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HomeMy WebLinkAbout2005-02-03 NAC Planning ReportPLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: February 3, 2005 RE: FILE NO: 798.02 — 04.16 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, NC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com Oak Park Heights -- Wal -Mart Expansion: Amended Conditional Use Permit, Sign Conditional Use Permit and Variance, Subdivision and Site Plan /Design Guidelines Review The City of Oak Park Heights has received a request for an amended conditional use permit, sign variance, subdivision and site plan /Design Guidelines review to allow for an expansion of the WaI -Mart store at 5815 Norell Avenue North. Wal -Mart has proposed purchasing Outiot A of the Haase Addition to add an additional 6.3 acres to the 18 acre site. The existing 97,744 square foot store would increase in size another 109,395 square feet for a total building area of 207,139 square feet. The store size will be increased to add a grocery line and automotive repair. A drive -up pharmacy element has been proposed as part of this request. Additionally, an area has been planned for automotive fuel sales that would not be reviewed at this time. The potential lessee of the site would apply for a separate conditional use permit to address the building, sign, and other site details. Wal -Mart had previously applied for a request to change the Comprehensive Plan designation and to rezone the property from CBD, Central Business District to B -2, General Business District. A planning report, dated January 6, 2005, outlined the Comprehensive Plan and zoning issues for the CBD. The Planning Commission held the public hearing on the issue at their January 13, 2005 meeting and continued the discussion to February 1, 2005 to allow for a joint work session with the City Council on this issue. Following the workshop, the Planning Commission recommended that the land use designation should be changed to commercial and the property be zoned B-2 District. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: ISSUES ANALYSIS Existing Conditions Diagram Preliminary Plat of Wal -Mart 2 Addition Site Plan Grading and Erosion Control Plan Utility Plan Landscape Plan Landscape Details Tree i nventory /Preservation Plan Building Elevations /Sign Sign Details Lighting Plan Lighting Details Comments of City Arborist Draft Traffic Study Comprehensive Plan/Zoning. The Planning Commission, at their January 13, 2005 meeting, held a public hearing to consider the request by Wal -Mart for the change in land use designation from CBD to commercial and for the rezoning to B -2. The meeting was continued to a special meeting on February 1, 2005. At that meeting, the Planning Commission recommended that the Wal -Mart property and expansion area be redesignated to commercial and the property rezoned to B -2, General Business District. The Planning Commission discussed the issues related to the automotive fuel station, the drive - through pharmacy and the auto repair area planned for the Wal -Mart store. These uses are allowed through a conditional use permit in the B -2 District. It was determined that the Planning Commission would discuss these issues as part of the site plan review process. The City Council will address the land use designation and zoning issues for Wal -Mart at their February 8, 2005 meeting. The City Council will also likely direct the Planning Commission to review and provide a recommendation on the land use and zoning issues for the remaining portions of the CBD. Setbacks. The original Wal -Mart and proposed site plan has been designed to B-2 District standards. The new plan will comply with the 40 foot front yard, 10 foot side yard, and 20 foot rear yard requirements. Additionally, all the parking lots and driveways are set back at least 10 feet from the property line. Subdivision. The applicant has submitted a preliminary plat that includes the combination of four parcels into one lot that will be known as Block 1, Lot 1, Wal -Mart 2 Addition. This plat includes Outlot A of Haase Addition that is the area that is being added to the overall Wal -Mart property to allow for the expansion. Park dedication had previously been paid on the first Wal -Mart Addition and on the Haase Addition. Wal -Mart Expansion Planning Report Page 2 Approval of the preliminary and final plats of this lot combination is subject to review and approval by the City Engineer and City Attorney. The City Engineer will review the plat for any additional easements that might be required. Access. The site plans indicate that an additional truck access point will be made on Norell Avenue North, across from the existing Kohl's truck access. This entrance would be separated from the customer access, driveways and parking areas as requested by the City Engineer. The site plan also indicates that the two existing entrances on Norell Avenue are to be moved. The middle access point would move slightly to the north. The City Engineer has found this to be acceptable. The northerly access point is proposed to be moved further north near the property line. The City Engineer is not favorable to this and has requested a redesign so that the entrance does not move from its current location. Norwich Avenue is proposed to be constructed beyond Applebee's to connect with the existing 59 Street North right-of-way. This would enable a northerly access directly onto Norwich and the construction of a driveway access up to Norwich /59 Street. The City would also reserve the right to provide access to the east through Wal -Mart property, if necessary, to provide east/west access from adjacent development. Pedestrian access has not been addressed within the site plans. Staff suggests that a crosswalk be added on Norell Avenue North to connect the existing sidewalk in the Kohl's development to a sidewalk that would connect to the front of the Wal-Mart store. Parking. The site plan indicates that after this expansion, a total of 1,036 spaces will exist on site. The Zoning Ordinance requires at least one space for every 200 square feet of floor area. Based upon the calculations found below, a total of 932 parking spaces would be required by Ordinance. 