6.2. SR 07-05-1994
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Ilk River
ITEM 6.2.
MEMORANDUM
FROM:
MAYOR & CITY COUNCIL
STEVEN B. ACH, CITY PLANNER ~.-ft-
JULY 5, 1994
TO:
DATE:
SUBJECT: REQUEST FOR A CONDITIONAL USE
PERMIT BY DARKENWALD FAMILY
PARTNERSHIP/PUBLIC HEARING
CASE NO. CU 94-11
ISSUE
Consider a request for a conditional use permit to construct a 19,900 square
foot automobile repair facility in addition to having multiple buildings on one
parcel.
e LOCATION
Seven hundred feet north of Main Street at the northerly terminus of Carson
Street (across from Pizza Hut).
ZONINGILAND USE
C-3 (Highway Commercial) / HB (Highway Business)
ATTACHMENTS
Planning Commission Report dated June 21, 1994, Revised Site Plan,
Preliminary Design of turn land on Carson at Main Street
BACKGROUND
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This item has been presented to the Planning Commission at three separate
meetings. One of the immediate issues that arose early in the process related
to the additional traffic on Carson Street and the impact it may have at the
intersection of Carson and Main Street. Therefore, it was recommended that
the developer prepare a brief traffic study addressing the impact of additional
vehicles at the intersection of Carson and Main. Recommendations from the
traffic study indicate that a right hand turn lane on Carson Street be
installed to allow vehicles proceeding east or west on Main Street to have free
P.O. Box 490 . 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Darkenwald CUP Request
July 5, 1994
Page 2
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movements. Constructing this turn lane will require the reconstruction of
the Burger Time parking lot.
REVISED SITE PLAN
The developer has presented a revised site plan in response to comments
received by the Planning Commission at the two public hearings that were
held on this item. The revised site plan generally includes the following
changes:
. Eliminating the Little Caesar's Pizza (1200 square feet)
. Relocating parking from the south side of Mr. Movie's building to
the north side
. Shifting the parking area on the north end of Tires Plus further
north and adding five 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 and Main Street
. Adjusting the Burger Time parking lot accordingly as a result of the
improvements to Carson Street
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PARKING
All along, there has been a concern with the amount and convenience of
parking for the proposed site plan. The developer has contended that their
project meets the City's requirements and that if there ever was a problem in
the future, they have the ability to use the overflow parking from Pizza Hut
and Burger Time. There may be available parking stalls to be considered for
overflow parking at Pizza Hut and Burger Time, however, the City's
ordinance requires that businesses provide adequate parking on site.
Staffs concern related to the number of parking stalls precipitated a brief
survey be done of other communities with similar facilities to determine how
many parking stalls they require for similar developments. This survey is
included in the packet and includes parking ratios ranging from one stall for
every 461 square feet, down to as low as one stall for every 166 square feet.
The average of all of these is one space for every 276 square feet. Assuming
that this parking ratio may be accurate, the following numbers were
calculated to determine required parking for the proposed development:
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. Existing Ordinance Requirements
Proposed Auto Repair Business
Proposed Mr. Movies
TOTAL
19,900 sf - 500 = 40 stalls
4,000 sf. 200 = 20 stalls
60 stalls
darkenwa.council
Darkenwald CUP Request
July 5, 1994
Page 3
e
. Average Requirement of cities surveyed
Proposed Auto Repair Facility
Proposed Mr. Movies
TOTAL
19,900 sf. 276 = 72 stalls
4,000 sf. 200 = 20 stalls
92 stalls
Taking into consideration some of the recommendations from staff for
providing traffic control/landscaped islands throughout the proposed parking
area, the total number of stalls proposed by the developer is 84. This number
obviously exceeds the City's current ordinance but falls short of what might
be a more appropriate parking ratio required for auto repair businesses.
OVERHEAD DOORSINOISE/ODOR
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In total there are 22 overhead doors facing Highway 169. JR Tech is the only
proposed tenant that would have overhead doors facing the residential area
to the west. To alleviate concerns expressed by the residents of Guardian
Angels regarding noise and odor, the Planning Commission recommended
that JR Tech keep their overhead doors closed during business hours and
only open the doors to allow vehicles to enter and exit the building. To
further address the noise and odor issue, please refer to the attached letter
from Jim Benson, representing the tenants of the auto mall, whereby he
addresses the noise and odor issues.
SCREENING TO THE WEST
All through this process, one of the major issues has been providing adequate
screening between the commercial property along Highway 169 and the
Guardian Angels facility to the west. The Council may recall that as part of
the Guardian Angels conditional use permit for their expansion, a condition
was added that required Guardian Angels to cooperate with the commercial
property owner and develop a landscape plan that would provide an adequate
buffer between the commercial and residential area. The developer of the
auto mall is essentially proposing screening by using landscape materials
such as conifers that will provide a year round screening and noise
attenuation between the two land uses.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approval of the conditional use
permit request for an auto mall and multiple buildings on one lot with all the
conditions recommended by staff except for the following modifications:
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. Eliminating condition #2 regarding the density of the project be
reduced by eliminating the Mr. Movies building or one of the auto
darkenwa.council
Darkenwald CUP Request
July 5, 1994
Page 4
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repair tenants to accommodate additional parking spaces and green
area.
