5.1 PCSR 05-24-1994 b
Pk? A(
•ityAGENDA ITEM 5. 1
ofZRiver MEMORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER „Ftd/1.---
DATE: MAY 24, 1994
SUBJECT: REQUEST FOR A CONDITIONAL USE
PERMIT BY DARKENWALD FAMILY
PARTNERSHIP, PUBLIC HEARING,
CASE NO. CU 94-11
REQUEST
Request for a conditional use permit to construct 19, 900 square foot
automobile repair facility in addition to having multiple buildings on one
parcel.
IIII LOCATION
Seven hundred (700) feet north of Main Street at the northerly terminus of
Carson Street (across from Pizza Hut).
ZONING/LAND USE
C3 (Highway Commercial)/ HB (Highway Business)
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Landscaping Plan, Building
Elevations, Traffic Report,Memo from Terry Maurer dated April 15, 1994,
Memo from Terry Maurer dated May 19, 1994
BACKGROUND
This item was presented to the Planning Commission on April 26, 1994. At
that time, it was recommended the application be tabled until a traffic report
was completed by the applicant. The report has recently been completed and
submitted for staff review.
0
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Darkenwald Family Partnership Page 2
May 24, 1994
•
ANALYSIS
The proposed commercial project consists of two (2) free standing buildings.
The first is approximately 19,900 square feet in area and will include four (4)
automobile repair tenants. These tenants have been identified as Abra Auto
Care, Midus Muffler, Tires Plus, and JR Tech Repair. Grouping these
tenants into one building will be a take-off of the concept of auto malls that
have been constructed around the metro area.
The second building, approximately 5,200 square feet, is proposed to have a
Mr. Movies and Little Caesar's Pizza.
SURROUNDING AREA
Immediately to the east of the proposed project is Pizza Hut and to the south
is Burger Time. In addition, Super America is located just south of Pizza Hut
at the northeast corner of Carson Street and Main Street. All of these
businesses are accessed via Carson Street, which was constructed with the
• previous developments. At this time, Carson Street is not a public street and
does not meet City standards.
PREVIOUS APPROVALS
In 1988, the Planning Commission and City Council approved a
conditional use permit for the construction of a Pizza Hut restaurant.
In 1991, the Planning Commission and City Council approved a
conditional use permit for a retail center to be constructed on the subject
property. This permit has since expired and is no longer valid.
SHARED PARKING WITH PIZZA HUT
The developers of the Pizza Hut site and the subject property have entered
into a cross parking easement at the time Pizza Hut was approved. The City
has not been made part of this agreement, and should not be. The point with
the shared parking arrangement is that the developers of Pizza Hut provided
extra parking stalls which were intended to be used by the subject property
upon its development. However, it was mentioned in the staff report to the
Planning Commission and City Council regarding the Pizza Hut development
that any parking arrangement would need to be addressed when the subject
property is developed. At this point, staff does not believe that those parking
• stalls located on the Pizza Hut site should be included in the calculations to
determine the available parking for any development on the subject property.
dark.pc
Darkenwald Family Partnership Page 3
May 24, 1994
•
ANALYSIS
In reviewing this application, there are three issues which stand out and
need to be addressed prior to moving forward. First and foremost is the
traffic issue. Attached is a traffic report submitted by Benshoof& Associates,
Inc. which indicates that developing the subject property will necessitate
road improvements at the intersection of Main Street and Carson Street.
The recommended improvements include two, twelve (12) foot southbound
lanes on Carson Street, one of which will be a right turn lane and the other a
left turn lane. In addition, a two foot painted island and a fourteen (14) foot
northbound lane, totaling forty (40) feet of roadway at the intersection of
Carson Street and Main Street.
The actual road width on Carson Street is thirty (30) feet. With the
necessary turn lanes, staff believes the improvements would encroach
completely into Burger Time's parking lot. Please refer to Terry Maurer's
memo for additional information.
SON SITE PARKING
The project has been proposed to have eighty-nine (89) parking stalls.
