0 �S x� 0 �•s - a p3u I 1 r� g y� 2� 1 > > ED 2 •m 3_ a i .� OT k Memorandum El River To: Planning Department From: Cliff Anderson /Fire Marshal Date: 3/10/17 Subject: Site Plan Review Meeting—March 6, 2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17-02—Home Depot request for General Planning Permit for Temporary Outdoor Display 1, No concerns or issues with the application as proposed. 2. Case # CU 17-05 — Outfront Media/John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17-09—Michael Swanson for CUP for horses 1. No concerns or issues with the application as proposed. 4. Case # ZC 17-02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16-07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17-03, CU 17-08, &ZC 17-03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility- of parking tanked vehicles longer than allowed by code. 7. Case # CU 17-07 - Request by Spectrum for CUP for School Expansion 1. The new expansion will need to address Fire Lane issues. 8. Case # CU 17-04 - Briggs Companies request for CUP for 40-unit apartment building 1. The site plan does not show the required Fire Lane for this buildings size. 9. Case # OA 17-05 - Request by the City of Elle River for an Ordinance Amendment to of Memorandum Memorandum cElk Riverftw�-- To: Planning Department From: Justin Femrite, P.E.,Engineering Division Date: 3-8-17 Subject: Site Plan Review Meeting—March 6,2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17-02— Home Depot request for General Planning Permit for Temporary Outdoor Display 1. No concerns or issues with the application as proposed. 2. Case # CU 17-05 —Outfront Media/John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17-09—Michael Swanson for CUP for horses 1. No concerns or issues with the application as proposed. 4. Case # ZC 17-02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16-07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17-03, CU 17-08, & ZC 17-03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. Water services proposed to be eliminated must be shut off at the corporation stop at the main. 2. Curbs at old driveways on Proctor Road should be replaced with barrier style. 3. Show bituminous patching needed on public roadways 4. Shift underground storm detention area to north side of parking lot. 5. Is Sherburne County allowing of connection to their storm sewer system? 7. Case # CU 17-07 - Request by Spectrum for CUP for School Expansion 1. No concerns or issues with the application as proposed. of Memorandum Memorandum cElk River ftw�__ To: Planning Department From: Brandon Wisner, Stormwater Coordinator Date: 3-8-2017 Subject: Site Plan Review Meeting—March 6,2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17-02— Home Depot request for General Planning Permit for Temporary Outdoor Display 1. No concerns or issues with the application as proposed. 2. Case # CU 17-05 —Outfront Media/John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17-09—Michael Swanson for CUP for horses 1. This is actively being reviewed and staff will be meeting on-site with the property owner(s) to discuss requirements. 4. Case # ZC 17-02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16-07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17-03, CU 17-08, & ZC 17-03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. This submittal is currently being reviewed and follow up will be provided to the project engineer. 