. Adding #15, overhead doors on the west side of the building remain
closed during business hours and only be opened to allow vehicles
entering and exiting the building.
. Adding #16, shift the Mr. Movies building further south, allowing a
10 to 15 foot green strip being north of Mr. Movies.
. Adding #17, Payment of $600 per acre for trunk storm sewer
. improvements being paid prior to issuance of a building permit.
STAFF RECOMMENDATION
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The proposed project still presents three areas of concern. The first relates to
the number of parking stalls and the convenient location of those stalls.
Secondly, JR Tech Automotive has four overhead doors that face the
residential area to the west. These doors, along with the type of vehicles
(passenger and R.V.'s) repaired by JR Tech, present a concern. Lastly, the
new right hand turn lane provided by Burger Time restaurant will require
removing the 11 foot green strip along with the existing trees. By doing this,
there will no longer be a landscaped setback between the roadway and the
Burger Time parking lot. One option to improve this situation is to construct
a retaining wall and establish a green area. By incorporating these concerns
into the recommendation, staff is recommending approval of the conditional
use permit 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.
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. NO OVERHEAD DOORS BE ALLOWED ON THE WEST SIDE OF THE
PROPOSED BUILDING.
4. AN INCREASE OF LANDSCAPING (CONIFERS) BE PROVIDED
ALONG THE WEST PROPERTY LINE TO ESTABLISH A BUFFER
BETWEEN THE TWO LAND USES.
5. NECESSARY IMPROVEMENTS TO CARSON AND MAIN STREET BE
COMPLETED PRIOR TO OCCUPANCY OF THE PROPOSED
BUSINESSES.
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6.
ONE MONUMENT STYLE SIGN IDENTIFYING THE PROJECT AND
TENANTS WITH A MAXIMUM HEIGHT OF 24 FEET BE ALLOWED.
darkenwa.council
Darkenwald CUP Request
July 5, 1994
Page 5
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7.
WALL SIGNAGE CONSISTING OF INDIVIDUAL LETTERS WITH
SIZES AS PRESENTED BY THE DEVELOPER BE PERMITTED.
8. NO OUTDOOR STORAGE OF MERCHANDISE OR AUTOMOBILE
PARTS.
9. NO AUTOMOBILES BE STORED OUTSIDE OVERNIGHT. ALL
VEHICLES MUST BE PLACED WITHIN THE BUILDING AFTER
BUSINESS HOURS.
10. HOURS OF OPERATION BE CONSISTENT WITH THE LETTER
SUBMITTED BY JIM BENSON DATED JUNE 6, 1994.
11. CONCRETE CURB AND GUTTER BE USED THROUGHOUT THE
ENTIRE PARKING AREA.
12. ADEQUATE TRAFFIC CONTROLILANDSCAPE ISLANDS BE
INCORPORATED INTO THE PARKING AREA AND MADE PART OF
THE IMPROVED SIGHT PLANS.
13. NO SIGNAGE BE ALLOWED ON THE WEST ELEVATIONS OF ANY
OF THE BUILDINGS.
.
14. TRASH ENCLOSURES BE PROVIDED WHICH ARE LARGE
ENOUGH TO CONTAIN ALL REFUSE COLLECTION AND
RECYCLING ITEMS, AND BE SCREENED FROM PUBLIC VIEW.
15. UNDERGROUND IRRIGATION BE PROVIDED THROUGHOUT ALL
LANDSCAPED AREAS.
16. PROPOSED LANDSCAPING MEET MINIMUM SIZE
REQUIREMENTS AS STATED IN THE ORDINANCE.
17. ALL RETAINING WALLS BE CONSTRUCTED WITH A DECORATIVE
BLOCK MATERIAL.
18. PAYMENT OF $600 PER ACRE FOR TRUNK STORM SEWER
IMPROVEMENTS BE MADE PRIOR TO ISSUANCE OF A BUILDING
PERMIT.
19. ADJUST THE SITE PLAN BY RELOCATING A 10 TO 15 FOOT
GREEN SPACE IN THE CENTER OF THE PARKING AREA
BETWEEN THE TWO COMMERCIAL BUILDINGS.
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AGENDA ITEM 3.1
MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER Ju
JUNE 21, 1994
FROM:
DATE:
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).
ZONINGILAND 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
June 21, 1994
Page 2
i)
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
. 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
June 21, 1994
Page 3
e
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 I NOISE I 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.
RECOMMENDATION
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
June 21, 1994
Page 4
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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 MONUMEI\TT 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.
.
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
June 21, 1994
Page 5
e
12. UNDERGROUND IRRIGATION BE
THROUGHOUT ALL LANDSCAPED AREAS.
PROVIDED
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
Planning Commission Minutes
May 24, 1994
DRAFT
Page 2
----- -------------- ----.. -------------
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.5.1 .. Consider a Conditional Use Permit ReauestbY . Darkenwald Family
..... . Public Heaiinq, Case No; CU94- J 1 ..