207,139 gross square feet x .9 = 186,425 square feet of floor area © 1 per square foot = 932 parking spaces Twenty -one spaces are provided as accessible spaces. This number is consistent with the Minnesota State Council on Disability standards for parking. If an automotive fuel station is approved, there would be adequate spaces to allow for that use. The site plan indicates a seasonal sales area. The original conditional use permit allowed for outdoor sales and it is expected that Wal -Mart will continue the sales area with the expansion. Approximately 50 stalls would be taken when the outdoor sales area is in operation. There is an adequate surplus in stalls to allow for the outdoor sales area. Most of the parking will meet the minimum dimensional standards of the Zoning Ordinance. One exception is in the southeast parking lot area where the stall length for the head -to -head stalls is only 18 feet. The site plan should be revised in this area to allow for 20 foot parking stalls and 24 foot drive aisles. WaI -Mart Expansion Planning Report Page 3 Lighting. A lighting plan with photometrics has been provided by the applicant. The lighting levels would be acceptable and consistent with Zoning Ordinance standards. It is suggested that the applicant lower the lighting levels after the store closes to maintain adequate lighting for security but to reduce the amount of light from the site. The Planning Commission should discuss this issue. All of the lighting fixtures in the parking lot and on the building would be replaced with "shoe box" lighting fixtures with full cut off and shielding. The fixtures would be required to be installed so that the total height to the top of the fixture or pole would not exceed 25 feet. Landscaping /Screening. The submittals include a landscape plan with landscape details for the site. The plan proposes to remove most of the significant trees on the site and the existing berm on the property's south side. The City Arborist has provided comments on the plans as found in Exhibit 13 to this report. Alt landscaping plans shall be subject to the review and approval of the City Arborist. The proposed expansion will move the building and the loading /driveway activities to the south, adjacent to the property line. Staff has been working with the applicants to provide plans that will adequately screen the loading and outside storage operations from 58 Street and adjacent residential development at Boutwells. The plans indicate an eight foot wood fence with a setback of only 10 feet for landscaping. Staff does not find that adequate for screening the truck delivery area at the southwest corner of the building or for the outdoor temporary container storage area near the southeast corner of the building. The applicants will provide a perspective diagram from 58 Street of how screening will be accomplished with the fence and landscaping. That perspective will be available at the Planning Commission meeting. Staff has suggested at least a 20 foot setback and possibly a berm with landscaping along the southern edge of the property for screening. Grading and Drainage. The submittals include a grading and drainage plan. stormwater calculations have also been provided by the project engineer. All grading and drainage plans are subject to review and approval of the City Engineer and the review of the applicable watershed district. The proposed ponding near the intersection of Norell Avenue and 58 Street North will address the stormwater ponding for the site. Utilities. A utility plan has been submitted. The utility plan is subject to the review and approval of the Public Works Director and the City Engineer. Signage. The building elevations indicate the proposed signage for the building and site. Additionally, the applicants have provided a diagram showing sign dimensions. The B -2 District allows a maximum of 300 square feet of wall and freestanding signs. The site is allowed one freestanding sign and two wall signs. The sign plan for Wal- Mart proposes to exceed the allowable number of signs and overall allowable square footage of signage. The proposed signage is as follows: Wal-Mart Expansion Planning Report Page 4 Sign Size Proposed Location Wal -Mart Building: Wal -Mart 190 square feet Front Elevation Super Center 39 square feet Front Elevation Low Prices 44 square feet Front Elevation Food Center 50 square feet Front Elevation Tire and Lube Express 46 square feet Front Elevation We Sell For Less 68 square feet Front Elevation Liquor 18 square feet Front Elevation Garden Center 57 square feet Front Elevation Wal -Mart Tire and Lube Express 40 square feet Front Elevation Total 552 square feet East Elevation Remote Pharmacy: Wal -Mart 48 square feet West Elevation Pharmacy Drive- Through 31 square feet North Elevation Total 79 square feet Monument Sign: Wal- Mart /Super Center Total 110 square feet Applicant to Identify As indicated, the total amount of signage proposed is almost twice as what is allowed for a business in the B -2 District. The number of signs also significantly exceeds the two wall signs allowed. Under Section 401.15.G.9 of the Zoning Ordinance, the allowable square feet of signage area can be varied by conditional use permit. The numbers of signs would need to be varied by variance. Staff suggests that the numbers of wall signs be decreased by eliminating the ` =Low Prices" sign and the "We Sell For Less" signs on the front facade. Both of these signs do not advertise the name of the business or provide direction for the customer That would reduce the overall allowable signage by 112 square feet. The signage for the remote pharmacy is appropriate and should be allowed. The monument sign is proposed at 12 feet in height. The allowance in the Zoning Ordinance is for 20 foot freestanding signs. The sign is proposed at 110 square feet. The sign must be a maximum of 100 square feet and have a landscaped base. The site plans do not indicate the exact location of the sign. The criteria for review of a conditional use permit is found in Section 401.03.7 of the Zoning Ordinance consists of the following: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. Wal -Mart Expansion Planning Report Page 5 h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). The City has in the past granted allowances, through conditional use permit, for large format retail business with wall areas that can support significant wall signage. As a percentage, the amount of signage is considerably less than 15 percent of the overall facade, thus allowing a conditional use permit instead of a variance review. There should be no impact on the area in that other businesses in the area have been granted conditional use permits for the same reason. For the sign variance, the following criteria from Section 401.15.c.10.a applies: 1. That particular physical surrounding, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 4. That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. The number of requested signs is subject to variance. Staff recommends the proposed signs except for the "Low Prices" and "We Sell For Less ". The justification for the additional signs is that this particular business acts as a multi - tenant business with a variety of services provided, all under the Wal-Mart name. Most of the signs such as "Food Center" or "Liquor" are more directional in nature and not advertise the store. Additionally, because of the power lines, the building must be set back from Highway 36 which affords less visibility. The signage must be reasonably sized to identify the store and its general services the highway. Trash and Recycling. All trash storage and recycling will be stored and removed through the loading areas at the rear of the building. There will be no freestanding trash storage areas. Outdoor Storage. As indicated, a previous conditional use permit for Wal -Mart was granted for outdoor storage of shipping containers and to allow the seasonal garden center. The container storage will be moved from its existing location at the southwest corner of the building to the southeast corner. The City had required Wal -Mart to berm and landscape this area around the containers so that they were adequately screened from 58 Street. Staff has indicated concern to the applicant about the adequacy of screening with the proposed plan. Revised plans should be submitted, subject to Wal-Mart Expansion Planning Report Page 6 review and approval of the City, that indicate additional berming, fencing or landscaping to adequately screen the rear of the building. Building Height. The B -2 District specifies a maximum height of 35 feet. The building elevations indicate heights of 35 feet and lower, thus the proposed building lights are considered acceptable. Mechanical Equipment Screening. The Zoning Ordinance and Design Guidelines require that roof mechanical equipment be adequately screened. The south and east elevations indicate a significant number of mechanical units are visible. The facade design /parapets must be changed to adequately screen this equipment. Architectural Appearance. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. In regard to architecture, the guidelines state that buildings should be designed for the site and relate to surrounding buildings. Functionally speaking, the design of the building responds well to various site design parameters including the power line easement access limitations and site visibility. In regard to building design, the guidelines state the "franchise architecture" (building design that is trademarked or identified with a particular chair or corporation) is prohibited. The Wal -Mart store that is to be remodeled and reconstructed is significantly changed in appearance from what is there now. There is greater variety of building materials and in detailing, making it more in conformance with the Design Guidelines. The City would not consider the proposed structure franchise architecture in that it blends well with other new commercial development that has recently been completed in the community. The Design Guidelines also state the commercial uses must use at least three Grade 1 materials and must be composed of at least 65 percent of Grade 1 or Grade 11 materials. The guidelines state that "Grade 1" materials include the following: • Brick • Glass (minimum 20 percent) • Natural stone • Masonry stucco • Ceramic or terra cotta • Copper panels According to the submitted building elevations, structures are to be finished in a combination of brick, glass EIFS (exterior insulating finishing system) and CMUs (concrete masonry units). The guidelines also require that at least 20 percent of the front building facade must be glass. only two of the building materials are Grade 1 and 7.4 percent of the front facade is glass. While the materials are not compliant with the guidelines, the facades are well articulated with attractive detailing. The variety of Wal -Mart Expansion Planning Report Page 7 materials and the architectural features may justify a deviation from the guidelines. The Planning Commission should comment on the facade design and materials. The guidelines further state that the color of commercial buildings should blend with the architecture of the area. The proposed building is to be finished in various earth tone colors and is considered compatible with the area and the Kohl's development to the west. The applicant should provide building material samples for Planning Commission and City Council approval. Automotive Fueling Area. The site plans indicate an area as "Gas Lease Area" and the northwest corner of the site. The applicants are not seeking approvals for that operation at this time. An automotive fuel station operator would make an application for the fueling area at a later date. The site plan should be revised to eliminate this area and replace it with the appropriate parking and landscaping with this approval. The Planning Commission may want to comment at this time as to the desirability of the fueling station as it fits with the surrounding area, and the potential traffic issues with such an operation. Pharmacy. The site plans also indicate a drive - through pharmacy pick up and drop off location in the north central portion of the parking lot. The building would be considered an accessory structure that would be serviced by a pneumatic tube system. The B -2 District allows open and outdoor services such as this through a conditional use permit. The conditions for allowing open and outdoor services relates primarily to automotive uses. A review of the relevant criteria is as follows: d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the side. The architecture is similar to the principal building. There should be no design issues with the accessory building. The facility can be adequately served by emergency vehicles. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Any speaker system used for the drive - through shall be in compliance with City noise requirements. Wal -Mart Expansion Planning Report Page 8 k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. The City Engineer has indicated no traffic issues with the proposed location. There is adequate stacking distance for cars waiting to utilize the facility. Auto Repair. As part of the application, Wal -Mart is requesting a Tire and Lube Express that would provide minor auto repair including oil changes, tire sales and service, and battery sales and installation. The auto repair facility would be on the east side of the building. The B -2 District allows for minor auto repair as a conditional use permit subject to the following conditions: a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. There shall be no outside sales areas associated with this operation. b. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B.7 of this Ordinance. Addressed in the lighting section of this report. c. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. All parking and driveways areas shall be paved and surrounded by concrete curb. d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. Addressed in the architectural appearance section of this report. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City=s ability to provide utility, police, fire, administrative or other services to the site. The auto repair can be adequately served by emergency vehicles. f. All islands in the parking lot shall be landscaped. Wal -Mart Expansion Planning Report Page 9 g The site shall be adequately landscaped. A strip of not less than ten (10) feet shall be landscaped at the edge of all parking /driveway areas adjacent to lot lines and the public right -of -way. Addressed in the landscapelscreening section of this report. h. All automobile repair activities shall be conducted within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of the service areas. A condition will be added requiring the doors to be closed. 1. Facilities on a site contiguous to any residential district shall not be operated between the hours of 10 :00 PM and 6 :00 AM unless otherwise allowed by formal action of the City Council. A condition will be added reflecting this requirement. Provisions are made to control and reduce noise in accordance with Section 401.15B.11 of this Ordinance. No outdoor speaker systems will be allowed with the auto repair business. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. There should be no traffic issues in this portion of the parking lot. 1. A drainage system subject to the approval of the City shall be installed. Addressed in the drainage plans subject to review of the City Engineer. m. Alt signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. Addressed in the sign section of this report. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditional use permit criteria and determine if the auto repair facility complies. Wal -Mart Expansion Planning Report Page 10 CONCLUSION /RECOMMENDATION The proposed development is consistent with the Comprehensive Plan and the B -2 District zoning for this property. Based upon the preceding review, our office recommends approval of the following: . Amended conditional use permit to allow open and outdoor sates and outdoor storage (includes seasonal garden center, temporary semi and shipping container storage, and remote drive - through pharmacy). • Subdivision /Lot Combination. • Sign Conditional Use Permit and Variance. • Site Plan /Design Guidelines Review. With the following conditions: 1. The City Council approves the change in land use designation of the Comprehensive Plan to commercial and the zoning is changed to B -2, General Business District. 2. The final plat and all required easements shall be subject to review and approval of the City Engineer and City Attorney. 3. All access to Norell Avenue shalt be subject to review and approval of the City Engineer. 4. Wal -Mart shall allow access to the east through their property, if necessary, to provide east/west access from adjacent development. 5. A plan for a crosswalk on Norell Avenue and sidewalk access to the front of the Wal -Mart store shall be provided by the applicant subject to review and approval of the City Engineer. 6. Alt parking shall comply with the minimum dimensional standards of the Zoning Ordinance subject to review and approval of the City. T The Planning Commission shall comment on requiring Wal -Mart to lower the parking lot lighting levels after store closure. 8. Alt lighting shall comply with the minimal standards of the Zoning Ordinance for height, type of fixture, and foot candle levels. 9. The landscape plan is subject to review and approval of the City Arborist. 10. The applicant shall redesign the rear of the building to add additional landscaping, berming or fencing to fully screen the truck loading and outdoor storage area subject to review and approval of the City. WaI --Mart Expansion Planning Report Page 11 11. The grading, drainage and erosion control plans are subject to review and approval by the City Engineer and applicable watershed district. 12. The utility plans are subject to review and approval of the City Engineer. 13. The front elevation signs that read "Low Prices" and "We Sell For Less" be removed from the allowable signage. 14. The applicants shall indicate the proposed location of the monument sign on the site plans and provide adequate landscaping for the base. 16. All trash /recycling activities shall be totally contained within the building. There will be no outside dumpster storage. 16. The applicant shall provide adequate screening, subject to review and approval of the City, of all roof mechanical equipment. 17. The Planning Commission and City Council should comment on the building architecture, materials selection, and colors for conformance to the City's Design Guidelines. 18. The site plan shall be revised in the area identified as "gas lease area" to include parking and landscaping. A conditional use permit with a revised site plan will need to be applied for to allow the automotive fuel station operation. 19. Any speaker system for the drive - through pharmacy shall be in conformance with the City noise requirements. 20. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 21. There shall be no exterior storage of automobile parts, parked cars, or related items on the site. All storage shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. 22. All noise created from automotive repair operations on the site shall be in conformance with Section 401,15.B.11 of the Zoning Ordinance. No outdoor speaker systems for the automotive repair operation shall be allowed. 23. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the Tire and Lube Express. 24. The Tire and Lube Express operation shall not be operated between the hours of 10:00 PM and 6 :00 AM. 25. Any other conditions of the Planning Commission or City Council. Mal -Mart Expansion Planning Report Page 12 4 , Re Vat.% Re.Io,n 2, 1 0. ih° 1° ° ,,,„ , 7 ° .. ° ° ' ..--- ( " 0— thg • 'an' • '-'" ■ ,„ '' s i: fa tall Ass... R ,174. 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Al 10" arm shipped in fixture carton A4 4" arm shipped in fixture carton PCR(X) Twist-Lock photocontrol receptacle (specify voltage) (photocontrol ordered separately) F(X) Fusing (specify voltage) R42 4" round pole adapter shipped in fixed carton R52 5" round pole adapter shipped in fixed carton 5 480V 347V 8 QuadTap0 (120, 208, 240, 277V) E 50 Hz 220/240V MAGNUSQUARE® 11 t._141ES Job Wal-Mart Dimensions A B MSV A 14.9" 21.Os 378 mm 533 mm lll 1 ll 1111 llllllll lllll 11111111111 111111 lllll l 11.1111mit Ordering Information Catalog Number SERIES MSV MOUNTING A Arm mount WATTAGE 1 SOURCE 400 P 1000 H 1000 P 400 S Note: E.P.A. - 2.8 Sq. Ft. (Fixture only) series Magnusquare® 11 Series Vertical Lamp - Flat Glass Pulse Start Metal Halide Pulse Start High Pressure Sodium mounting MSV A 400 P FW 5 2 Al R4 DISTRIBUTION VOLTAGE 1. Substitute voltage for "V (1-120V;2-208V;3-240V;4-277V;5-480V;6-347V) 2. Must select option Al or A4 Accessories must be ordered separately. See Accessories. wattage source distribution voltage finish LEKTROCOTE FINISH OPTIONS options EXHIBIT 1 Comments See back for Photometrics ® Submitted by: Vertical Lamp Flat Glass Specifications NRTL/C Housing Rugged, one piece aluminum, formed and welded, allows no access to weather. Lens 1 Door Frame Extruded aluminum door with sealed tempered flat glass lens. Door is hinged and has gasketed seal to housing when secured with two Hubbell Gard@ Fasteners. Ballast Mounted to a galvanized steel end support, which ties into arm for secure support. Optical Full cutoff performance with maximum uniformity. Segmented reflector system produces excellent pole spacing capability. Additional Features Lektrocote0 powder coat finish provides protection to aluminum construction and lasting appearance. All units supplied with lamp for installation convenience. UL and CSA NRTL/C certified for wet locations. Multiple optical capabilities and mounting accessories are available. Hubbell Lighting, inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 • Fax (540) 382 Type MSV Architectural Cutoff OTD 2- 5/01 MSV/Flat MOUNTING SCREW (4 REQ'D) TIGHTEN SECURELY !ASV FIXTURE WITH FLAT GLASS DOOR FRAME REMOVE THIS INTERNAL REFLECTOR PANEL FROM DOOR FRAME ASSEMBLY (SIDE OPPOSITE SHIELD) INSTALLATION INSTRUCTIONS FOR MSV FLAT GLASS GLARE SHIELD 1 " Hubbell Lighting, Inc. ® A Subsidiary of Hubbell Incorporated 2000 Electric Way Chrlsttansburg, VA 24073-2500 (540) 382 -6111 FAX (540) 382 -1526 SHIELD (SHIELD IS USUALLY ATTACHED TO THE POLE S I D E OF FIXTURE) WARNINGS! • DISCONNECT POWER BEFORE INSTALLATION OR SERVICING • ADDING THIS SHIELD WILL INCREASE EPA. VERIFY THAT POLE I S SIZED PROPERLY . INSTALLATION • USE SHIELD AS A TEMPLATE FOR MARKING HOLE LOCATIONS • DRILL .136"0 HOLES (3/8" DEEP MAXI I N DOOR FRAME • ATTACH SHIELD TO DOOR FRAME WITH SCREWS PROVIDED • REMOVE INTERNAL REFLECTOR PANEL (SEE DIAGRAM) i 268 4254 -9901 W T� WIA 89-1 C,7 -C WM 9❑ -T U 1. 