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3.1 PCSR 06-21-1994 (. ) A\ AGENDA ITEM 3. 1 • yof tlk • R1Ver MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY Ai,/ DATE: JUNE 21, 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. • 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 Memos from Terry Maurer dated June 16 and April 15, 1994, Parking Survey, Letter from Jim Benson, Revised Site Plan, Proposed Signage, , Report to the Planning Commission dated May 24, 1994 BACKGROUND This item was presented to the Planning Commission on May 24, 1994. At that time, public comment was received on the proposed project. Several issues needed to be addressed and the Planning Commission continued the public hearing. An overview of the project along with a description of some of • the issues is included in the staff report to the Planning Commission dated May 24, 1994. Please refer to that report for additional information. P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Darkenwald Family Partnership Page 2 June 21, 1994 • REVISED SITE PLAN Since the last Planning Commission meeting, the developer has made some modifications to the site plan. Generally, the changes are as follows: • Eliminating the Little Caesar's Pizza • Relocating parking from the south side of Mr. Movies building to the north side. • Shifting the parking area on the north end of Tires Plus further north and adding five (5) additional stalls. • Eliminating the proposed right in/right out onto Highway 169. • Adding a conceptual drawing of a right hand turn lane at Carson Street at Main Street. • Adjusting the Burger Time parking lot accordingly as a result of the improvements to Carson Street. ISSUES DISCUSSED AT PREVIOUS COMMISSION MEETING • Noise from the auto repair business Ill • Parking availability • Improvements to the intersection of Carson Street and Main Street • Overall density of the project • Additional green space • Compatibility of commercial development to the Guardian Angels facility • Screening along the west property line • Signage • Hours of operation • Possible odors from the auto repair business • Mechanical equipment • Outdoor storage of tires and other auto parts • Overhead doors of J.R. Tech facing the residential to the west A majority of these concerns can be addressed in one way or another, however, a few of these issues are more significant and should be discussed at this time. PARKING Attached is a survey of the same auto repair facilities as proposed from various communities. It has been pointed out all along the concern of • available parking on site. Based on this survey, the City's requirements of one stall per every 500 square feet appears to be inadequate. Although the dark.pc Darkenwald Family Partnership Page 3 June 21, 1994 • site plan has been revised eliminating Little Caesar's Pizza, there still is a concern of adequate and convenient parking for the auto repair businesses. DENSITY Based on the parking concerns and volume of traffic at Main Street and Carson Street, density of the project is an issue. Specifically, the density appears the greatest at the north end (auto mall) of the development. It was originally suggested that Mr. Movies and Little Caesar's be removed allowing the auto mall to spread out and achieve additional parking and green space. Another option would be to reduce the auto mall down to three tenants as opposed to four. OVERHEAD DOORS / NOISE / ODOR J.R. Tech is the only tenant that has overhead doors facing the residential to the west. One of the comments made at the Planning Commission meeting was to have no doors facing Guardian Angels. If there were no doors on the west side of the building, noise and odor from the auto mall should be minimized. To improve the compatibility of this commercial business and the • residential to the west, eliminating the overhead doors seems like a logical suggestion. SCREENING TO THE WEST A landscape plan with extensive quantities of plant material should buffer the commercial from residential. A fence could also be added to this buffer area, however, the long term maintenance may become more of an issue. It has also been suggested that Guardian Angels, as part of their conditional use permit