Staff report presented by Steve Ach. Darkenwald Family Partnership requested a
conditional use permit to construct a J 9,900 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. I I I.
Chairman Tveite opened the public hearing.
.
Bill Eckblad (Administrator). J3445-190th 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. 52 J 5 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 fram 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 T odahl. 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
A venue. 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
May 24, 1994
DRAFT Paoe3
'"
............... ---------- --... --... -------- --...... ---...
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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, Abro Auto I
Body uses very sophisticated equipment and has never received a complaint
regars:iing 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.
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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.
S;2.:)'C8nsiH&P8.:.q:8hHm8hbl'l.iSe,:pehniFkec1t.lesF..S.y::GGbPdi8a'~8bels'qbPeqehteH:
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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 core
center.
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J U N 1 7 19!14
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CONSIJLTINGENGlNEERS June 16, 1994
File: 230-221-11
CIVIL ENGINEERING:
ENVIRONMENTAl
MUNICIPAl
PlANNING
STRUCTURAl
. SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Pork Drive
51. Paul, MN 55108
612-644-4389
Fox: 612-644-9446
.9800 5helard Parkway
Minneapolis, MN 55441
612-546-0432
Fox: 612-544-6398
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: DARKENWALD PROPERTY
PROPOSED AUTOMALL
Dear Mr. Ach:
This correspondence is in followup to the last Planning Commission meeting regarding this
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
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
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
turn lane for southbound Carson Street should be extended approximately to the north
driveway of the Burger Time Restaurant.
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
d1'Y 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.
Sincerely,
MSA, CONSULTING ENGINEERS
~~
Terry J. Maurer, P. E.
TJM:tw
221-1615.jun
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MSJ~
CD.\Sl!LTL\G E\Gt\EEllS
CIVil ENGINEERING:
ENVIRONMENTAl
MUNICIPAl
PLANNING
STRUCTURAl
. SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Pork Drive
SI. Paul, MN 55108
612-644'4389
Fox: 612-644-9446
fill 9800 Shelord Parkway
Minneapolis, MN 55441
612-546-0432
Fox: 612-544-6398
May 19,1994
File: 230-221-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: DARKENW ALD PROPERTY DEVELOPMENT
Dear Mr. Ach:
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,
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
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:
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-
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
160 trips in the p.m. peak hour leaving the site. In order to accommodate this increase
in trips, the traffic study proposes improvements consisting of the widening of Carson
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
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
section. We believe it needs to be long enough to accommodate several right turning
vehicles and also to preclude left turning vehicles from lining up and blocking access to
the right turn lane.
e
Mr. Steve Ach
May 19, ]994
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 Super America 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.
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If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
~~~
Terry 1. Maurer, P.E.
TJM:tw
221-1901.may
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eO\SIUIMl E\GIXEEIIS
CIVil ENGINEERING:
ENVIRONMENTAl
MUNICIPAl
PLANNING
STRUCTURAl
. SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Pork Drive
St. Paul, MN 55108
612-644-4389
fox: 612-644-9446
e800 Shelard Parkway
Minneapolis, MN 55441
612- 546-0432
fox: 612-544-6398
April 15, 1994
File: 230-221-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: CARSON STREET AUTO MALL
SITE PLAN REVIEW
Dear Mr. Ach:
Based on our review of the Carson Street Auto Mall proposed by John Weicht and
Associates, we would offer the following comments:
1.
The information reviewed included a Grading, Drainage, Erosion Control and Utility
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
Weicht and Associates.
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.
Based on these issues, we would recommend that the developers supplement their
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
traffic analysis should look at total traffic generated and peak hour traffic with and
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
additional improvements are needed at this location to safely and efficiently handle
the total traffic generated.
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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.
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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
~ftr~
Terry J. Maurer, P.E.
TJM:tp
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221-1802.apr
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MEMORANDUM
TO:
STEVE ACH, CITY PLANNER
FROM:
TROY LANGER, PLANNING INTERN
DATE:
JUNE 7, 1994
SUBJECT:
P ARKING 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 requiremrnts and requested the above
mentioned information. Those cities are: Brooklyn P~k, 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
. City of Bumsville
Abra Auto Body Repair
Sq. Footage
Parking Req.
Actual
Midas Muffler
Tires Plus
City of Coon Rapids
Abra Auto Body Repair
Abra Auto Mall
Midas Muffler
2,000 sq. ft.
24,500 sq. ft. 122 130
.. 5,056 sq: fC . . 17 18
4,640 sq. ft. 17 20
Tires Plus
City of Eden Prairie
Abra Auto Body Repair
Abra Auto Mall
10,000 sq. ft.
18,120 sq. ft.
80
28*
Midas Muffler
No Longer Exists in Eden Prairie
.
Tires Plus
Tires Plus Mall
4,420 sq. ft.
18,800 sq. ft.
113
12
92
e 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
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* 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
J U N - 7 199~
.