1 ■ 1111111 Wm255 -120^ w I MENEM MISNISMINI WU190 -1 ❑-1 as MIME NaMMIPM EMMEN .030- 120- 12 u116- ,. I MEER SINE t 7 '- 0" 19' -0" 20 -y' 21'- V 25'- Cr' IN 1 I�Pk 120 #IPN 1 uPH IAPH M 120 „P p+ . 12" 4E F M N T 0 P 1 amp 12. MPH •, , si ii - MEM 0 #,A P 120 ►iPH 1 MEM YES IIM IM III NQ Nq N0 I HO 3.875" 3,875" 3.875" 3.875" 3.875" I 3,87. '• 5.5" 5.5" 5.5" NMI 9. " 1 " 1 1 1 GA K 5 1 1 700 - 55 .S1 2GA- 55K511 1200 - 55 051; I 1 1 GA - 5 VCSI 1 k I ME II { MEM 1 A- iC 12.. 55 KS1 1 12. - 55 1200- 55 0511 T2GA- 550511 11200 - 55 1451 12GA- 55K511 a 4 5/8" 50x51 3/V5.51 7/8" 50KS1 1/2" 80051 0 0 0 8 0 t.; "HEIGHT" OVERALL ( SEE CHART FOR DESIGN) 14 NW f I Scott Richards From: <kdwidin a@comcast. nets To: "Tom Ozzello " <tozzello @cityofoakparkheights.com >; "Julie Hultman" <jhultman©cityofoakparkheights.com>; "Dennis Postler" <dpostier a@7bonestroo.com >; "Eric Johnson " <eajohnson c cityofoakparkheights.com >; "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Scott Richards" <srichards a@nacplanning.com >; "Mark Vierling" <mvierling©eckberglammers.com> Sent: Tuesday, January 18, 2005 9 :35 PM Subject: Landscaping - Wal -Mart OPH Staff Page 1 of 1 Please refer to my memos of Dec. 28, 2004 and Jan. 4, 2005 regarding the landscape plan and tree removal for this project. The most recent landscape plan for the Wal -Mart expansion consolidates some landscaping on the southeast corner of the site, but otherwise does not add more landscaping for screening the back of the building for Boutwell's Landing residents and Autumn Hills Park users. The number of trees to be preserved has decreased, and they do not list all the evergreens on the south berm as being significant trees (60 trees), which they are (my memo to Scott Richards dated 114105). They are removing most of the significant trees on the site (over 100). A lot of plant material is proposed for the renovation, but the trees will be considerably smaller than the trees which are already there. In lieu of calculating a tree replacement requirement, perhaps size of evergreens could be increased to 8 -10 feet, particularly on the south side. Also size of aspen are not according to code and should be increased to at least 1.5 in. caliper. If the trees which are proposed to be planted on the south side for screening are not on a berm, 1 do not see how that side of the building and the loading docks will be adequately screened. It still also looks as if some trees are to be planted in the right-of-way area for 58th St.. If you have any questions regarding this review, please contact me. Kathy Widin OPH Arborist EXHIBIT 13 2/1/2005 Scott Richards Page 1 of 1 From: <kdwid in c@comcast. net> To: "Scott Richards" <srichards a©nacplan n ing .comp Sent: Tuesday, January 04, 2005 4:36 PM Subject: Wal -Mart Proposal and Tree Removal Scott I went over and walked the Wal -Mart site today. There are about 32 trees (mostly evergreen) on the N, E and W sides of the building which are of significant size (8 in. dbh deciduous and 10 foot height coniferous). There are approx. 60 evergreens and 2 deciduous trees in the S side berm area which are of significant size. This makes a total of approx. 94 significant trees which would be removed for the proposed project. The total on their plans is 5 significant deciduous and 17 significant evergreens (larger spruce on N and W sides of existing building). I think that they should address the significant size of the evergreens on the south berm, take diameters and calculate the tree replacement requirement for the project using the formula in the city's Tree Preservation Ordinance. This would amend my memo of 12/28 which was based on the plans they submitted which listed only 22 significant trees to be removed. Please pass my comments on to the developer since I will be at a conference on Wed. 1/5 and will be unable to attend the Site Review meeting. Kathy Widin OPH Arborist 1/5/2005 Scott Richards <kdwidin a comcast. nets "Tom Ozzello" <tozzello a©cityofoakparkheights.com >; "Julie Hultman" <jhultman a@cityofoakparkheights.com >; "Dennis Postler" <dpostler@bonestroo.com>; "Eric Johnson" <eajohnson cityofoakparkheights.com >; "Jim Butler" <jbutler @cityofoakparkheights .coma; "Scott Richards" <srichards a@7nacpianning.com >; "Mark Vierling" <mvierling a@7eckberg Jammers. com- Sent: Tuesday, December 28, 2004 12:07 PM Subject: Landscaping - Wal -Mart Expansion From: To: OPH Staff Page 1 of 1 I have reviewed the tree removal and landscape plans for the proposed expansion for Wal-Mart and have the following comments: 1. All trees and shrubs currently on site will be removed except for 11 of the trees off the SE end of the existing building. Most of these trees and shrubs would not be considered significant per the City's Tree Preservation Ordinance. Many trees, shrubs and perennials are proposed for the expansion landscaping and would satisfy planting requirements. z It does not look as if there is a provision for a berm on the south side of the expanded building. There are many residential units on the south side of 5 8th St., as well as a City park. I would recommend a berm or some kind of tall screening or fencing to screen views of the back of the building, loading docks, storage areas, etc. If there is not room for a berm north of 58th St., perhaps they will need to put in larger trees, such as 8-10 ft. tall. 3. The species of trees, shrubs and perennials which are proposed to be included in the landscaping are acceptable, being hardy, attractive, disease - resistant species which do not require excessive maintenance. I would recommend that they replace at least half of the Summit ash with other deciduous tree species such as honeylocust, hackberry and oak to reduce future damage from imported pests such as the emerald ash borer which is anticipated to invade Minnesota within the next 5-10 years. 4. Plant sizes are appropriate, except possibly for evergreens on the south side of the expansion as mentioned in item #2 and the I in. diameter quaking aspen around the west detention basin. These trees should be larger (at least 1.5 in. diameter for aspen). 5. The Planting Detail for trees and shrubs looks good. The developer should be sure that the landscape contractor is aware of the specifications in the planting detail, such as removal of top rungs of wire basket, burlap and twine, and watering several times during the planting process. Contractors will be required to return to complete this work if it is not done at time of planting. Watering once per week during the first two growing seasons will also be important for establishing new landscape plants, and provisions should be made for watering of trees, shrubs and perennials. 