install some landscaping on their property to help improve the buffer area between this commercial area and the Guardian Angels facility. RE COMMENDATION It is recommended the Planning Commission recommend approval of the conditional use permit request for an auto mall and multiple buildings on one lot with the following conditions: 1. ALL OF TERRY MAURER'S COMMENTS OUTLINED IN MEMOS DATED APRIL 15, MAY 19, AND JUNE 16, 1994, BE MADE PART OF THE REVISED PLANS IN THIS CONDITIONAL USE PERMIT. dark.pc Darkenwald Family Partnership Page 4 June 21, 1994 III 2. THE DENSITY OF THE PROJECT BE REDUCED BY ELIMINATING THE MR. MOVIES BUILDING OR ONE OF THE AUTO REPAIR TENANTS TO ACCOMMODATE ADDITIONAL PARKING SPACES AND GREEN AREA. 3. AN INCREASE OF LANDSCAPING (CONIFERS) BE PROVIDED ALONG THE WEST PROPERTY LINE TO ESTABLISH A BUFFER BETWEEN THE TWO LAND USES. 3. NECESSARY IMPROVEMENTS TO CARSON AND MAIN STREET BE COMPLETED PRIOR TO OCCUPANCY OF THE PROPOSED BUSINESSES. 4. ONE MONUMENT STYLE SIGN IDENTIFYING THE PROJECT AND TENANTS WITH A MAXIMUM HEIGHT OF 24 FEET BE ALLOWED. 5. WALL SIGNAGE CONSISTING OF INDIVIDUAL LETTERS WITH SIZES AS PRESENTED BY THE DEVELOPER BE PERMITTED. 1111 6. NO OUTDOOR STORAGE OF MERCHANDISE OR AUTOMOBILE PARTS. 7. HOURS OF OPERATION BE CONSISTENT WITH THE LETTER SUBMITTED BY JIM BENSON DATED JUNE 6, 1994. 8. CONCRETE CURB AND GUTTER BE USED THROUGHOUT THE ENTIRE PARKING AREA. 9. ADEQUATE TRAFFIC CONTROL/LANDSCAPE ISLANDS BE INCORPORATED INTO THE PARKING AREA AND MADE PART OF THE IMPROVED SIGHT PLANS. 10. NO SIGNAGE BE ALLOWED ON THE WEST ELEVATIONS OF ANY OF THE BUILDINGS. 11. TRASH ENCLOSURES BE PROVIDED WHICH ARE LARGE ENOUGH TO CONTAIN ALL REFUSE COLLECTION AND RECYCLING ITEMS, AND BE SCREENED FROM PUBLIC • VIEW. dark.pc Darkenwald Family Partnership Page 5 June 21, 1994 • 12. UNDERGROUND IRRIGATION BE PROVIDED THROUGHOUT ALL LANDSCAPED AREAS. 13. PROPOSED LANDSCAPING MEET MINIMUM SIZE REQUIREMENTS AS STATED IN THE ORDINANCE. 14. ALL RETAINING WALLS BE CONSTRUCTED WITH A DECORATIVE BLOCK MATERIAL. • • dark.pc JUN 17 1994 11 St • i CONSULTING ENGINEERS June 16, 1994 File: 230-221-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 CIVIL ENGINEERING RE: DARKENWALD PROPERTY PROPOSED AUTOMALL ENVIRONMENTAL Dear Mr. Ach: MUNICIPAL This correspondence is in followup to the last Planning Commission meeting regarding this PLANNING item and our subsequent meeting with the developers of the proposed Automall. The one outstanding engineering item was the reconstruction of Carson Street as it intersects Main STRUCTURAL Street at the south end of the project site. We have agreed with the developers that this • intersection should consist of three lanes: an inbound lane 14 feet wide, a 2-foot striped SURVEYING island separating inbound from outbound, and two outbound 12-foot lanes. This results in a full width of 40 feet at the intersection of Main Street. We have also agreed that the right TRAFFIC turn lane for southbound Carson Street should be extended approximately to the north driveway of the Burger Time Restaurant. TRANSPORTATION When we met with Mr. John Weicht and his group of developers, we discussed the affect of this work on the Burger Time parking lot relative to their head-in parking adjacent to Carson Street and the grade difference between Carson Street and their property. Prior to any construction taking place, we should receive and review a detailed drawing indicating how Mr. Weicht proposes to accomplish this construction so as not to impact the Burger Time parking area nor create an unsafe condition on Carson Street. If you have any questions or comments regarding this issue, please call. 1326 Energy Park Drive Sincerely, St.Paul,MN 55108 MSA, CONSULTING ENGINEERS 612-644-4389 Fax:612-644-9446 � A • 9800 Shelard Parkway Terry J. Maurer, P.E. Minneapolis,MN 55441 TJM:tw 612-546-0432 221-1615.jun Fax.612-544-6398 DRAFT Planning Commission Minutes Page 2 May 24, 1994 • 5.1 Consider a Conditional Use Permit Request by Darkenwald Family Partnership, Public Hearing, Case No. CU 94-11 Staff report presented by Steve Ach. Darkenwald Family Partnership requested a conditional use permit to construct a 19,900 square foot automobile repair facility in addition