THE C. CHASE COMPANY
Real Estate Brokerage and Consulting
BnKe C. Bermel, SlOT,
Jamc, 1'. Bcnson, SIOI{
John K Gabrielson, SIOR
Sherman P. Malkl'rson
SteYl':l L. Eriksson
Da\.id J. Bruce, SIOR
June 6, 1994
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 ourrecent 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 anyone 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. Thenighttime .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
Individual Memberships, Societyof Industrial and Office Realtors.
Member, National Association of Industrial and Office Parks.
5353 Gamble Drive, Suite 310
Minneapolis, Minnesota 55416-1509
Telephone: 612525-1000
Facsimile: 612525-1335
e
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,
o
,7. /3'.1' ..
'lames P. Benson, SIOR
Partner
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IPBlly
cc:
Mr. John C. Weicht
John C. Weicht & Associates
P.O. Box 368
Elk River, MN 55330
.
~-.-."_--...-,.," ......_~...,.,..-~--''"'',...,...,.,-=..... ''-'-''- -
.' '- .. -,.' _." ':-- , ... '-
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.
.
JOHN C. WEICHT & ASSOCIATES DEVELOPMENT
ELK RIVER, MN
HOURS OF OPERATION FOR PROPOSED TENANTS
ABRA AUTO BODY & GLASS
Monday - Friday
Saturday
Sunday
8:00 a.m. - 5:00 p.m. (shop)
9:00 a.m. - 12:00 p.m. (estimates only)
Closed
TIRES PLUS
Monday - Friday
Saturday
S'unday
MUFFLER & BRAKE
7:00 a.m. - 9:00 p.m.
7 :30 a.m. - 6:00 p.m.
10:00 a.m. - 5:00 p.m.
Monday - Friday
Saturday
Sunday
JR. TECH
8:00 a.m. - 6:00 p.m.
8:00 a.m. - 4:00 p.m.
Closed
Monday - Thursday
Friday
Saturday
Sunday
MR. MOVIE
7:00 a.m. - 6:00 p.m.
7:00 a.m. - 5:00 p.m.
8:00 a.m - 12:00 p.m.
Closed
Monday - Thursday
Friday
Saturday
Sunday
LITTLE CAESARS PIZZA
10:00 a.m. - 10:00 p.m.
10:00 a.m. - 11 :00 p.m.
10:00 a.m. - 11 :00 p.m.
12:00 p.m. - 10:00 p.m.
Monday - Thursday
Friday - Saturday
Sunday
10:00 a.m. - 10:00 p.m.
10:00 a.m. - 11 :00 p.m.
10:00 a.m. - 10:00 p.m.
Q :\DOOJIM\ABRA \ WEIC060 I.LST
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. 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 Plu~ Site - Elk River Auto Mall
Our Client: Tires Plus G~oupe," 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.
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.:'~:.!"1:~ -:' ,-"':J.i.:..-~.~'"
J. M. Dimond
JMD:ms
cc: Donald M. Gullett
- 8609 Lyndole Avenue South # 1 01 B Bloomington, Mi~nesoto 55420 (612) 881';;5461
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ARC: I-i J-I1 c; -r.A. L
Tires Plus
/2 '- 0 .
Muffler & Brake
J R Tech Engine & IJube
ABRA "Auto Bodi & Glass
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~l}{l River
AGENDA ITEM 5.1
MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER.~
FROM:
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.
I 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.
.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 ~ (612) 441-7420 · Fax: (612) 441-7425
Darkenwald Family Partnership
l'vlay 24, 1994
Page 2
---------------------------------------------
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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, !\1idus 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
e
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
e
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
May 24, 1994
Page 3
---------------------------------------------
e:
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
The project has been proposed to have eighty-nine (89) parking stalls.
Incorporating some suggestions by staff, that could be reduced to e.ight-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 11idus 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
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Darkenwald Family Partnership
May 24, 1994
Page 4
---------------------------------------------
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. 1\10vies 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.
_...,.'
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LOCATION MAP
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CASE CO 94-1/ *
P.O. Box 490 · 13065 0 -. .
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BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
7301 OHMS LANE, SUITE 5001 EDINA, MN 554391 (612) 832.98581 FAX. (612) 832-9564
May 11, 1994
REFER TO FILE: 94-16
MEMORANDUM
TO: John Weicht, Jo~n Weicht and Associates
.'\"
FROM: James A. Bensh and Edward F. Terhaar t; 'f-
RE: Results of Traffic Analysis for Proposed Elk River Auto Mall DevelopIPent
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) Backeround Information. This includes proposed development details, existing
condition information on adjacent streets, accident history information at the
Main St.lCarson St. intersection, and a description of roadway alternatives.
2) Traffic FQrecasts. 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 Analysi~. . Analyze the ability of the adjaCent roadways to accommodate
the post-development traffic volumes and evaluate roadway access operations.
4) Conclusions
BACKGROUND INFORMATION
Proiect Information
).
The proposed development is to be located on Carson St. in the City of Elk Rivert as
shown in Figure 1. The development is expected to consist of two buildings, with the
northern buildin~ containing the auto related uses (19,900 sq. ft), and the southern
building contaimng a Mr. Movies video rental store (4tOOO sq. ft) and Little Caesars
Pizza (1,200 sq. ft.). Accesswill 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.