6. Some of the specified trees look as if they will be planted within the street right-of-way for 58th St. just to the NW of the existing detention basin. These trees should be planted on the Wal-Mart property, not within the street right-of- way. If you have any questions regarding this memo, please contact me. Kathy Widin Arborist City of Oak Park Heights 2/2/2005 McCombs Frank Roos Associates, Inc. January 20, 2005 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Boulevard North Oak Park Heights, Minnesota 55082 SUBJECT: Wal-Mart Stores, Inc. Draft Traffic Study Wal-Mart Expansion #1861-01 TaFRA #14918 Dear Mr. Johnson, Engin( g • Planning • Surveying 1 Per the letter from your consulting engineer, Bonestroo Rosene Anderlik & Associates, dated January 13, 2005, we are forwarding to you for your review the draft Traffic Study for the Proposed Wal-Mart Expansion in Oak Park Heights, MN, dated January 14, 2005. If you have any questions or require additional information, please contact us at 763-476-6010. Yours truly, IVIFR A 523/1.47" Erik W. Miller P.E. /ewm cc: Karen Erickson, Bonestroo Rosene Anderlick & Associates Scott Richards, Northwest Associated Consultants KK Yeow, Wal-Mart Stores, Inc. Darcy Winter, D.E. Winter & Associates Dave Sellergren, Fredrickson & Byron, P.A. file s Arnain Awal14918\corres\j ohnsonl -20 EXHIBIT 14 15050 23rd Avenue North • Plymouth, Minnesota - 55447 phone 763/476-6010 • fax 763/476-8532 e-mail: mfra@mfra.00177 BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE TWO 1 HOPKINS, MN 55343 / (952) 238-1667 1 FAX (952) 238-1671 14 January, 2005 MEMORANDUM TO: Erik Miller, McCombs Frank Roos Associates, Inc. FROM Edward F. Terhaar and Erik Seiberlich RE: Traffic Study for Proposed Wal-Mart Exsionh1 Park Heights, MN PURPOSE AND BACKGROUND The purpose of this report is to present the traffic s store expansion in Oak Park Heights, Minnesota. '.[hcstt presently includes the existing 97,700•...squarc foot retail s access points to the west intersecting 1'4' enue and on intersecting 60 Street. This study inclu e • • Trip generation ft: periods. roac for cr4cja a Propos1 DevelopmentCharacte leS ts for the propd§ed Wal-Mart location, shown in Figure 1, The site currently has two ss to the north Refer to File: 04-87 roposed ex al sion duriithe a.m. and p.m. peak hour Identifyingii ts of t new trips at fi..vc intersections on Norell Avenue. This analysis will re of se ice at all intersections, and queue length The propoed expansion V4iII cons& of an adding approximately 113,000 sq. ft. of store space, prove a total of ;24 parking spaces, and the conversion of the existing Wal- Mart to a WaI-Matt Super *pre. The concept plan, shown in Figure 2, includes the slight relocation of the aceess p oints on Norell Avenue. A gas station with 12 fueling positions will be constructed iiUke northwest corner of the site, and a remote drive-thru pharmacy will be constructed A' the north edge of the parking lot near the access to 60 Street. Mr. Erik Miller Other Expected Development -2- 14 January 2004 Several other projects in the area are in planning or construction stage, and are expected to be completed by the year 2007. For the purpose of this study, the following uses were assumed: • 100 unit townhome complex north of 5 8th Street, south of the Wal -Mart • 100,900 square feet (sf) of office space north of 58 Street, south of the Wal -Mart • Retail area west of Norell Avenue, south of 60 Street inclyding : 0 5,800 sf sit --down restaurant O 15,000 sf of retail space f �CZLL ? `3 • Tire store with three service bays Mr. Erik Miller -3- Rte "• -,.. ' /Ti \'' , �a fi r-• - is-a �^• �'�. "�; l 3F VA 0 3_ s h�7 r � �7. 7 -4 5, ,I. V ziur i4 rt r, 4 ti ra it • / 1 4 ? it. r -a S 1 1:1 • .3p 444 .34 '_ L ". 7. ry 1 t • .43 ;;'' 1 °. a^ A xs g 4 x. f w.. 1 ti • Fyf rys'r a 0 w • g 3'r "'.. 14 January 2004 z Z 0 y I 0 cc cc < < z cfi Z cn 0 w 0 0 cc z z z 0 Sy5 "4 0 co 0 4- Mr. Erik Miller -4- 14 January 2004 MCCOMBS FRANK ROOS ASSOCIATES, INC. S9 BENSH0OF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS TRAFFIC STUDY FOR ‘NALMART EXPANSION IN OAK PARK HEIGHTS, MN FIGURE 2 SITE PLAN Mr. Erik Miller EXISTING CONDITIONS The existing 97,700 sq. ft. Wal -Mart store is located south of TH 36 and is bounded by 60 Street, Norell Avenue and 58 Street. The store is presently served by two access roads to the west on Norell Avenue, and one on the north to 60 Street. All accesses are three-legged intersections with the Wal -Mart approach stop controlled. Norell Avenue is a four -lane road with shared through/turn lanes at the south access, and a shared throughlright turn lane and exclusive left turn lane at the north access. 60 Street is a three lane roadway with two -way a left turn lane. The intersection of TH 36 and Norell Avenue (Washington MgAue to' the north) is a four legged signalized intersection. TH 36 is a limited access expressway that connects the ' f metro interstate system with the northeast suburbs and eat to Sti and westbound approaches are served by dual left tuz= :banes, two t right turn lane. The northbound approach has one ft turn lane, one t one shared throughlright turn lane. The southhox d approa ch offers one lane, two through lanes, and one right turn lane. Tie i ` rsectior is signal contro with the east and west approaches allowing protected left turns. The northbound and southbound left turns offer a protected phase prior to b g permitted. • TH 36 and, T Aven • 60 Street and 1 e n Aye �. • 8 S.treet: Not =eve EXFE TED FUTURE -5- 14 January 2004 CHANGES To better understand the existing traffic ions at the sul` i'�'{jtersections, turning movement counts were conducted at thr : intersectio on a t 'cal weekday in December from 7.00 - 9.00 a.m. and 4.00 oiints were performed at the following intersections: ter. The eastbound h lanes and a h lane, and Future road f changes asciated with this project will be minor. The location of the two accesses onzell A venue will both move to the north, and the median on Norell Avenue near the n ess will be lengthened. Mr. Erik Miller TRAFFIC FORECASTS Approach Traffic forecasts were completed for one year after the expected completion of the expansion of the Wal -Mart (2007). Traffic forecasts were developed for the a.m. and p.m. peak hours, which experience the highest traffic volumes at the study intersections. The following describe the scenarios for which tum movement volumes were developed in the study area: • 2004 Existing -- Turn movement volumes for this seen through actual counts taken on a typical weekday 6:00 p.m. in December, 2004. The counts were t intersections: =` O TH 36 and Norell Avenue 0 60 Street and Norell Avenue O 58 Street and Norell Avenue- -`� Turn movement counts for the two existing Wart access intersections on Norell Avenue were interpolat=based on trip generation for a Wal -Mart of that size, and observation of h r ; - of t he Oa } _ :Hey hts site. `` ` No -Build past 8 years. In growth rate was - a rate, trips gel uses, were adde • 2O7= Build's = =] ore (Wa1-M ulated. The `d teed trips for :historical The to' ei base populati distribute Trip Generation -- Historic trends fo used o == increase 'n floor area, and change in the intensity of the p ed b -6- 14 January 2004 0 were established -- 9.00 a.m. and 4:00 - e en at t ' ollowing 3' e change in AADT over the maintain a re conservative$ o t percent r =�: recast, a one per year et through traffic on TH' 36. In addition to this growth t other expected uses, the retail, townhome and office the 2007 n`build volumes. a Wai `.Mart ,Superstore), trip generation estimates were rence ` een the new trips and the existing trips, plus the as Station were then disseminated onto the local roadways ffi c patterns and the distribution of present and future sum of the 2007 no -build and the newly generated and shown as the 2007 build volumes. Trip generation estimates were developed for the gas station and expanded Wal -Mart Superstore using data presented in the Institute for Transportation Engineers' (ITE) Trip Generation, Seventh Edition, 2003. The resulting trips are shown in Table 1. These trips are shown as compared to estimated counts for the existing Wal -Mart store. Land Use Size (lk s We4KiJOy AM Peak Hour Weekday P.M. Peak Hour ''' Ratellia. Trios MOti-Use Diverted New Rate Gross Trips Multi-Use Diverted New Diverted Out Eng Out 1131111 Out MBE Out NE Out Out Out Out Out Townhomes 100.000 0.44 fro, =A.831 4..:r 100% 0% 100% 0.52 97% 33% 100% 0% 100% 111110 20% 111111111 o o MEI 50 EN 50 Ell 0 0 50 1111 Office Siace 108.900 111 88% 149 , 100% o% 100% 1.49 17% 83% 100% 0% 100% 20 149 20 0 0 149 20 28 MI 28 MI 0 0- 28 Mal ' 152 TOTAL TRIPS 1111111111111111 156 57 156 142 - 0 0 156 MUM 78- Emi 78 Es 0 . 