Incorporating some suggestions by staff, that could be reduced to eight-six
(86) stalls. Based on the proposed uses, the zoning ordinance requires a total
of seventy-nine (79) stalls be provided on site. Each developing parcel must
provide its required parking on the same lot. This is the reason it is not
recommended the parking stalls on the Pizza Hut parcel be included to
satisfy the required needs of the proposed project.
Based on a field survey of the proposed tenant stores in other communities,
the parking requirements have been higher. Therefore, staff is concerned
about the amount of available parking on site. In addition, the distribution
of parking is also a concern. Both Tires Plus and Abra Auto appear to have
adequate and convenient parking close to their front door. However,
available parking for Midus Muffler and JR Tech Repair become squeezed
out as parking stalls are dramatically reduced as one moves towards the
center of the project. It is recommended that additional parking stalls be
provided to accommodate what staff expects to be higher parking demands
(based on the similar projects built in other communities) than is presently
required by the zoning ordinance.
•
dark.pc
Darkenwald Family Partnership Page 4
May 24, 1994
•
DENSITY
Given the previous issues, the amount of commercial activity for this site is
the last of the three major concerns. Therefore, it is recommended the
building containing Mr. Movies and Little Caesar's Pizza be removed from
the proposal. This will reduce the number of vehicle trips to the site and help
alleviate the traffic congestion that is presently on Carson Street.
Furthermore, additional parking space for the auto mall can then be provided
as well as increasing the amount of green space.
Based on these three issues, it is difficult for staff to make a recommendation
at this time. However, assuming the turn lane improvements can be made at
Carson Street and Main Street and the second commercial building with the
Mr. Movies and Little Caesar's Pizza, the auto mall concept, by itself,
appears to be an acceptable use of the property.
Without going into much detail, other issues which need to be addressed by
the developer include:
* Providing significant landscape buffer along the west property line next to
• Guardian Angles.
* Architectural enhancements to the building presenting an aesthetic
appearance along the Highway 169 corridor.
* Monument style signage along with uniform signage on the building be
provided.
* Provide adequate parking for both short term, long term, and employee
parking.
RECOMMENDATION
It is recommended the Planning Commission continue this item until the
June 28, 1994 Planning Commission meeting, allowing staff and the
developer an opportunity to resolve the traffic and site plan issues. In
addition, it is recommended the Planning Commission accept the concept of
an auto mall of approximately 19,900 square feet and exclude the second
free-standing building from the project.
III
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BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
•
7301 OHMS LANE, SUITE 500/EDINA, MN 55439/(612) 832.9858/FAX (612) 832-9564
•
May 11, 1994 REFER TO FILE: 94-16
MEMORANDUM
TO: John Weicht, John ; Weicht and Associates
FROM: James A. Bensh.e and Edward F. Terhaar "--
RE: Results of Traffic Analysis for Proposed Elk River Auto Mall Development
PURPOSE
The purpose of this memorandum is to present the traffic analysis results for the
proposed auto mall development in Elk River, MN.
The traffic analysis and results presented in this memorandum are organized as follows:
1110
1) Background Information. This includes proposed development details, existing
condition information on adjacent streets, accident history information at the
Main St./Carson St. intersection, and a description of roadway alternatives.
2) Traffic Forecasts. Traffic forecasts were developed based on the data described
above and on trip generation figures for a post-development condition.
Development trips were assigned according to existing observed patterns.
3) Traffic Analysis. Analyze the ability of the adjacent roadways to accommodate
the post-development traffic volumes and evaluate roadway access operations.
4) Conclusions
BACKGROUND INFORMATION
Project Information
The proposed development is to be located on Carson St. in the City of Elk River, as
shown in Figure 1. The development is expected to consist of two buildings, with the
northern building containing the auto related uses (19,900 sq. ft), and the southern
building containing a Mr. Movies video rental store (4,000 sq. ft) and Little Caesars
Pizza (1,200 sq. ft.). Access will be provided directly to Carson St. for all of the
development.
existing Conditions
•
Currently, Carson St. is a two lane, two way roadway which extends north of Main St.
for a distance of approximately 700 feet, ending in a cul-de-sac. Carson St. currently
serves as access to three existing retail uses found near the intersection with Main St.