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JOHN C. WEICHT
AND ASSOCIATES
ELK RIVER AUTO MALL
TRAFFIC ANALYSIS
\Xi BENSHOOF & ASSOCIATES,INC.
U TRANSPORTATiON ENOINEERSANtlPLANHERS
FIGURE 1
PROJECT LOCATI'ON
)
- - -, ......,. "-' ',~ r. I,)':"
Mr. John Weicht
-3-
May II, 1994
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In order to analyze tlle traffic implications of the proposed auto mall, an understanding
of existing turn movement volumes at the Main St./Carson 51. intersection was
needed. To facilitate this understanding, turn movement counts were performed during
the p.m. peak time period (4-6 p.m.) in fifteen minute intervals on May 4, 1994, by
Benshoo( & Associates, Inc. Existing total approach volumes were also obtained frail)
Maier Stewart & Associates, Inc. for the T.R. 169/Main SI. intersection.
Accident History at Main St./Carson St. Intersection
A listing of accidents which have occurred at the Main St./Carson SI. intersection Was
obtained from the Elk River Police Department. Thi. listing showed that OVer the past
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 bad OCcurred more frequently tban others at the
intersection. This type of accident involVed eastbound vehicles On Main SI. that were
turning left onto northbound Carson SI. hitting vehicles on Carson St. waiting to turn
onto Main St.
Roadway Altemativ~
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 tum in/out access on T.R. 169 at the
north end of C?I"son Se I in addition to the Main St. access.
.
TRAFFIC FORECASTS
Trip Gener~tion
Trip generation rates were established for the ,Proposed development to acconnt 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 trip. that either would be new trips solely to and from the
development.
· . Passby trips - These are existing · through' trips on T. R. 169 that in lhe fu ture
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.
11r. John Weicht
-4-
May II, 1994
Table 1 shows the trip generation rates and the corresponding number of trips.
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TABLE 1
P.M. PEAK HOUR TRIP GENERATION PROJECTIONS FOR
ELK RIVER AUTO MALL DEVELOPl\1ENT
~
Size
(SQ.Ft. )
19,900
4,000
1,200
Gross Trip
Generation Rate1
In Qu.t
3.70 3.66
18.75 18.75
33.33 33.33
Auto Mall
Mr. Movies
Little Caesars Pizza
Totals
1 Trip Ends per 1,000 sq. ft.
2 Includes 5 % reduction for multi-purpose trips
Trip Distribution and Assienment
Net New
Trip Ends2
In QyJ
Net Passb1
Trip Ends
In .Qill
63
64
34
161
62
64
34
160
7
7
4
7
7
4
18 18
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.R. 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.
:Volumes if Carson St. Remains as a Cul-de-Sac (No Ri2'ht Turn Access on T.R. 162)
As shown in the top half of Figure 3, traffic volumes increase slightly on all approach
legs of the T.R. 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.R. 169 at
Carson St. As shown in the figuret 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.
Yolumes if Carson St. is Extended to Provide Right Turn In and Out Access on T,R.
169
e
From the trip assignment process, it was estimated that 37 vehicles would enter and 61
vehicles would exit Carson S1. via the right turn access on T.R. 169 during the p.m.
peak hour. Of the 37 vehicles that enter, it was estimated that only 9 vehicles would
use Carson S1. 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.R. 169/Main
51. intersection. The remaining 28 vehicles would use Carson S1. to access new or
existing businesses in the development.
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.
1- .' .,' r~~
NEW TRIP DISTRIBUTION PERCENTAGES
45%
.. .
MAIN ST.
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z
o
~
<:
u
15%
.. ..
~<5
~
o
N
t
NOT TO SCALE
PASSBY TRIP DISTRIBUTION PERCENTAGES
MAIN ST.
JOHN C. WEICHT
AND ASSOCIATES
\:.Ij BENSHOOF & ASSOCIATES, INC.
V TRAIISPOAU T!OH EIIGlllfERIlAHO PLANNERS
,..:
(I)
Z
o
CJ)
a:
<:
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~.
ELK RIVER AUTO MALL
TRAFFIC ANALYSIS
N
t
NOT TO SCALE
FIGURE 2
TRIP DISTRIBUTION
PERCENTAGES
.
.
TOTAL APPROACH VOLUMES AT T.H. 169/MA1N ST. INTERSECTION
OJ
(J)
CD
-
I:::
<D
.~
<E-- 839/863
r MAIN ST.
gs
,.....
.,...
i::
co
or-
TURN MOVEMENTS AT CARSON ST.lMAIN Sr: INTERSECTION
f-=
C/)
z
o ,..... CD
C/) (") r"-
oc ~ ~
~ <D r"-
()~ L
. L 21/127
~ 471/471
~
xX/Xx
464/570 -7
0>
<0
.,.....
::c
~
60/133 --.t
394/394 ~
e\t't.....::e..I~
EXISTING
POST-DEVELOPMENT
,.
JOHN C. WEICHT
AND ASSOCIATES
)
N
MAIN ST.