0 78 169 Land Use Size (1 k s Weekday AM Peak Hour Weekday P.M. Peak Hour Rate Gross Trips Multi-Use Diverted New Rate Gross Trips Multi-Use Diverted New EN out out En Out EN Out En Out wil Out Ei Out 20% EN Out 80% Restaurant 5.780 15.200 0.00 0_74 68% 32% 80% 20% 80% 0 0 80% 111 IM 58% 39 44% 18 42% 80% 0 61% 0 39% 0 0 80% 6 ppuumplansomm 0 0 20% 28 56% mgmuzi 80% 6 4 20% MI 18 80% Retail igii 4 gm 14 18 ma 4 IMO 14 Tires Plus 3.000 3.00 51% 49% 80% ammummumaing. 20% 80% 5.19 49% 51% 80% 20% iimmilmigimmis 10 9 80% 41 am NEI 4 4 8 8 6 6 TOTAL TRIPS 11111111111111KEE 8 10 6 Nimmui 8 4 IIIIIII 64 59 KM 46 Land Use Size (lk sf Weekda AM Peak Hour Weekda P.M. Peak Hour Rate Gross Trims Multi-Use Diverted New Rate Gross Trips Multi-Use Diverted New Out In Out NE Out ME Out Out ME Out ME Out MEI Out 80% Existing Wal-Mart 97.744 0.84 68% 32% 0% 20% 80% Mil 5.06 50% 50% 0% 20% 56 26 56 26 111111 45 247 247 247 247 49 49 198 198 New Wal-Mart 210.524 1.84 51% 49% 0% 20% 80% 1111 3.87 49% 51% 0% 20% 80% 198 190 198 190 40 38 158 399 416 399 416 80 83 319 Es MEI 50% 148 '162 ADDITIONAL TRIPS 142 - 164 142 164 29 169 169 34 Gas Station VFP 13.86 50% 50% 50% 50% 1111111111111111 50% 17.94 50% .5()% 50% 50% ifilirim. 2 58.. - :61 :2 83 83 42 42 1(10 , 108 '-''', , 54 54 TOTAL ADDED 111=1M 247 184 206 50 54 - . 134 . ISM . 260' .ff 206 IN Mr. Erik Miller -7- Table 1: Weekdav Trip Generation for Wal-Mart Expansion An adjustment was made to the trips generated by the s Vation ount for trips that , , , . ,, would visit both the Wal-Mart Superstore and the s a ion before ritiming to Norell Avenue or 60 Street. The gross trip total for tbg- as station was reduc&t by 50 percent to account for these trips. The Wal-Mart trips 'wcie ,,.not all& ed. The net trips generated by the gas station and Wa!-Mart Sui.crs1ore can be classified into one of the following trip types: • New Trips — Trips solely to and • Diverted Trips — Existing "througli!,„ tri Wal-Mart Superstore as station' e 2: Weekd 14 January 2004 thject development tbat will include a stop at the Based on data puhlished by the ITE. the exist existiiig traffic patterns and past studies on other Wal-Mart expansions ro ion of new and trips were determined. These percentages are shown in Table ows the trips ge.nerated the other expected developments in the area. aeration or Other Ex ected Development Mr. Erik Miller Trip Distribution • New Trips for the Wal-Mart and Gas Station 0 30% to/from the west on TH 36 O 30% to/from the east on TH 36 O 20% to/from the north on Washington Avenue O 5% to/from the west on 60 Street 0 5% to/from the east on 60 Street f {{ 0 5% to/from the west on 58 Street • -= :fir;- .: 0 5% to/from the east on 58 Street The next step in the traffic forecasting process is to establish trip distribution percentages. The origin and destination of each trip type was determined based on existing traffic volumes, the existing roadway system and previous studies of this type. The following are trip distribution percentages for each trip type: • New Trips for the Townhome and Office elo rue s o 15% to/from the west on TH 36 o 15% to/from the east on TRH[ 36 O 20% to/from the north` Washington Av nue : ?Yc=kx Y. O 5 % to/from the west on f = t tie O 5% to/from the east on 6 1 Stre 20% to/from the west on 5 tree O £' 20% to/fr .:. east n 58 _ eet -8- 14 January 2004 • New Trips = Retaileveloprnents O 15% tolf m the Cst. -. on TH 36 to/fro, t ea on _ ry t n Avenue am �= �.orth on ashin o A � l�r g r -- 0 20 % i s " `_ the - :t on 6o Street - h east Street . 0 5% to/fro =� e eas �`��`�60 S 5% to/from s he west on 58 Street to/from e east on 58 Street • Diverted O A.M.` "Peak Hour 0 `` 44% from the west on TH 36 continuing east on TH 36 ® 56% from the east on TH 36 continuing west on TH 36 o P.M. Peak Hour O 54% from the west on TH 36 continuing east on TH 36 O 46% from the east on TH 36 continuing west on TH 36 Mr. Erik Miller _9 14 January 2004 Traffic volumes Trip generation estimates for the other expected development and the proposed expansion and gas station were then assigned to the surrounding road network based on the above trip distribution types and percentages. Traffic volumes for all three scenarios in both peak hours are shown in Figures 3 and 4. :i: Mr. Erik Miller - 14 January 2004 7H 36 N t NOT TO SCALE XXIXXIXOC 2004 EXISTING 2007 NO-BUILD 2007 BUILD 58TH SI 0 co .4E1 185/185/185 641I658/3 36/62/123 1 4 8 o s,- i t_ 414/4 --- 81818 8/16/16 28/35/3 9/919 -> 4/12/19. 4 0 76/76/83 1 99/1 30/130 0 t'3 r4 t 96t9stss E- 891/916/891 4 , 125/152J219 t I� tO t 12/12/137 Tr 0 i t 5/5/62 3/3/19 202/213/213 NORTH ACCESS SOUTH ACCESS WAL MART P r— MCGC)MBS FRANK ROOS ASSOCIATES, INC. y BENSHDUF & ASSOCIATES, INC. .( R# tNSpOflTATIUN ENGINEERS AND PLANHER3 i r TRAFFIC STUDY FOR W L MART EXPANSION IN OAK PARK HEIGHTS, MN FIGURE 3 A.M. PEAK HOUR TURNING MOVEMENT VOLUMES Mr. Erik Miller 14 January 2004 TH 36 60TH ST NOT TO SCALE 2004 EXISTING 2007 NO-BUILD 1 2007 BUILD 58TH ST. 0 1- Obi 2091209/209 JIL 680/696/662 4 - 161/1891259 T 225/225/ 825/845/813 ° ) 175/197/273 m 1 0 est :() 141/174/174 51I53/53 -> 28/36f43 I .011- t 111/111/250 U) T 8 35/35/35 31/33/33 4 31/35/35 F T 50r50i110 4, 24124/40 T 0) 41/i351,42 96/1 26/126 111/113/120 102/118/118 NORTH ACCESS SOUTH ACCESS W L -MART r MCCOMBS FRANK ROO ASSOCIATES, INC. W BENSHOOF & ASSOCIATES, INC. T ANSP0RTATI0NENG NEERSANDPLANNER TRAFFIC STUDY FOR WA MART EXPANSION IN OAK PARK HEIGHTS, MN FIGURE 4 P.M. PEAK HOUR TURNING MOVEMENT VOLUMES Mr. Erik Miller -12- 14 January 2004 TRAFFIC ANALYSES Capacity and queuing analyses were performed for the subject intersections for each of the three scenarios. Roadway and intersection geometries for each of the scenarios are as described previously. Capacity Analysis Capacity results are presented in terms of level of Service (LOS), which ranges from A to F. LOS A represents the best intersection operation, with very line6'0 0 lay for each j :. vehicle using the intersection. LOS F represents the worst intrsectior operation with excessive delay. Most agencies in Minnesota consider that_::= =2: represents the minimal acceptable LOS for normal peak traffic condition .Res `` of the capacity analyses are presented in Figures 5 and 6. Major changes to intersection LOS from the previous scenario are explafr ® TH 36 and Norell Avenue -- During the a.m scenarios operate at LOS D or better. There existing scenario to the build scenario. our, all movements in all three is change to delay from the During the p.m. peak hour, all rr verve ,all three s narios operate at LOS D or better. From the existing scenario to he o scenario overall intersection delay, esed less than three secofds. 