Stop sign control is used on Carson St. at its intersection with Main St.
,NIIMMIIIIIIIIINIIONINIOINMIIIIIOIIIIIIIIIINIIIIIOIIMIIIIIOOIIMMOIIMMIIIMMIIMIIMIIIITMIIMOMIMIIIMIIIIIIIIIIIIIMIIIIMIIMIMIIIIIIIIIIIIIIIIIIIIIIIIIIMMIMMIIIIIIIIIIIIIIIIIIIOIIIITh
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JOHN C. WEIGHT FIGURE rt
lamingisma
AND ASSOCIATES ELK RIVER AUTO MALL
ID TRAFFIC ANALYSIS PROJECT LOCATION
SpSpBENSHOOF&ASSOCIATES,INC.
TRANBPORTAT%ON ENGINEERS AND PLANNERS
r . .J=�
Mr. John Weicht
-3-
May 11, 1994
In order to analyze the traffic implications of the proposed auto mall, an understanding
of existing turn movement volumes at the Main St./Carson St. intersection was
• needed. To facilitate this understanding, turn movement counts were
the p.m. peak time period (4-6 p.m.) in fifteen minute intervals on May performed, 4 during
Benshoof`& Associates, Inc. Existingtotal approachby
Maier Stewart & Associates, Inc. fothe T.H. 169/Main Steintteesectil n obtained from
Accident History at Main St ICarsp cf t E
111
A listing of accidents which have occurred at the Main St./Carson St. intersection was
obtained from the Elk River Police Department. This listing showed that over thep ast
four and one half years, 15 accidents had been reported at this intersection, for an
average of three and one third accidents per year. It was further learned from the Chief
of Police that one type of accident had occurred more
intersection. This type frequently than others at the
of accident involved eastbound vehicles on Main St. that were
turning left onto northbound Carson St. hitting vehicles on Carson St. waiting to turn
onto Main St.
Roadway Alternative
Two different roadway alternatives were considered in the traffic analysis. The first
involved having the only access to Carson St. at Main St., as is currently the case. The
other alternative involved the creation of a right turn in/out access on T.H. 169 at the
north end of Carson St., in addition to the Main St. access.
TRAFFIC FORECASTS
• Trip eneratinn
Trip generation rates were established for theproposed development to account for the
expected new and pass by trips. Trip generation rates for the auto related uses were
based on studies done at similar locations by Benshoof& Associates, Inc., while the
trip generation rates for the other retail uses were based on information obtained from
representatives of those uses. We are confident that the trip generation rates for the
Mr. Movies and the Little Caesar's Pizza uses are conservatively high.
Next, it is important to classify trips to and from the development in terms of the
following two categories:
• New trips - These are trips that either would be new trips solely to and from the
development.
• Passby trips - These are existing "through" trips on T.H. 169 that in the future
would include a stop at the proposed development.
Based on our experiences and information published by the Institute of Transportation
Engineers, we would estimate that approximately 90 percent of the trips generated by
the development would be new, while 10 percent would be classified as passby. To
account for multipurpoSe trips, or trips that would make stops at more than one of the
businesses in the development, a five percent reduction factor was applied to the overall
trip generation.
Mr. John Weicht -4- May 11, 1994
Table 1 shows the trip generation rates and the corresponding number of trips.
• TABLE 1
P.M. PEAK HOUR TRIP GENERATION PROJECTIONS FOR
ELK RIVER AUTO MALL DEVELOPMENT
Gross Trip Net New Net Passbyl
Size Generation Ratel Trip Ends2 Trip Ends
Use £Sq.Ft.) In Oat In Out In Qut
Auto Mall 19,900 3.70 3.66 63 62 7 7
Mr. Movies 4,000 18.75 18.75 64 64 7 7
Little Caesars Pizza 1,200 33.33 33.33 34 34 4 4
Totals 161 160 18 18
1 Trip Ends per 1,000 sq. ft.
2 Includes 5% reduction for multi-purpose trips
Trip Distribution and Assignment
The top half of Figure 2 shows the trip distribution percentages for the new trips. The
percentages were developed based on observations of traffic movements in and out of
the existing retail uses. The bottom half of Figure 2 shows the expected trip
• distribution percentages for the passby trips. These percentages are based on current
directional traffic volumes on T.H. 169. Utilizing the trip generation and trip
distribution previously discussed, trips to and from the development were assigned to
the roadway system under the two roadway alternatives described earlier.