NOT TO SCALE
FIGURE 3
PM PEAK HOUR
TRAFFIC VOLUMES
WITHOUT RIGHT IN!
RIGHT OUT
ON T.H. 169
OJ BENSHOOF &. ASSOCIATES, INC.
'U' TRAHS~ORTA~IOH ENGIHEERSAHO PLANNERS
ELK RIVER AUTO MALL
TRAFFIC ANALYSIS
Mr. John Weicht
-7-
May lIt 1994
e
The top half of Figure 4 shows the existing and post-development traffic volumes at the
T.R. 169/Main St. intersection with the right turn in/out access on T.R. 169 at Carson
51. 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.R. .169 prior t~ Main St. and then continuin~ w~t on ~ St. Once again,
this is a relatlvely small mcrease and should have no slgmficant 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. t as
expected, and remain the same or decrease slightly on Main S1. The increases on
Carson S1. will probably cause additional delays to vehicles using this streett especially
to those exiting the area on Carson 51.
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 developmentts construction. In order to help
alleviate possible conflicts the additional traffic may have at this intersectiont it is our
recommendation that Carson St. be widened to add a right turn lane for the southbound
traffic. 'rVe also reCommend the addition of a two foot striVed island to separate the
northbound and southbound movements, as well as a stop lme 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 iml?fovements, 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
foJ1owing 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.R. 169 - it
is expected that traffic volumes will increase at both the Carson St./Main St.
and T.R. 169/Main St. intersections.
The traffic volume increase at ttie 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 S1.
.
e
e
e
TOTAL APPROACH VOLUMES AT T.H. 169/MAIN ST. INTERSECTION
C\I
N
g
<0
1
~ 839/863
464/509 ---).
I MAIN ST.
0'>
(D ~
,..- ,....
:z: .,..
~ ~
co
,...
60/133 --.t
394/394 ~
EXISTING
POST~DEVELOPMENT
',.
TURN MOVEMENTS AT CARSON ST.lMAIN ST. INTERSECTION
r-=
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a: \, -
(}~ l
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XXlXX
JOHN C. WEICHT
AND ASSOCIATES
L 21/99
~ 471/462
N
MAIN ST.
t
NOT TO SCALE
FIGURE 4
PM PEAK HOUR
TRAFFIC VOLUMES
WITH RIGHT IN/
RIGHT OUT
ON T.H. 169
ELK RIVER AUTO MALL
TRAFFIC ANALYSIS
00 BENSHOOF & ASSOCIATES, INC.
V lRAHSPORTAT.OHENGIHEER8ANOPLAHNf~8
)
BURGER TIME r.-..
&3
~ ~ ~
~
.
--.
~
MAIN ST. N
APPROXIMATE SCALE t
,. . \
0 40'
.
+-
--,1':'~
~~,.'-".::. 1.10
\..
SUPER AMERICA
IGURE 5
ELK AlVER AUTO MALL CONCEPT PLAN FOR
TRAFFIC ANALYSIS CARSON ST.lMAIN ST.
INTERSECTION
JOHN C. WEICHT
AND ASSOCIATES
.
\:'Ij BENSHOOF &. ASSOCIATES, INC.
V T;;AHS?ORTA""OHE~GINEERSAHOPUHNERS
e
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.
Guardian Angels of
Elk River, Inc.
280 Evans Avenue · Elk River, MN 55330 · (612) 441-1213 · Fax (612) 441-7101
, June 30, 1994
j
Larry Farber ~'
City Council Member'
19404 Norfolk Street N:W.
Elk River, MN ?5330
'\
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, ,
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,
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Dear M,r.F<irber:
I
\
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On) July 5, 1994, you will be asked","to approve the,plan for' an-auto strip mall to be located
:J on Carson Stre~t adjacent tothe Guardian Angels Campu~. , ,~ r ",'
, ( -' .)
\
,--
(
Guardian Angels is very opposed to thisdevelopment.r This type of business "seems entirely
inappropriate to be built ,ne~t to a campus where nearly 300 Seniors ,make theirhome.J
Guardian Angels r~sidents signed' petitions showing ,,' their opposition and the Board of
Directors of Gua.rdian Angels passed a -resolution opposing the auto strip mall. These
docume~ts were all giy~n to the planning commission at the i)Ubli~,hea~ings.
r -
/ \/
'" . '~~,-. (Y . . _ ~
Throughout the public hearings the issues of noise, odors, unsightly conditio,ns -of stacked, '
tires, 'to\ved/\vrecked autos, trucks, and motorhomes were discussed. Proposed resolution to
'these issues are to be put into restrictive c;onditions that _ even the city says they cannot
monitor or enforce.
"
Before you, as a city' council member, decide to approve this development plea,setake the
\ -. .
time to stop at the proposed site. Imagine putting' five' high vqlume. businesses into that
.J -.- ...._ I
narrow piece of property that has oilly one access. Th~ density of the / areawou!d be
tremendous as there are already thr~eexisting businesses that create traffic problems.
, .
Specializing in Services for Seniors
e Page Two
Guardian Angels
June 30, 1994
-
'-1""
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r
e
~.