to having multiple buildings on one parcel. City Engineer Terry Maurer presented issues related to the traffic report drafted by the developer's traffic engineer. Steve Ach presented the Planning Commission with revisions to the building elevations. Commissioner Kreger arrived at this time, 7:15 p.m. John Weicht, John Weicht & Associates, addressed the Planning Commission on behalf of the applicant, Darkenwald Family Partnership. Mr. Weicht introduced John Darkenwald, Jim Benshoof, Traffic Engineer, Jim Benson, representing Abra Auto Body, and Wally O'Dell and briefly explained their concerns regarding staff's report. Chairman Tveite opened the public hearing. Bill Eckblad (Administrator), 13445-190th Avenue NW, Elk River, spoke on behalf of the Guardian Angels Care Center. Mr. Eckblad stated the residents of the Center believe the proposed site is too narrow for the proposed use and the traffic and noise generated by an Auto Mall is of major concern. The residents feel an Auto Mall adjacent to the Care Center will destroy the quiet residential environment. • Mr. Eckblad expressed the opposition of the residents at the Care Center and presented the Planning Commission with a petition from the Guardian Angels Care Center Auxiliary stating their opposition. Sherry Emerson Guardian Angels Care Center, 5215 Carson Street, Rogers, MN, presented the Planning Commission with a resolution from the Guardian Angels Board of Directors expressing their opposition to the proposed auto mall and a petition from the residents at Angel Ridge also expressing their opposition to the proposed auto mall. Ms. Emerson iterated Mr. Eckblad's concerns and added other concerns: unsightly appearance of auto malls (photo's of other auto malls were presented to the Planning Commission) showing debris, old tires, autos to be repaired parked outside, etc., and expressed pollution concerns. Ms. Emerson asked the Planning Commission who would be monitoring this use to ensure that it does not become an unsightly, noisy mall. Mr. Benson responded stating that other Abra Auto Body locations have never received complaints regarding debris or noise. Eleanor Todahl, 208 Evans, Elk River, MN, reiterated previously mentioned concerns and expressed her opposition to the proposed auto mall. Paula Watts (Social Services Director, Guardian Angels Care Center), 330 Norfolk Avenue, Elk River, MN. Ms. Watts informed the Planning Commission that it was very difficult for the residents attending the public hearing and the general public to hear comments made from the podium and from the Planning Commission. Ms. Watts reiterated previous concerns and added the residents of the Care • Center are also concerned about privacy and access to current walk ways from the Care Center. Planning Commission Minutes D RA FT Page 3 May 24, 1994 Elsie Sartell, 300 Evans, Elk River, MN, reiterated previous concerns and voiced her • opposition to the proposed auto mall. The Planning Commission discussed the following issues: proposed road width of Carson Street; the proposed density of the site; landscape plan regarding a possible berm between the proposed auto mall and the Care Center; noise level restrictions for Highway Commercial districts; crosswalk from Pizza Hut to auto mall; the financial implications of delaying this project; traffic circulation on site; right-in right-out lane; vehicles stored outside the auto mall; and the cross parking easement with Pizza Hut. Steve Ach and Terry Maurer responded. Jim Benson, Abra Auto Body, responded to the possibility of vehicles being store outside and noise. Mr. Benson stated they will not be storing vehicles outside and is willing to have that made as a written condition of the permit. Also, Abra Auto Body uses very sophisticated equipment and has never received a complaint regarding noise. Noise ratings are monitored by the State and must meet State regulations. Mr. Weicht, John Weicht & Associates, explained that delaying this project a few weeks may hurt the project, however, delaying it much more could hurt the "peak" season for tenants of the proposed auto mall and that could have a tremendous financial impact. Chairman Tveite explained that the proposed use is consistent with the