Yplumes if Carson St, Remains as a Cul-de-Sac (No Right n„mess on T.H. 169)
As shown in the top half of Figure 3, traffic volumes increase slightly on all approach
legs of the T.H. 169/Main St. intersection without the right turn in/out access on T.H.
169 at Carson St. The additional traffic equates to a 5.8 percent increase in traffic
entering the intersection. This is a small increase and is not expected to cause any
significant impact on traffic operations at this intersection.
The bottom half of Figure 3 shows the existing and post-development traffic volumes at
the Main St./Carson St. intersection without the right turn in/out access on T.H. 169 at
Carson St. As shown in the figure, traffic volumes increase for the movements to and
from Carson St., as expected, and remain the same on Main St. The increases on
Carson St. will probably cause additional delays to vehicles using this street, especially
to those vehicles exiting the area on Carson St.
Volumes if Carson St. is Extended_to Provide Right Turn In and Out Access on T.H.
16.2
From the trip assignment process, it was estimated that 37 vehicles would enter and 61
vehicles would exit Carson St. via the right turn access on T.H. 169 during the p.m.
• peak hour. Of the 37 vehicles that enter, it was estimated that only 9 vehicles would
use Carson St. as a through route. The small amount of through traffic can be
attributed to the attractiveness of the channelized right turn lane at the T.H. 169/Main
St. intersection. The remaining 28 vehicles would use Carson St. to access new or
existing businesses in the development.
r . ,
NEW TRIP DISTRIBUTION PERCENTAGES
•
V) '� O
45% �zj s
tC
+01.0•0+110-
C) 15%
MAIN ST.
o N
NOT TO SCALE
PASSBY TRIP DISTRIBUTION PERCENTAGES
•
c~n W
CO
co
° rn
cc
Ca
MAIN ST.
o
NOT TO SCALE
JOHN C. WEICHT
AND ASSOCIATES FIGURE 2
ELK RIVER AUTO MALL
• BENSHooF&ASSOCIATE:S,INC. TRAFFIC ANALYSIS TRIP DISTRIBUTION
PERCENTAGES
TRANSDORTAT'ONENGINEERS AND PLANNERB
TOTAL APPROACH VOLUMES AT T.M. 169/MAIN ST INTERSECTION 1
f
ao
0)
c0
0
W
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464/570 -!
I ' MAIN ST.
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TURN MOVEMENTS AT CARSON ST✓MAIN ST INTERSECTION
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t___ 21/127
-- 471/471
60/133
394/394 >
IN
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MAIN ST.
e%(fefSI.IA
7 EXISTING
('- POST-DEVELOPMENT
XX/XX NOT TO SCALE
JOHN C. WEIGHT FIGURE 3
AND ASSOCIATES ELK RIVER AUTO MALLIM
PEAK HOUR
II wTRAFFIC ANALYSISTRAFFIC VOLUMES
BENSHOOF ASSOCIATES,INC. WITHOUT RIGHT IN/
TRANSDORTrioNENGINEERSANOPLANNERS RIGHT OUT
`„ ON T.H. 169
Mr. John Weicht -7- May 11, 1994
The top half of Figure 4 shows the existing and post-development traffic volumes at the
• T.H. 169/Main St. intersection with the right turn in/out access on T.H. 169 at Carson
St. The traffic volumes on all the approaches increase with the addition of the
proposed development, which equates to 4.8 percent more traffic entering the
intersection. This increase is smaller than that shown in Figure 4 due to vehicles
exiting T.H. 169 prior to Main St. and then continuing west on Main St. Once again,
this is a relatively small increase and should have no significant impact on traffic
operations of this intersection.