Parking, traffic and density are all impacted heavily by this proposal and the Seniors of
Guardian Angels will be also. We hope you will take the time to be fully informed .on this
proposal before you make a final decision.
Sincerely, 'J
,
~ 4 tJZllW
Carol J. Mills, .Executive Director
Guardian Angels of Elk River, Inc.
. .'
Sherry K. Emerson, Housing.Administrator
, Guardian Angels Homes, Inc. .
, \\-,' ---, ,;~
4t/~"~.
, i
William Eckblad; Administrator
Guardian Angels Care Genter
\
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Attachment
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.
Guardian Angels
CARE CENTER
400 Evans Avenue · Elk River, Minnesota 55330
Telephone: (612) 441-1213 · Fax: (612) 441-7101
GUARDIAN ANGELS HEALTH SERVICES, INC.
RESOLUTION OF MAY 18, 1994 .
WHEREAS, the Board of Directors of Guardian Angels Health Seryices, Inc.
convened on May'J8, 1994 and discussed the potentiall<?cation and construction of.an, Auto
Mallon our neighboring properties; and .,
. l . . .
.' ,'; WHEREAS,autorriobile-relatedbusinesses' generate a significant amountoftraffic,'
noise;: debris and rubbish; and " , . . .
, ' ,",,',' -: '
...., ' '- < , <". .>>',.,:."; ,:"" '. ",,'.' '.:':'c'>.,: ,:,./." . "';:"";" ,'<: ,,-:..":.,,;,'.'.,,'.::''.-' .'"
:,'~..:'", ." . ..': '.' ,.WHEREAS:'tenants 'and' residentshav~voi6ecJ:C9nCeIl1saboutsuchadevel()i>mentto.
,;~\i\i~j:;0~cr1~~~J,o,fpi~t?r~: f'~~~?~~m~~t{", ,Y~E:;:,;/:Z>:"'., j..,' ..;.. ...', ::~;. .
, ~,: ,.~l. f)"~:" BK '~T' RESOLYED .. that the.Guardiari' ,Angels, Health Se~ices.:; ~()(rrd.;'of_ Dir~tor~,l,upon.,; ,
':;!.!i::":/~F::8'~;:, u~3:I1iitJotiS vote,! opp()se~ .'. the',' building:ofiHAuto'MalI:on:thepropose<l :parkeQ~al4site.' .\;:?' '.'
1~':'jL~J,~~i@~;~d~ii'Hiilhi~;~i2~,.~g!;;~~~:~~~~~!~~6W~~~~~Jt~;;'.'~,:
:,'C}'.: B6ardof nirecto~:,:;/:.;. Richard;ElliotL.:;<: . "',:
'Dawn Moyer, ))resid~nt .........! ........... Naorniffatjl(:,;;'. . ',.'..'",
,.Bea Bastyr, Vice-President;"',,'.:.:.:'JaneHoulton),..'!;....
, 'J oh~:Bailey{,Secre~ITieas'urer?",Donald, :Stref!'.~J' , . " .". .c"i,:",';:i::/:i:',:,\:i:...::t'0,:'j,~,';.;:.
. -Lloyd Brutlag , ..., '.."!.i,ArleneSyring.: .,..' .' <, ". ';~'_':';":":."'.:::.;y~:{::;;,
" Joyce Danforth .. i': ,:{. StewartWilsori(Ex'-Officioi"; .!,.,.':>:'~o;{,(,.
:,By:......, ~~ g~~'Ui:;)-€:r. :;... . . ....: .
,.. . ~.. . ItsPresidenf.' . .... . ~ . '," .:
"Bx;:~!ftfiD~ .
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"The'foreg~ing'wasacknowledg6d befon~ me this3O/t"day:c;{ :(};IJ/l'rl~"'.':': ';1994, ,'"
by Dawn. E: Moyer and Carol J. Mills, the President.and13xecutive--:B~~irespectivelY;'of'
. Guardian Angels Health SerVices, !ric.,. a non-profit corporation i under,the laws of
Minnesota, on behalf of the corporation. " . '.' .' ',.' . . .
. .' PENNY JEAN OTT , I- . .. ~ ~ .Ifl-.I-t...
NOTARY PUBLlC'--MINNESOTA ~
.'. ANOKA COUNTY N P bI"
My Comm. Expires Moyl0. 1995 . otary u Ie ,
.', 0'" ,- :".' '
~', Affiliate of GriardianAngels of Elk River, Inc. '.,
Equal Employment Opportunity Employer'
.
e
e-
Guardian Angels of
Elk River, Inc. \
280 Evans Avenue · ElkRiver, MN 55330 · (612) 441-1213 · Fax (612) 441-7101
June 30, 1994
"''''.j
Henry Duitsman
Mayor .
12354 Ridgewood Drive
Elk River, MN 55330,
>.... "\
\
:"
l$
-Dear Mr. Duitsman: ,\ (
" I, '~, c
\ , , . \ '-, -
'- .' .', '\ J . - - ! , . ) .
pn July 5, 1994, you ,wIll beiasked to approve the plan for an auto stnp J;l1all to be Ipcated
'on' Carson Street adjacent to the Guardian Angels Campus. \ '
-'.i... 'r:/ _'~\ --"\ ' ,., !,
) 2;
Guardian Angels cis very 9Pposed.to this development. This type .of business seems entirely
inappropriate te be built next to/a campus'where nearly 300 Seniors make their home.