current zoning and meets the required setbacks. However, there are some major • concerns: screening, improvements to Carson Street, drainage issues, and signage. Commissioner Kreger stated he agreed with Chairman Tveite and added discussion regarding Carson Street being a private street not a City Street. Wally O'Dell commented regarding Carson Street and the shared parking agreement. Commissioner Eberley asked staff to explain regarding the private street and the shared parking arrangement. Steve Ach responded. Discussion ensued. COMMISSIONER MINTON MOVED TO CONTINUE THE PUBLIC HEARING REGARDING THE CONDITIONAL USE PERMIT REQUEST BY DARKENWALD FAMILY PARTNERSHIP TO THE JUNE 21, 1994, PLANNING COMMISSION MEETING. FURTHER, COMMISSIONER MINTON DIRECTED STAFF AND THE DEVELOPERS TO ADDRESS THE FOLLOWING ISSUES: NOISE, ODOR, SCREENING, STREET IMPROVEMENTS, DRAINAGE, SIGNAGE. COMMISSIONER KREGER SECONDED THE MOTION ADDING THE FOLLOWING ITEMS BE ADDRESSED: MOVE THE TRASH ENCLOSURE OR LIMIT THE PICK-UP HOURS, FENCE THE AREA BETWEEN THE PROPOSED AUTO MALL AND GUARDIAN ANGELS AND PROVIDE PATH ACCESS, REMOVE THE OVERSIZED DOORS FROM JR TECH, AND ADD A CROSSWALK TO THE PIZZA HUT. COMMISSIONER MINTON APPROVED THE ADDITIONS. THE MOTION CARRIED 7-0. 5.2 Consider a Conditional Use Permit Request by Guardian Angels Care Center, Public Hearing, Case No. CU 94=20 Staff report presented by Gary Schmitz. Guardian Angels Care Center requested • a conditional use permit for a 22,704 square foot addition to the existing care center. - S• COSI I TING ENGINEERS May 19, 1994 File: 230-221-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway CIVIL 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 • • .11 St '01S1111%EIIII\EEIt') 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 Si.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 800 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 • • MEMORANDUM TO: STEVE ACH, CITY PLANNER FROM: TROY LANGER, PLANNING INTERN DATE: JUNE 7, 1994 SUBJECT: PARKING STALL REQUIREMENTS FOR AUTO STORES On May 31, 1994, you requested information from various cities that included an Abra Auto Body Repair, Midas Muffler, and Tires Plus. That information pertained to the total square footage of building, parking stalls required, and parking stalls actually provided. I located five (5) communities that met your requirements and requested the above mentioned information. Those cities are: Brooklyn Park, Burnsville, Coon Rapids, Eden Prairie, and Maplewood. The city of Brooklyn Park was not contacted because, as you mentioned, the necessary information is already available. Here are the results of the above mentioned survey: City Sq. Footage Parking Req. Actual • City of Burnsville Abra Auto Body Repair Midas Muffler Tires Plus City of Coon Rapids Abra Auto Body Repair 2,000 sq. ft. Abra Auto Mall 24,500 sq. ft. 122 130 Midas Muffler 5,056 sq. ft. 17 18 Tires Plus 4,640 sq. ft. 17 20 City of Eden Prairie Abra Auto Body Repair 10,000 sq. ft. Abra Auto Mall 18,120 sq. ft. 80 28* Midas Muffler No Longer Exists in Eden Prairie 1111 Tires Plus 4,420 sq. ft. 12 Tires Plus Mall 18,800 sq. ft. 113 92 City Sq. Footage Parking Req. Actual • City of Maplewood Abra Auto Body Repair 11,703 sq. ft. # 36 Midas Muffler 4,085 sq. ft. # 14 Tires Plus 6.372 sq. ft. Tires Plus Mall 10,698 sq. ft. # 48 City of Brooklyn Park Abra Auto Body Repair 14,753 sq. ft. 32 72 Midas Muffler 4,480 sq. ft. 11 16 . Tires Plus 5,000 sq. ft. 13 18 * Store is currently under construction or remodeling and parking stall figure only reflects amount of stalls that are currently present. More parking stalls are anticipated after completion of contstruction. # Store was built prior to new ordinance requirements. Staff was unable to comment on • what parking stall requirements were valid during construction of stores. • 2 JUN - 7 1994 T H [...., C . CHASE H /� S E COMPANY Bruce C.Bermel,SIOR • 1 1 L j 1 J �/j j James P.Benson,SIOR John R.Gabrielson,SIOR Real Estate Brokerage and Consulting Sherman P.Malkerson Steven L.Eriksson June 6, 1994 David J.Bruce,SIOR Mr. Steven B. Ach, City Planner City of Elk River P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 Re: Commercial Development by John C. Weicht & Associates Dear Steve: The purpose of this letter is to respond to two of the issues that were raised at our recent meeting in your city offices pertaining to the development of the Auto Mall and retail building on the Darkenwald landsite in Elk River. Enclosed please find a roster of the proposed tenants for the commercial development and their current hours of operation. • Secondly, I want to respond to the question raised by one of the planning commission members pertaining to noise and odor as it might relate to the auto related tenants. Standards for noise and odor are both controlled by the Air Quality Division of the Minnesota Pollution Control Agency. The information I obtained from the Agency is as follows: NOISE: I spoke with Mr. Charlie Kennedy (296-7372) regarding PCA noise standards. Charlie informed me that the State sets the noise level standards which can be used by local governments to determine if a business is exceeding the levels based on a complaint filed at the local government level. The standards are based on both the level and duration of noise. The standard reads that a business cannot exceed a level of 65 decibels for any 6 minute continuous period during any one hour period as measured from the subject property line. This is the daytime standard which is established from 7:00 a.m. - 10:00 p.m. The nighttime level is reduced to 55 decibels with the same duration standard. Based on this standard I do not believe that any of the automotive tenants in the proposed project would exceed these standards. ODOR: I spoke with Mr. Stewart Arkley (296-7774) with the Minnesota PCA. Stewart informed me that the PCA does not have general odor standards for monitoring odor at property lines. He went on to state that the only true ability to test odors is when the PCA can monitor fumes that are being emitted from a stack. He also stated that if a community receives a number of frequent, independent complaints over a period of • time, then the PCA will go out and make a subjective judgment as to whether the 5353 Gamble Drive,Suite 310 Individual Memberships,Society of Industrial and Office Realtors. Minneapolis,Minnesota 55416-1509 Telephone: 612 525-1000 Member,National Association of Industrial and Office Parks. Facsimile: 612 525-1335 Mr. Steven Ach • June 6, 1994 Page 2 business does create a nuisance. Based on this potential nuisance, then the city could have cause to take action. Again, in ABRA's 10 year history and 23 locations, they have never had any odor or noise nuisance complaint filed against them by any community. Please review the enclosed information and call me with any questions or comments, Sincerely, 'James P. Benson, SIOR Partner JPB/ly cc: Mr. John C. Weicht • John C. Weicht & Associates P.O. Box 368 Elk River, MN 55330 • • JOHN C. WEICHT & ASSOCIATES DEVELOPMENT ELK RIVER, MN HOURS OF OPERATION FOR PROPOSED TENANTS ABRA AUTO BODY & GLASS Monday - Friday 8:00 a.m. - 5:00 p.m. (shop) Saturday 9:00 a.m. - 12:00 p.m. (estimates only) Sunday Closed TIRES PLUS Monday - Friday 7:00 a.m. - 9:00 p.m. Saturday 7:30 a.m. - 6:00 p.m. Sunday 10:00 a.m. - 5:00 p.m. MUFFLER & BRAKE Monday - Friday 8:00 a.m. - 6:00 p.m. Saturday 8:00 a.m. - 4:00 p.m. Sunday Closed • JR. TECH Monday - Thursday 7:00 a.m. - 6:00 p.m. Friday 7:00 a.m. - 5:00 p.m. Saturday 8:00 a.m - 12:00 p.m. Sunday Closed MR. MOVIE Monday - Thursday 10:00 a.m. - 10:00 p.m. ' Friday 10:00 a.m. - 11:00 p.m. Saturday 10:00 a.m. - 11:00 p.m. Sunday 12:00 p.m. - 10:00 p.m. LITTLE CAESARS PIZZA Monday - Thursday 10:00 a.m. - 10:00 p.m. Friday - Saturday 10:00 a.m. - 11:00 p.m. Sunday 10:00 a.m. - 10:00 p.m. • Q:\DO CII IM\A B RA\WEIC060 L LST CARDINAL DEVELOPMENT • CORPORATION May 26, 1994 Mr. James Benson The C Chase Company via fax: 525-1335 5353 Gamble Drive #310 Minneapolis, Minnesota 55416-1509 Dear Jim: re: Proposed Tires Plus Site - Elk River Auto Mall Our Client: Tires Plus Groupe, Ltd. - Development Plus In response to your inquiry, please be advised that last year Tires Plus relocated their store from the Coon Rapids Auto Mall to a new facility on Northdale Boulevard just east of Round Lake Boulevard in the Riverdale Crossing Mall area. It is our understanding that the former location