7. Case # CU 17-07 - Request by Spectrum for CUP for School Expansion 1. Stormwater management requirements may be needed as listed in Ordinance Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater management for proposed new or redeveloped impervious surfaces. htti2://mn- elkn'ver.civici2lus.com/DocumentCenter/View/3180 E NGINEES 5 161 Oki I PLANNER S DES!C N E B S Consulting Group,Inc. Final Operations Summary SRF No. 10160 To: Andrew Witter,PE, Public Works Director/County Engineer Sherburne County Public Works Department From: Matt Pacyna, PE, Senior Associate Brent Clark, EIT, Engineer Date: April 25, 2017 Subject: CSAH 1 and MN Highway 10 Traffic Review Introduction As requested, SRF has conducted a traffic operations review of the southbound approach of the CSAH 1/MN Highway 10 intersection in Elk River, MN. The main objectives of this review are to identify current conditions at the study intersection and adjacent commercial driveways, develop a trip generation estimate for potential redevelopment of the northwest quadrant of the study intersection, and evaluate existing and alternative roadway configurations from an intersection capacity and queuing perspective. The following information summarizes the assumptions and results of the traffic review. Existing Conditions 1) Intersection turning movement counts from August 2016 were provided by MnDOT at the CSAH 1/MN Highway 10 intersection. Supplemental counts were collected at the adjacent commercial driveways in March 2017. The traffic volumes are illustrated in Figure 1. 2) The CSAH 1/MN Highway 10 intersection and the CSAH 1/South Shell Access operate at an overall LOS E during the p.m. peak hour. a) Southbound queues frequently extend to the railroad tracks (approximately 700 feet north of MN Highway 10) with maximum queues extending past the Dove Terrace Apartments (approximately 1,000 feet north of MN Highway 10) during both the a.m.and p.m.peak hours. b) Maximum southbound queues generally occurred after the passing of a train, which was observed passing five (5) times during the a.m. peak hour, and one (1) time during the p.m. peak hour. 3) An unbalanced lane utilization was observed at the southbound approach, with a majority of vehicles using the easternmost lane to make a left-turn during the a.m. peak hour and the westernmost lane to make a thru or right-turn during the p.m. peak hour. 4) When southbound queues extended 500 feet north of the CSAH 1/MN Highway 10 intersection, which is beyond the North Shell Access, several southbound vehicles were observed to take left- turns into the North Shell Access and cut through the Shell/Rivercenter parking lot. ONE CARLSON PARKWAY,SUITE 150 I MINNEAPOLIS,MN 55447 1 763.475.0010 1 WWW.SRFCONSULTING.COM Andrew Witter, Sherburne County April 25, 2017 CSAH 1 and MN Highway 10 Traffic Review [2] 5) When southbound left-turn queues extended through the North and South Shell Driveways, motorists generally did not block the intersection,leaving a gap for westbound left-turning vehicles to turn onto CSAH 1. This improved the side-street approach delay. a) However,when no westbound left-turning vehicles were present, southbound queues would generally block the intersection. Although gaps were present,westbound left-turning vehicles at the North and South Shell Driveways were observed completing aggressive maneuvers. 6) Approximately two (2) to three (3) pedestrians were observed crossing CSAH 1 during both the a.m. and p.m. peak hours. 7) Although not the focus of this study, other approach queueing was observed at the CSAH 1/ MN Highway 10 intersection: a) Northbound queues extended approximately 400 feet during the a.m. and p.m. peak hours. b) Eastbound left-turn queues extend beyond the storage 25 percent of the p.m. peak hour. c) Westbound thru queues extend past Oxford Avenue (approximately 350 feet east of CSAH 1) 30 percent of the p.m. peak hour. Northwest Quadrant Redevelopment 8) The area in the northwest quadrant of the CSAH 1/MN Highway 10 intersection is planned to be redeveloped. According to the Sherburne County comprehensive plan, the area is currently zoned urban residential, but is proposed to change to highway business commercial. 