The bottom half of Figure 4 shows the existing and post-development traffic volumes at
the Main St./Carson St. intersection with the right turn in/out access on T.H. 169 at
Carson St. Traffic volumes increase for the movements to and from Carson St., as
expected, and remain the same or decrease slightly on Main St. The increases on
Carson St. will probably cause additional delays to vehicles using this street, especially
to those exiting the area on Carson St.
ANALYSIS OF TRAFFIC NEEDS AT CARSON ST./MAIN ST. INTERSECTION
As discussed earlier, it is expected that higher traffic volumes will be experienced at
this intersection following the proposed development's construction. In order to help
alleviate possible conflicts the additional traffic may have at this intersection, it is our
recommendation that Carson St. be widened to add a right turn lane for the southbound
traffic. We also recommend the addition of a two foot striped island to separate the
northbound and southbound movements, as well as a stop line for southbound vehicles
to keep them from extending into the intersection while stopped. The addition of the
• striped island and the stop line will help reduce the likelihood of the type of accident
described earlier from occurring. Figure 5 shows the concept layout plan for this
intersection, incorporating our recommendations. With these improvements, we feel
the intersection will be able to adequately accommodate the additional traffic generated
by the proposed development.
CONCLUSIONS
From the traffic analysis documented in this memorandum, we have established the
following conclusions:
. Under both roadway alternatives - 1) Carson St. remaining as a cul-de-sac and
2) Carson St. extended to provide right turn in and out access on T.H. 169 - it
is expected that traffic volumes will increase at both the Carson St./Main St.
and T.H. 169/Main St. intersections.
. The traffic volume increase at the T.H. 169/Main St. intersection is expected to
be small and therefore no significant impacts are anticipated due to the
additional traffic.
• Improvements are recommended at the Carson St./Main St. intersection to
improve safety and reduce delay. The improvements include the addition of a
right turn lane for southbound Carson St., the creation of a striped center island
and the addition of a stop line for southbound Carson St.
•
TOTAL APPROACH VOLUMES AT T.H. 169/MAIN ST. INTERSECTION
N
E--- 839/863
464/509 ---->
e MAIN ST.
rn
co
TT `
1
W
TURN MOVEMENTS AT CARSON ST,/MAIN ST INTERSECTION
.] L. 11
VJ T
21/99
F---
471/462
60/133
394/394 ---3
MAIN ST.
EXISTING
I POST-DEVELOPMENT
(XX/XX NOT TO SCALE)
JOHN C. WEIGHT FIGURE 4
AND ASSOCIATES ELK RIVER AUTO MALL PM PEAK HOUR
• TRAFFIC ANALYSIS TRAFFIC VOLUMES
9yBENSHOOF&ASSOCIATES,INC, WITH RIGHT IN!
TRANBPORTAT.ONENGINEER8ANDPLAMNEA8 RIGHT OUT
ON T.H. 169
L'4 1J • UL V . 13
1--- SUPER AMERICA
BURGER TIME
117
1 12' ; 14' �
ET1T
MAIN ST.
N
APPROXIMATE SCALE
0 40'
JOHN C. WEIGHT IGURE 5
AND ASSOCIATES
ELK RIVER AUTO MALL CONCEPT PLAN FOR
ENSHOOF&ASSOCIATES,INC. TRAFFIC ANALYSISCARSON ST./MAIN ST.
iihiiimmiimmienwTRAHBPORTATIONEVGINEERBANDPLANNERS
INTERSECTION
.111 St
CONSULTING ENGINEERS
April 15, 1994
File: 230-221-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
CIVIL ENGINEERING
RE: CARSON STREET AUTO MALL
ENVIRONMENTAL SITE PLAN REVIEW
MUNICIPAL Dear Mr. Ach:
PLANNING Based on our review of the Carson Street Auto Mall proposed by John Weicht and
Associates, we would offer the following comments:
STRUCTURAL
• 1. The information reviewed included a Grading, Drainage, Erosion Control and Utility
SURVEYING Plan prepared by John Oliver and Associates and dated March 24, 1994. We also
received a Site Plan, Landscaping Plan, and building elevations prepared by John
TRAFFIC Weicht and Associates.