is currently occupied by a Mr. Tire facility. Mr. Tire is a competitor of Tires Plus, and in no way connected with them. We cannot comment on the appearance of their facility or its operation. • The existing Northtown store located on Highway 10 in Blaine is one of Tires Plus early locations. It is a totally inadequate facility by today's standards. Tires Plus has, for a long time, wanted to expand and upgrade their store at its present site but, were precluded from doing so by the size of the site and the requirements of the City Zoning Code. To be able to present their desired image, and provide a modern up to date facility for their customers, Tires Plus has entered into an agreement with Shamrock Development of Coon Rapids to develop a new eight bay superstore. This will be located just north of the Target store on Highway 47, just a few blocks from the present location. If the final steps are completed as we anticipate, the store will open in August. _If etre any_additional information, please calllne..._._.. op I y, Aar ,J. M. Dimond JMD:ms • cc: Donald M. Gullett 8609 Lyndale Avenue South#1018 Bloomington, Minnesota 55420 (612) 881-5461 • • • REVISED SITE PLAN „",P,, i I 1 I = 1 — — � \\`'' '1 1 1 1 1 1 LLI V I I I LI;II I I I - _ c d._. - r - J///////////l� '� �_ I I - _ I _ z5 no 4 I — = , — n\\\\\\\\\W � — — I wns�vnu I x rtanscuo ns I Kcn�nxo vox —_ — , lit wars , r-------1 * — araY mit - -� - - - - - - - = r" � - - - - --~- -J =__-__-__-__-__J o • i.,.. i Oi°5>E PLAN 90. W J w — •p ..... ....... _ _. :a ton Werra, - _ •- ..r.....e. dMU, ,,uon__ 3Si3N �� .a[I -.–__ _ Si1V ma,11013 l810fc - I 1 • g 23 • DE1 • 1 • • • 1 1/4' EDGEBRITE TRIM (GOLD) t ) `\ Li . I 3118' ACRYLIC FACE — i` C"' • . Il X COLOR: TENANT PREFERENCE + Q 1 i - ----. \ , /Oi iv SCALE: 3' = 1'-0' f L ALUMINUM CLIP MOUNT ALL Co FASTENERS TO BE . CONCEALED AND NON—CORROSIVE .:_ 0_ W in `_ = y Li 1 NON-ILLUMINATED EDGEBRITE. LETTER - SECTION DETAIL '\032 SCALE: 1" ------ 1'-0" -r ,T, iT, i,J `_ I Midwest Auto Mallr"-- .1--NJ ._ c, jv I CONal]AN.J P N ._./ _, ..,,1 Ifs I fl tnhpr - KRA 1 1147- f.- ? ..,,;:=....-. .,,,...---,, .....---..._.• :::-:-.:::- , ,1i 7 eL .090 ALUMINUM COLOR: TENANT PREFERENCE }' EDGETRIM RETURN WALL SECTION ISTVCCO ON FACE} COLOR: TENANT PREFERENCE �' k----------120 VW LEAD 3/16' PLEXIGLAS FACE ---•-7 Ne• COLOR: TENANT �` PREFERENCE 1----- J i �" 22 GA METAL ENCLOSURE - - W!ACCESS PANEL& VENTS 6500 WHITE NEON TUBING __�, IFK I HOUSING ` -60 MA TRANSFORMER WITH ALUMINUM SLEEVE _- GLASS TUBE SUPPORTS- { �� WHITE LETTER INTERIOR----� — I. a. Id IIl as y S LI W • I1 �I 1 ILLUMINATED LETTER DETAIL T 031 Scale: 1 1/2" = 1'-0" • - _... Ti !J i( Midwest Auto Mall - ) • • • '' � Architectural Metal Background to be 5'6""high. ` ELK RIVER,-?', "If using all UPPVR CASE letters, maximum height is 2:6', aALTO MALL : and all letters must rest on a plane 15" above bottom of metal band. '. *If using UPPER &lower case letters. maximum height is 3'6', and all letters must rest on a plane 9" above bottom of metal band. *Scale: 1/4" = 1'0". O N m .. m W N Q A gs--Kil •s-x Lc-,- a--, . ,---]7, , -----.. • fV,1 .ji-- f\. .b j,�.%J IC . 1 I__-4 GG• �� - C, � fff r 1. O ! ! , -- ,;•, 1 l ; ., !I i i • , ,, 1 , 2, • .. , . W m n J 1 tr. L'' Outer Spaces Inc. Suite 1204 z 810 Thornton St.SE n Minneapolis,MN 55414 MONUMENT SIGN APG N N1 E-IAL To MATH Si/l_.2I,,/cy •Tires Plus /2.-o" Muffler & Brake J R Tech Engine & Lube ABRA Auto Body. & Glass a 1 1. I -� �i Dc PA -E SLI_. , P'1AMC_Y, SUILD. I I . 1 I �� - CN ` 1 _ N -11 / 1 1 j l " I - 1 '1 l I I � I I I L: I I . lc 0" • AGENDA ITEM 5. 1 Tity of 1111Elks,‘ River MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER__Arj".--- 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. 1111 LO CATION 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. 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. ON SITE PARKING 1111 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 1 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 1111 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. 111 dark.pc , , • 1 W EN igirPnitit: 111 iiield' � �' � 1?C T, w' R �� ,r itaS5w gR*� 6 f I z:ze ,)„ ELK L s+se I al _-� _� �I�O ] EPIIP211 EI u [ol 9d 1 El 11� �'LJW � fur ST. — E.E. ir: ` 'pNOv %8S'E� ELK �. • _ I.