9) The entire redevelopment area is approximately 125,000 square feet. To estimate a reasonable building size for the area, similar highway business locations in the area were reviewed. Based on this review, a building size of approximately 25,000 square feet was assumed. 10) To provide a conservative estimate, trips were estimated using the ITE "shopping center" land use code. 11) Existing homes were removed from the proposed trip generation estimate. 12) The proposed development is expected to generate approximately 21 a.m. peak hour trips, 89 p.m. peak hour trips, and 1,029 daily trips. 13) Alternative 2 may have less developable square footage due to the placement of the proposed roadway, but for the purpose of this study 25,000 square feet of leasable area was assumed for all alternatives to remain consistent and conservative. Andrew Witter, Sherburne County April 25, 2017 CSAH 1 and MN Highway 10 Traffic Review [3] Alternatives Configurations County staff provided four alternative configurations along CSAH 1 (north of MN Highway 10), which were evaluated from an intersection capacity and queuing perspective. Results of the analysis indicate that the study intersections are expected to operate at an acceptable overall intersection level of service during the a.m. and p.m. peak hours for all alternatives. All alternatives significantly reduce southbound queuing during the p.m.peak hour.However,for all alternatives the sight-distance should be further evaluated for eastbound left-turns at the proposed roadway. Changes to delays and queues at the northbound, eastbound, and westbound approaches of the CSAH 1/MN Highway 10 intersection are not expected to significantly change from existing conditions. The following summarizes the operations for each alternative,which are illustrated in the Appendix. Alternative 1 14) While the southbound left-turn queues are expected to improve during the a.m. peak hour, queues are expected to continue to frequently queue beyond the North Shell Access and occasionally to the railroad tracks. Alternative 2 15) Alternative 2 is expected to improve southbound queuing compared to Alternative 1. Southbound queues are expected to extend beyond the South Shell Access/Proposed Roadway approximately 10 percent of the a.m. peak hour and five (5) percent of the p.m. peak hour. 16) With the split phasing for the northbound and southbound approaches, the overall delay at the CSAH 1/MN Highway 10 intersection increases. Alternative 3 17) Similar to Alternative 1, southbound left-turn queuing is expected to frequently extend beyond the North Shell Access and occasionally extend to the railroad tracks during the a.m. peak hour. Without access to the South Shell Access via the southbound approach, more storage space is available. 18) Due to the extended median in Alternative 3,westbound left turn vehicles at the existing South Shell Access were rerouted to the North Shell Access,which results in higher delays. Alternative 4 19) Due to safety, queuing,and operational issues,the CSAH 1/MN Highway 10 intersection along with the U-turn movements to the east and west were evaluated as signalized intersections. 20) The Southeast Shell Access was assumed to be closed under this alternative. 21) This alternative provides the lowest overall delay at the CSAH 1/MN Highway 10 intersection compared to the other alternatives evaluated. Andrew Witter, Sherburne County April 25, 2017 CSAH 1 and MN Highway 10 Traffic Review [4] Alternative 3 with Thru-Left Turn Lane 22) For comparison purposes, Alternative 3 was evaluated with a southbound right, thru-left, and left turn lane configuration. The northbound and southbound movements would need to operate with split signal phasing. 