TRANSPORTATION 2. The Site Plan shows a proposed right-on/right-off access from TH 169. Previously,
the developers of this site have requested such an access from MnDOT and have been
denied. It is our understanding that at this time a new request has not yet been made
to MnDOT. There are concerns relative to the amount of additional traffic which
would be put onto Carson Street with or without the access onto TH 169. Carson is
a relatively narrow street, and at the intersection with Main Street there is only one
southbound lane. Therefore, any vehicles waiting for an opportunity to turn left to
eastbound Main Street cause traffic to back up. The police chief has also indicated
that there has been a history of accidents at this location.
1326 Energy Park Drive Based on these issues, we would recommend that the developers supplement their
St.Paul,MN 55108 submittal package with a traffic analysis. The analysis should include existing traffic
on Carson Street plus proposed traffic to be generated by the development. The
612-644-4389 traffic analysis should look at total traffic generated and peak hour traffic with and
Fax:612-644-9446 without the proposed right-on/right-off access to TH 169. Specifically, the analysis
should look at the intersection of Carson Street and Main Street to determine if
•
9800 Shelard Parkway additional improvements are needed at this location to safely and efficiently handle
the total traffic generated.
Minneapolis,MN 55441
612-546-0432
Fax:612-544-6398
• Mr. Steve Ach
April 15, 1994
Page Two
I would recommend that the traffic study be submitted, reviewed, and analyzed by
staff prior to a staff recommendation being presented to the Planning Commission.
3. Drainage is shown to run northerly into a ponding area located at the extreme north
end of the site. We would recommend that drainage not be allowed to run overland
from the parking area into the pond, but that catchbasins and storm sewer pipe be
constructed to convey the water into the pond to eliminate erosion problems.
4. The size and amount of work proposed on this project falls below the MPCA permit
requirement for drainage and grading improvements. Therefore, no permit from the
MPCA will be required for site work.
5. Cliff Skogstad, commercial building inspector, indicated that, given the size of the
proposed buildings, it is likely that they will need to be sprinklered. The water
serving this area is a 6-inch diameter dead-end watermain. The developers should
investigate whether or not sufficient water pressure and capacity is available to
• adequately operate fire suppression equipment. If not, the dead-end watermain in
Carson Street will need to be looped.
6. Glenn Sundeen from the Municipal Utilities has raised an issue relative to easements
for electrical lines. Since Carson Street is a private road, Glenn would like to see
easements added to the Site Plan as an area for his electrical facilities. The
developers should coordinate this directly with the Municipal Utilities.
If you have any questions regarding any of these comments or would like further
information, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:tp
221-1802.apr
410
•
CONSULTING ENGINEERS
May 19, 1994
File: 230-221-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
clot ENGINEERING Elk River, MN 55330
ENVIRONMENTAL RE: DARKENWALD PROPERTY DEVELOPMENT
MUNICIPAL Dear Mr. Ach:
PLANNING We have previously reviewed the proposed Automall, Mr. Movies, Little Caesar's Pizza
proposed development on the Darkenwald property and commented in a letter dated April 15,
STRUCTURAL 1994. At that time, we recommended that a traffic study be done to analyze the effects of this
• proposed development on the intersection of Carson Street and Main Street. The developers
SURVEYING have had a traffic study prepared for this proposed development by Benshoof and Associates.
We have reviewed the traffic study and would offer the following comments:
TRAFFIC 1. The traffic study analyzed two different alternatives for road alignment, one with a right-
in/right-out at the north end of Carson Street on TH 169 and the second without a right-
TRANSPORTATION in/right-out access point. We have had recent discussions with MnDOT regarding the
TH 169 corridor relative to additional access points. MnDOT has informally proposed
that a corridor study be prepared for TH 169 from the intersection of TH 101 to the
north City limits. This corridor study would be a joint effort between MnDOT and the
City and would take approximately 18 months to complete. MnDOT has indicated they
would make no decisions on additional requests for access points until such a study was
completed. Therefore, we believe it is best to analyze this development as if a right-
in/right-out access on TH 169 will not be granted.