-�/ SCYAft IP W S ' a �- � 1 �� �'�I Wi PLAZA 107 7tOteir,..-011th a �� LOCATION .12 wo a �a o. , if 44: Or T. b —• –11-=_T__. _ �n2��E1FL-�����o� °�` R,SEA eW o VI � �o ? ,� i , m 9i f °L AIA Wit. , 6.martial P�i fi'A po . ff.w t�i Q s ' 1 7gMI5T • U t. �,�� i4 , '� - — 4 �L� T04 SV NO w11111:1111/EN�'_ p 44 ® lsT. 111 I 4TH t AUDITOR'S l �. ' iI - T''ir, L 9N0. \ D G _ L 0 z ;#RD T. ®'ig A. �.. ll 11788/ to � `��", Fr SLK m }ger wp b . e SiIII®� � 1' MAI I f ST. ,1•;,* ,IFIP �� i� te ,'ww--q1� ® II _ FI11 E , 4,111111 h \ 2-4c 1st Nem ' . a Nam Im2Td _ _ 1 / / II f, \;\ \ inti ' --\ I' .\\ XIV r \ \ ,� i 1 II1 p4 9� \ \\\ ) I: \ A I ,' d a �1) LOCATION MAP • City of ,a • CASE GCS. 94i /Elk River P.O. Box 490 • _. . ., 1306 Orono Parkway • Elk River, MN 55330 • (61?) 441-74/0 1• 4 •INN a,11p '4 S. - wwcr V wR2b o i a 4 C • G;ig l....[mi. ."Ar• Sir 0101. •rr...v»nr !ve., • 4P dlitt a e a•_ =a u nut 1 ��y_. lli I 176 i i Hr' t• ntrat_ • k 4 �� v.,-. ...... : - • ..,II .--.,ra' - . r i r..--7: '` .1 NM LOCATION ,.,,A,, : i C . - • _ \' ViL••��e1M �r•Ta� . '''' ' 18 ,-1,c,ji It ., li i �: R2b i —.--. ' It., 0101;' ` 7 ) PUD 1 _ f Ad • ,, \ \, 78TH )1 R1c " 177TH . .. i:::... . L z - -- —- -0101_._. -. . 4 t.-,. it I75TH '.jt'� . . .• ..� __ 0 OC i '� I I 915.01 " ZONING MAP Il Floodplain 1R2I Two Family Residential _ IG3I Highway Commercial [Al 1 Agricultural Conservation Two Family Residential 111 ) Light Industrial [R1a1 Single Family Residential IR3I Towntause/MultIple Family Residential 1121 Medium Industrial R1 Single Family Residential IR4J Multiple Family Residential Sold Waste Facility Pk./ \ IRic] Single Family Residential I�� Planned Unit Development �• j1l iU Single Family Residential IC1 i Central Commercial IATI Antenna Tower IME) Mineral Excavation • [Mel Single Family Residential IC2I Office District A . L, -it of A CASE / River P.O. Box 490 . 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 -11/11h71.1 1 '4 • ; S 1)1 • • , 1 I 1 . : . . 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Li .S4._„ i . * T3 M -A L . . ;71 L•s, .,.. .., • Z. • q ' , i .. = C -a . -1.. -.._. ,. I .. .1 1 •/j. 1 _l_l_ ... :- . r , . , • I liwill111111r ,' , 11 li 1 11111111 .. , - - "---- i rn = —r ;...,- K V7 , \ I __\ \ \ 1 H H H N \‘.1 \ N \ \ • 0 .-. n 1 _ / .. 1 u i _ / / / ,____ //. I I (.,.. 1 ____ BENSHOOF & ASSOCIATES, INC. • TRANSPORTATION ENGINEERS AND PLANNERS 7301 OHMS LANE, SUITE 500/EDINA, MN 55439/(612) 8329858/FAX (612) 832-9564 • May 11, 1994 REFER TO FILE: 94-16 MEMORANDUM • TO: John Weicht, John ; Weicht and Associates FROM: James A. Bensh.. 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: 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. lu----"-m------m—lms--n z ��x Htl.1-S •N.w. r-------------g—g— s � ;a 8th S T. 1.1 ` t y > V' ,W. 3. �' 7tn 5T. STN.Vi. ST. • 6th -.- 5 5th P Ch (DI . J 4tn > Y x w PROJECT is T. N.w. III • LOCATION . oR, aim ,_ ›. 4r4 4.4 \ t Ki '`, 1 ` Mrd MO MAIN s \ A l3 aliih.1. 44 „ LA-A '� 2nd 5 . N.W. ��~~aiiiimii� w ti � Jar z `�� ,, P .i � e } ,., r •,,.., , t *O O,? 10 / . 1 NS-. N SCALE (.41 I U 1000' Nimei e ri. JOHN C. WEICHT FIGURE 1 AND ASSOCIATES ELK RIVER AUTO MALL TRAFFIC ANALYSIS PROJECT LOCATION i W BENSHGOF&ASSOCIATES,INC. �BPORTA'ON EN131NEERSAND PLANNERS Mr. John Weicht -3- May 11, 1994 • In order to analyze the traffic implications of the proposed of existing turn movement volumes at the Main St./Carson St. intersection needed. To facilitate this understanding, p p°S� auto mall, an understanding II the me g, turn movement counts wereperformed s period (4-6 p.m.) in fifteen minute intervals on M 4, 194 during Eenshoo & Associates, Inc. Existing total approach volumes were also Maier Stewart & Associates, Inc. for the T.H. 169/Main St. intersection. ' obtained from A i n r tM 'n In 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 the past four and one half years, 15 accidents had been reported at this intersection for average of three and one third accidents per year. It was further learned from the of Police that one type of accident had occurred of Police This type more frequently than others at the Chief of accident involved eastbound