Guardian Angels residents signed petitions showing their oppesition apd the Board of
Di:r:ectors i .of Guardian Angels passed" a reselutioI;1 .opposing the au\tCf' strip mall. These I
. documents were all giv~n to' the' planninKcommission at the public hearmgs.
--- \ '\ I' ^
/'" -
Throughout the public hearings the issues of noise, odors, unsightly cenditions of stacked
tires, towed wrecked autos, trucks, and motorhomes were discussed. Proposed resolution te
/'\. \ . -. f:. . . ,
these issues are' to be put into restrictive conditions'Y that even the city says they cannet
monitor or enferce.
" . ' \
" Before you, as a city council member, decide to appreve this development please take the
time to step at the proposed site. Imagine putting five- high volume businesses into that.
narrow\ l?iece of property that has only, one access. The density of the area would be
tremendous(as there are already three existing'businesses that create traffic problems.
Specializing in Servicesfor Seniors
e Page Two
Guardian Angels
June 30, 1994
Parking, traffic and density are all impacted heavily by this proposal and the Seniors of
Guardian Angels will be also. We hope you will take the time to be fully informed on this
proposal before you make a final decision.
Sincerely,
IJriW41JZJt.J.
Carol J. Mills, Executive Director ,
Guardian Angels of Elk River, Inc.
c
"
,,-:-
,~ Sherry~ K. Erne son; Housing Administrator
Guardian Angels Homes, Inc~__~
.' !! .
"
(' .~/
e,
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William Eckblad, Adillinistrator /
GuaroIan :\ngels Care Center
( "
.,
Attachment
/
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Guardian Angels
CARE CENTER
400 Evans Avenue · Elk River, Minnesota 55330
Telephone: (612) 441-1213 · Fax: (612) 441-7101
GUARDIAN ANGELS HEALTH SERVICES, INC.
RESOLUTION OF 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
Mallon our neighboring properties; and .
. . "'WHEREAS,.theproposed Auto Mallwould be located in' close proximity to a senior
-residentialcomp1ex and nursing home facility; and .. '.
-,': ' -. ~d .',. ,
. - - . ,
WHEREAS, automobile-related businesses
. noise" debris and rubbish; and
, . <'~.;-'-.--'~
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";~.~,~. .'
".. ' -_.- ". ~
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~:"',~ "-.;, ~'r<-"'~ ::_'~, ~~ :.-
~"n~~g~~n~ry~r.~~~:~~~~i~[~r1h:~r~:i~~~r;!} :'~::v~respecti~ef;.9~(
Guardian . Angels Health Services, Inc., a non-profit corporation under the laws of
. ~innesota; on. behalfof the corporation. .
..... YUlJ;tUOtlA/l (f)(j;-' .
~o~Publib C/',. ........ ." .........
. .
I ~. PENNY JEANOTT I
. ra~. NOTA. RY PUBlIC-MINNE.SO. TA
~~::& .' '.. ANOKA COUNTY' .
.- My Comm. Expires Moy 10,1995
- . . "
. .~. Affiliate of Guardian Angels of Elk River, Inc.
'. Equal Employment Opportunity Employer
Jt/~/.~ ./?/-/~7~.~4/ :/~~ U.z
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~
Guardian Angels
CARE CENTER
400 Evans Avenue · Elk River, Minnesota 55330
Telephone: (612) 441-1213 · Fax: (612) 441-7101
'e
.., . .....WHEREAS,the. proposed . Auto Mall would ~e located In dose proximity to' a senior;'
residential complex and nursing home facility; and
.... ......... ....... .... ~,., .'i.....;.~;_',::.~.:,..<:'(:>:\..,' . '.' ".. "":(\~ ,;-;,'''~i,;:,'i~:,
~ ,"WHEREAS, . aut6mobi1e~r~hited~uslnesses,;generat~, a'significaryt amounr ottraf"fic;:;>;<'..\....):.:~
" . noise;, de~ris and rubbish; and ',' ;':, :\' '~" ", ' "<;~:;: ...;.:';;.,:~,',:,/,';;.:' '" < \;,.:.,.:~;,;);,~,;.\.,.;.>
"; unanimous .vote~ opposes thebuilding,ofan Auto Mall.on the proposed Darkeriwald site~ ..:., ':;<,' .
.' ",'_' ". " ,_C,. ,'.. _,_: " _ . '. .' '. '.' ',' _ ,. '., .
RESOLUTION OF THE
GUARDIAN ANGELS HEALTH SERVICES, INC.
BOARD OF DIRECTORS
MAY 18,1994
ei
.
ti
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.
t-J~ 7
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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.
e
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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.
"
)
}
As a Senior tenant of Guardian Oaks, 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.
e
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As a Senior tenant 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.
so.!S-
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307
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As a Senior tenant 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 e
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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201
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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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