60 Street..an :oreli .A. : nue - During'E t three scenarios o erate � t or better w't= no -build scenq S•r,. . During th S C or better e a. m. peak hour, all movements in all ak h our in the existing scenario, all movements operate at LOS g � p exception of eastbound left turns which operate at LOS E. In • o the performance for all eastbound movements deteriorates to tild scenario the eastbound movements remain at LOS F, whim e westbounhroughlright movement operates at LOS E and the westboleft turn operate at LOS F. Because of the close proximity of the TH 36 an ersections, the 60 Street intersection operates poorly in all scenarios. Access and Norell Avenue - During the a.m. peak hour, all movements in all three scenarios operate at LOS A or better. There is little change to delay from the existing scenario to the build scenario. During the p.m. peak hour, all movements in all three scenarios operate at LOS B or better. There is little change to delay from the existing scenario to the build scenario. Mr. Erik Miller South Access and Norell Avenue - During the a.m. peak hour, all movements in all three scenarios operate at LOS B or better. There is little change to delay from the existing scenario to the build scenario. During the p.m. peak hour, all movements in all three scenarios operate at LOS C or better. There is little change to delay from the existing scenario to the build scenario. 58 Street and Norell Avenue - During the a.m. peak hour, movements in all three scenarios operate at LOS B or better. There is littler` ange to delay from the existing scenario to the build scenario. `Lr. -... During the p.m. peak hour, all movements in all t.`ee sce:os operate at LOS B or better. There is little change to delay from e L\lsting scOarjo to the build scenario. Northbound Queuing at the TH 36 and Norell Avenue Intersection Because of the proximity of the TH 3.6, 60th Street an intersections, it was important to deter the upstream intersections. The main would block vehicles trying to use the 6 attempting to exit or enter the Wal-Mart. yIO There is approximate 0 � � "� Avenue between and the intersection if vehie access is 350 t:: outh could be the 95th_ cale ercentile qu length 95 perc of efore of t -13- 14 January 2004 th Wal-Mart access whether any q news from TH 36 would block that northb6 :traffic stopped at TH 36 trel tell Avenue intersection or those f queuing sp available for northbound Norell 0 treet. A quee extending 150 feet would fully block ueue to the , o `uth of 50 Street. The north Wal -Mart t fo r the 60 Street intersection, a g queue q rfering with the access intersection. This analysis uses ns,that queues will be equal to or shorter than the he f e. During the `peak hour e maximum 35 percentile queue calculated for any of the scenarios is 101 t for the eft turn movement. There will be little impact from queues as a result of the proposed -expansion/development during the a.m. peak hour. During the p.m. peak hour in the existing scenario, the 95 percentile queue length for all lanes is about 150 feet. Therefore, at the present time the 60th Street intersection is sometimes blocked by the northbound queue. In the 2007 no -build scenario the 95 percentile queues in the left turn and through lanes are 170 and 180 feet, respectively. In the 2007 build scenario the 95 percentile queue in the left turn lane is 270 feet, while the through and through /right turn lanes measured 190 and 250 respectively. These queues fully extend past the 60th Street intersection, but do not extend to the north Wal -Mart access. Mr. Erik Miller Comments Regarding Access Locations on Norell Avenue -14- 14 January 2004 As shown in the site plan, the proposed development will have three access points on Norell Avenue. The northern most access will be located immediately south of the existin g auto detail access. This land use also has two access points on 60 Street. Based on the limited number of trips generated by this use and the number of access points available, it is our opinion that the close spacing of the Wal -Mart access to the existing auto detail access will not impact traffic operations on Norell Avenue. There is adequate space between the north access point and the in e access point on Norell Avenue to accommodate the proposed volumes. The iuiddle access point is also ZYZ:: adequately spaced from the existing retail access on the w of Norell Avenue. The southern most access point is aligned across froma =the` existing it truck access on the west side of Norell Avenue. We support this ion io = ` `: Mr. Erik Miller 14 January 2004 TH 36 0TH; N NOT TO SCALE 2004 E.XlSTINO 1177--- 2007 NO-BUILD 2007 BUILD 58TH ST B/B/C z 0 <p t ANA cicic DIEVD Tr k) X 00 t AINA c 0 ziFey ANA NORTH ACCESS SOUTH ACCESS WAS: MART MCCOMBS FRANK ROOS ASSOCIATES, INC. W BENSHOOF & ASSOCIATES, INC, TRANSPORTATION ENGINEERSANDPLANNERI TRAFFIC STUDY FOR ir''+IAL MAftT EXPANSION IN OAK PARK HEIGHTS, MN L J r FIGURE 5 A.M. PEAK HOUR LEVEL OF SERVICE L Mr. Erik Miller TH 36 60TH ST. ........................... . M NOT TO SCALE [------ 2004 EXISTING 2007 NO-BUILD F r - 2007 BUILD 56TH ST. < 00 o <_14. DAD . t CI = == > AIA/A C/C/E ClCIE CfD /F t_A/A/A L.> Praia A/A/A > z 0 CD z i t A/NA d /d /e g oo 000 000 < 3� cc O ' tr> Tr> A AINA NORTH ACCESS SOUTH ACCESS J O r— MCCOMBS FINK ROC}S ASSOCIATES, INC. W BENISHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEER8AND PLANNER TRAFFIC STUDY FOR WAL-MART EXPANSION IN OAK PARK HEIGHTS, MN FIGURE 6 P.M. PEAK HOUR LEVEL OF SERVICE J _16- 14 January 2004 Mr. Erik Miller -17- 14 January 2004 CONCLUSIONS Based on the information and analyses presented in this report, the following conclusions were made: • The proposed expansion of the Wal -Mart store and gas station are expected to generate a total of 390 additional trips during the a.m. peak hour and 429 additional trips during the p.m. peak hour. ® Other expected development in the area is expected to ge er to 229 trips during the a.m.. peak hour and 327 trips during the p.m. peak hour. • All movements at all intersections operate in a satifactor;=anner during both time periods in all scenarios, with the exce ti_ of `ea.stboun hd westbound 60th Street movements. During the p.m. peak hr, these operate at -door levels of service in the existing, 2007 no -build X007 build scenarios. C ` } 007 a :cloe proximity of this intersection to TH 3`6 cr s con ed traffic operations. r; . • The northbound 95 percentile queue at the T -T == .- nd Norell Avenue intersection extends into the 6 Street intersections ring the p.m. peak hour in the existing scenario and is expo,tc oe tend beyortntersection in the no build and build scenarios. This q euc d z not reach the north Wal -Mart access ection in any scenario. S • It is our opiniein that a` shown on tla lan. cess points`p Norell Avenue are properly located as