vehicles on Main St. that were turning left onto northbound Carson St. hitting vehicles on Carson St. waiting onto Main St. to turn RQ way.AlternativP Two different roadway alternatives were considered in the traffic analysis. involved having the only access to Carson St. at Main St., as is current) h other alternative involved the creation of a right turn in/out access y The first north end of Carson St., in addition to the Main St. access. on T.H. 169 at the Y the case. The TRAFFIC FORECASTS • Tri n r liQn Trip generation rates were established for theyroposed development to account expected new and pass by trips. Tripion for the based on studies done at similar locaons by Ben hoof&rates r Associates, Inc.,the auto uses e the trip generation rates for the other retail uses were based on information obtained representatives of those uses. We are confident that the ' Ic. while the Mr. Movies and the Little Caesar's Pizza uses are conservativelyvhigh. ratfor them ugh. Next, it is important to classify trips to and from the development in terms o f the following two categories: . New trips - These are trips that either would be new trips solely tofrom the development. and • . 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 Tr Engineers, we would estimate that approximate) 90 the development would be new, while 10 percentould Transportation Ypercent of the trips generated by account for multipurpose trips, or trips that wouldmakesstbops at�more thanfied ass one of the businesses in the development, a five percent reduction factor was applied to trip generation. the overall • Mr. John Weicht -4- . May 11, 1994 Table 1 shows the trip generation rates and the corresponding number of trips. TABLE 1 III P.M. PEAK HOUR TRIP GENERATION PROJECTIONS FOR ELK RIVER AUTO MALL DEVELOPMENT Gross Trip Net New Net GenerationPassbyl Size Ratel Trip Ends2 Trip Ends Use aQ.Ft.) In Dm In Qla In DA Auto Mall 19,900 3.70 3.66 63 62 Mr. Movies 4,000 18.75 18.75 7 7 Little Caesars Pizza 1,200 33.33 33.33 4 3 344 47 7 344 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. V.1 m- ' . •I R-m."n _ . . -••- _ • R'• I. is • - •n . ,• 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. plumes if Carson St. is Extended to Provide Right Tprn In and Out Accesion T,H. 160 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. I69/Main St. intersection. The remaining 28 vehicles would use Carson St. to access new or existing businesses in the development. NEW TRIP DISTRIBUTION PERCENTAGES • QCOo O y Cr) 15% MAIN ST. c N NOT TO SCALE • PASSBY TRIP DISTRIBUTION PERCENTAGES w -A Do o cr cc cQ . d MAIN ST. Qp NOT TO SCALE JOHN C. WEIGHT AND ASSOCIATES FIGURE 2 ELK RIVER AUTO MALL TRAFFIC ANALYSIS TRIP DISTRIBUTION BENSHOOF&ASSOCIATES,INC. • TRANSPORTANAENGINEERS AND PLANNERS PERCENTAGES TOTAL APPROACH VOLUMES AT T.H. 169/MAIN ST INTERSECTION co a) CO co , Si, S <--- 839/863 464/570 --> I ' MAIN ST. (:;) Co ti ± L I-: Co T TURN MOVEMENTS AT CARSON ST✓MAIN ST INTERSECTION CO z c n `o Q c • N- O E-1 4 t___\ 21/127 F-- 471/471 60/133 394/394 4 N MAIN ST. vu1r.r,.In EXISTING fPOST-DEVELOPMENT �XX/XX NOT TO SCALE rf!► rum."""""' FIGURE 3 JOHN C. WEICHT AND ASSOCIATES ELK RIVER AUTO MALL PM PEAK HOUR TRAFFIC ANALYSIS TRAFFIC VOLUMES . BENSHOOIAS, C. WITHOUT RIGHT IN/ '1/4., S., TRANS�OR7AIONENGINEERSANDPLANNRSF�ASSpcTElNRIGHT 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. • • ANN/ . --- TO TA L - - TOTAL APPROACH VOLUMES AT T.H. 169/MAIN ST. INTERSECTION N �y F— 839/863 464/509 ----> I ' MAIN ST. rn co T T 1� TURN MOVEMENTS AT CARSON ST./MAIN ST INTERSECTION F= o ,1*-1 [-> t— 21/99 E--- 471/462 60/133 394/394 ---> N MAIN ST. EXISTING II POST-DEVELOPMENT XX/XX NOT TO SCALE FIGURE 4 imilmimalliTh JOHN C. WEIGHT AND ASSOCIATES ELK RIVER AUTO MALL PM PEAK HOUR TRAFFIC ANALYSIS TRAFFIC VOLUMES • IRRBENSHOOF&ASSOCIATES,INC. WITH RIGHT IN/ TRANSPORTAT.ONENOINEERBANDPLANNERB RIGHT OUT ��ON TH. 169 • 4- SUPER AMERICA / BURGER TIME ) i 1 1-- _ - CC 6 J • 1 1 1 2'r 14' r �_ :A)-c?,-I. - _I M MAIN ST. N APPROXIMATE SCALE C 40' JOHN C. WEIGHT IGURE 5 1 AND ASSOCIATES ELK RIVER AUTO MALL CONCEPT PLAN FOR • cp BENSHOOF 8 ASSOCIATES,INC. TRAFFIC ANALYSIS CARSON ST./MAIN ST. TRAN9?ORTA?IONEVGINEERBAHDPLANNER& INTERSECTION