23) This alternative provides the least amount of queuing during the a.m. peak hour. 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(n Q . � . (n N N U ' (n 47 6 N U V U N U O .� (� U N U O .0 Q (n (n Q -O .0 T.— Q U) (n Q -O .— !C a) a) v — N N 3 0 0_ m a) a) v — N N 3 0 () O U U a) -o O (� O U U a) -o O 7 T Q Q Z (n q0 E 2 3 0 7 T Q Q Z (n a0 E = 3 0 ab w Z as ab = 3 N N +� w c Z as N c m 2 c a) (n (o = c aU In O ° F-- R Z aU m O ° H Z O _ +� m o +� m o O z U O Co m }T O z ° O co m o (n }T 2 '++ Z m U �:Q o U = o m U � U o U = o V \ \ \ \ o c = � m d C1 \ \ \ \ o c o ¢ co E F U (n E 0 F U co � 2 2 2 2 2 y +; cQ cQ cQ cQ Z N m y +3 cQ cQ cQ cQ Z N m H H Table 3 CSAH 1/MN Highway 10 Southbound Queues Approximate 95th Percentile Queues(Feet) Condition A.M Peak Hour P.M. Peak Hour Existing 1,000 1,000 Alternative 1 650 300 Alternative 2 400 300 Alternative 3 600 300 Alternative 4 400 400 Alternative 3 with Thru/Left 350 300 (1) Queuing results assume vehicles do not block commercial driveways. LEGEND Z " ' XX - A.M. Peak Hour Volume (XX) - P.M. Peak Hour Volume Q - Side-Street Stop Control N - Signalized Control � v U 1 � �I M 10 (25) 1 (6) t.-- L.. North Shell Access •M ` _- O O rP. 5 dW y LnNN (0 `° `Q 24 (50) South Shell Access - f "S N ♦s M � Q 16 (35) N I N ,> 1626 608*4 ~ � 6th Street NW�" � ( ) (3) 6 1 MN Hi hwa 10 (0) 2 M M �'� (3) 6 (1215) 1797--lo. C - O r M 10 °= - - - _ do LU 1n 7 00 LL Ln O W _ 1 102 (249) 4 LL M ~ 516 (1397) F �4 ~ 0 (3) 'O MN Hi hwa 10 o (278) 21477 f► o (1026) 1409 1- 00 1- 0 (34) 50 _ M U 00 � v N 2 O N LL U Existing Conditions g Consulting Group,int. CSAH 1/MN Highway 10 Traffic Review Fi ure 1 01710160 Sherburne County April 2017 LEGEND t XX - A.M. Peak Hour Volume (XX) - P.M. Peak Hour Volume Q - Side-Street Stop Control - Signalized Control n v 10 (25) g .tll O O M 0 (0) ws �l~ 5 (10) A Proposed Access North Shell Access n (30) 5 O� M O = '� Ln Ln It Ln o a � v V r 25 (50) r' ( 10 10 a 3�' 111-► � ) South Shell Access N t ti> a I N 20 (35) 1� .'�s I - �^► 615 (1640) �^�* MN Hi hwa 10 ell O Ln ' (5) 10 ,,• - - - a " _ M (1230) 1800 i 01 _ ^ 10 E , " N 3� O jL a� O v O 105 (260) M ~ 520 (1400) ILL F 1 l► r 0 (5) 'O MN Hi hwa 10 Ad o (290) 220 f► 'oo (1030) 1410 a O O o (35) 50 U = 00 M o O N LL V Alternative 1 g Consulting roup,Inc. CSAH 1/MN Highway 10 Traffic Review Fi ure 2 01710160 Sherburne County April 2017 LEGEND L Z XX - A.M. Peak Hour Volume (XX) - P.M. Peak Hour Volume Q - Side-Street Stop Control - Signalized Control l n' 1 M 7 111 10 (25) North Shell Access Rt - 7 O r n r` a" O 25 (50) a r o o T Il- 10 (15) P_ a Pro osed Access South Shell Access O O ( 20 (35) (0) 0 1615 (1640) (30) 5 O MN Hi hwa 10 N 7 (5) Lo n o 10 A � •. '"c°� _ � " �� (1230) 1800--jo. � �'YY e. I•'� � i. �a # 10 E - -� M O o v o 105 (260(D Lo ) r rn M 520 (1400) ��►`► ,� 0 (5) F MN Highway 10 o (290) 220 f► o (1030) 1410 o o o 00 (35) 50 0 Lo o 0 -6 � rn O N U x Alternative 2 Consulting[;roup,inc. CSAH 1/MN Highway 10 Traffic Review Figure 3 01710160 Sherburne County April 2017 LEGEND XX - A.M. Peak Hour Volume (XX) - P.M. Peak Hour Volume Q - Side-Street Stop Control 1: - Signalized Control j ]y , w t A Maki h y O 10 (25) o ::o O 0 (0) rs 10 (10) . Proposed Access North Shell Access (20) 5 (0) 0 (30) 5 oMo v N N O = - � a � U O co u 111 25 (50) - South Shell Access N 1n Lu n N 20 (35) �^I ► � 615 (1640) O L MN High-t 10 N� N 0 0 (5) 10 A o v (1225) 00--p. -`o U M > 10 6 E Q 0I � O O 105 (260) LL M 520 (1400) F �1`► r 0 (5) O MN Highway 10 V) (290) 220 ��► o (1030) 1410 o o o (35) 50 n oo O U o 5 N 2 � N LL U Alternative 3 g Consulting Group,int. 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