2. The traffic study indicates that the proposed development will generate approximately
1326 Energy Park Drive 160 trips in the p.m. peak hour leaving the site. In order to accommodate this increase
St.Paul,MN 55108 in trips, the traffic study proposes improvements consisting of the widening of Carson
612-644-4389 Street to accommodate a right turn lane at Main Street and to add a 2-foot wide striped
island between north and southbound traffic. This would result in a street width of 42
Fax:612-644-9446 feet. The current street is 30 feet wide. We concur with this recommendation and
would add that the right turn lane should be a minimum of 300 feet long plus a taper
•9800 Shelard Parkway section. We believe it needs to be long enough to accommodate several right turning
Minneapolis,MN 55441 vehicles and also to preclude left turning vehicles from lining up and blocking access to
the right turn lane.
612-546-0432
Fax:612-544-6398
. Mr. Steve Ach
May 19, 1994
Page Two
We have made rough measurements in the field of the existing street width, the
boulevard areas on both sides, and the parking lots of the SuperAmerica and Burger
Time Restaurant in the vicinity of the intersection with Main Street. We believe it will
be very difficult, if not impossible, to construct a widened Carson Street to
accommodate a right turn lane without major disruption to either or both of these
businesses. On the SuperAmerica side, there is an approximately 5-foot wide grassy
area before the start of the parking lot, and on the Burger Time side, there is
approximately 11 feet of grass area before the parking lot. We would recommend, prior
to approval of this development, that a plan be submitted showing in detail how these
improvements to Carson Street can be constructed without negatively impacting the
existing businesses.
3. It should be noted that the traffic study indicates an accident record at the Main Street/
Carson Street intersection of about 15 accidents over a four year period. This appears
to be a significantly high number of accidents for an intersection with a relatively low
traffic count on the side street. Even if the proposed development should not proceed,
therefore no improvements being made to Carson Street, we would recommend that
consideration be given to requiring Carson Street improvements in an effort to eliminate
as many accidents as possible.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:tw
221-1901.may
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CARENT 400 Evans Avenue • Elk Ri30
� Telephone: (612)441-1213 • Fag: (612)441-7101
RESOLUTION OF THE
GUARDIAN ANGELS HEALTH SERVICES, INC.
BOARD OF DIRECTORS
MAY 18, 1994
WHEREAS, the Board of Directors of Guardian Angels Health Services, Inc.
convened on May 18, 1994 and discussed the potential location and construction of an Auto
Mall on our neighboring properties; and
WHEREAS, the proposed Auto Mall would be located in close proximity to a senior
residential complex and nursing home facility; and
WHEREAS, automobile-related businesses generate a significant amount of traffic,
noise, debris and rubbish; and
WHEREAS, tenants and residents have voiced concerns about such a development to
the Board of Directors and Management.
•
BE IT RESOLVED that the Guardian Angels Health Services Board of Directors, upon
unanimous vote, opposes the building of an Auto Mall on the proposed Darkenwald site.
BOARD OF DIRECTORS:
Dawn Moyer (President/Chair) Naomi Harju
Bea Bastyr (Vice-President) Jane Houlton
John Bailey (Secretary/Treasurer) Donald Strei
Lloyd Brutlag Arlene Syring
Joyce Danforth Stewart Wilson (Ex-Officio)
Richard Elliott
Taken from official minutes of Guardian Angels Health Services, Inc. regular Board of
Directors meeting on May 18, 1994.
g.ingq 4 N:er
Penny J. O
Recording and Executive Secretary
•
L- Affiliate of Guardian Angels of Elk River, Inc.
Equal Employment Opportunity Employer
• As a Senior tenant of Angel Ridge, 280 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
• Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant of Angel Ridge, 280 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
• Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant of Angel Ridge, 280 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant of Guardian Oaks, 350 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
0 Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant olliftpdimilla 350 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
• Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant • lc . :' 350 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant of Evans Park, 300 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
• Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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As a Senior tenant of Evans Park, 300 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
• Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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• As a Senior tenant of Evans Park, 300 Evans Avenue, Elk
River, MN, I hereby sign to petition that the proposed Auto
Mall not be built on the property adjacent to our building. I
feel that this would destroy the quiet residential environment
which I have chosen as my home.
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CASE
River P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 a (612) 441-7420