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HomeMy WebLinkAbout2003-05-01 NAC Planning ReportBACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 565, St, Louis Park, MN 55416 Telephone: 952,595,9636 Facsimile: 952,595.9337 planners@nacplanning.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 1, 2003 RE: Oak Park Heights — Kohl's Retail Development, North American Properties: Concept Plan FILE NO: 798.02 — 03.06 North American Properties has requested PUD concept plan approval to allow the construction of a Kohl's Department Store and various other retail users totaling over 172,000 square feet south of 60 Street North and west of Norell Avenue North. The subject site is approximately 24 acres, is undeveloped, and is encumbered by a 225 foot Xcel Energy easement and powerline. The property is zoned 0, Open Space Conservation and would be rezoned to B-2, General Business District. The request is being processed as a PUD overlay to allow the shopping center and phased development. The rezoning will be done at the general plan stage of the PUD process. A concept plan was approved in November 2002 for a Kohl's store and associated retail development within the Central Business District east of the existing Wal Mart Store. That concept plan approval has not been withdrawn by the applicant (AGI) at this time. Boundary and Topographic Survey Concept Site Plan Concept Grading Plan Concept Utility Plan Exterior Elevations — Front/Side Exterior Elevations — Rear/Side Project Narrative Traffic Report ISSUES ANALYSIS Comprehensive Plan. The subject property is designated as commercial by the Land Use Plan of the Oak Park Heights Comprehensive Plan. The proposed shopping center is consistent with the Comprehensive Plan and the existing Menard's development to the west and the Wal Mart to the east. Zoning. The subject site is currently zoned 0, Open Space Conservation and is proposed to be rezoned to B -2, General Business District. A PUD overlay will be applied to address the phased development and allowing the multi lot shopping center. The property would be rezoned as part of the general plan of development review. Subdivision. The proposed development is contained in Outlot B, Brackey Addition. The property will be replatted into lots and blocks as part of the general plan of development review. The applicant has indicated that the plat may include a lot for the Kohl's site and one or more platted lots for the other retail users. The northern portion of the site would be retained as an outlot for future commercial retail uses and possible MnDOT right-of-way. No concept plan approval will be given for the northerly outlot as part of this application. Surrounding Properties. The subject site is surrounded by the following: • 60th Street North (Highway 36 to the north). • Norell Avenue, McCormick's Furniture, City water tower site and Wal Mart to the east. • 58 Street North and Boutwells Landing to the south. • Krueger Lane and Menard's to the west. Project Description. The development consists of an 86,000 square foot Kohl's store and four other retail spaces. The buildings are oriented facing north behind the Xcel Energy powerline easement. Customer parking of 836 stalls are proposed in front of the building and partially under the transmission lines. Ali loading and service activities would occur at the rear (south) of the buildings. The outlot to the north of the parking would be reserved for future retail development. Additionally, a portion of this outlot is included in the Highway 36 ramp /frontage road plans developed by MnDOT. The site currently proposed for the retail center development, including the parking lots, would not be impacted by the MnDOT plans. Alt of the ramps /frontage roads would be included in the outlot area. A portion of the outlot, in the northwest corner of the site, has been indicated on the City's Stormwater Management Plan for a potential ponding area. The project engineer is currently working with the City Engineer and Browns Creek Watershed District to determine the stormwater pond requirements for this site. The policies anticipate a future expansion area for the Kohl's store totaling 19,200 square feet. That portion of the plan would not be considered at this time. A future 2 expansion of the shopping center would require concept/general plan review at the time it is proposed. Access. Access to the site is proposed from the east via Norell Avenue North, the south from 58 Street and the west from Krueger Lane. City staff recommends that the access to 58 Street that is closest to Krueger Lane be removed. The other access locations are acceptable to the City Engineer and City staff. The site plan design separates the customer /employee traffic with the loading /delivery area traffic. The applicant has suggested that the access to Norell Avenue could be moved north near the existing VVaI Mart pond. The City would be favorable to this change if an access easement could be obtained from Wal Mart, the owner of the property. That access would be preferable for circulation internal to the site. A disadvantage would be that the access would not align with the Wal Mart access in this location. The separation of the two opposing accesses would be Tess than 100 feet. If the applicant proposes to move the Norell access, the location and required roadway changes would be subject to review and approval of the City Engineer. Traffic Generation. A traffic analysis has been provided as attached in Exhibit 8. The City Engineer will provide a review of the traffic analysis and offer recommendations on the findings. The only intersection significantly affected by the development would be at Norell Avenue and 60 Street. The traffic analysis indicates that easterly traffic movements at that intersection would drop to level of service "F ". The analysis also provides alternatives to address that traffic issue. Off-Street Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers must provide six parking spaces per each 1,000 square feet of gross floor area. As shown below, a total of 827 parking spaces are therefore required for the subject property. Use Kohl's (86,000 gsf X .9) 77,400 nsf Four Retail Bays (67,000 gsf X .9) 60,300 nsf TOTAL Ratio 1 space per 166.67 square feet 1 space per 166.67 square feet Required Spaces 465 362 827 As shown on the site plan, the applicants are proposing to provide 836 spaces for the development. Thus, the minimum parking supply requirements of the Zoning Ordinance have been exceeded for the current development. Additional parking would need to be provided to accommodate the 19,200 square foot expansion area for Kohl's. Setbacks. The 58 Street frontage would be considered the front yard for evaluation of setback requirements for this development. A front yard is required to be 40 feet; the site plan indicates a 185 foot setback. The project is also consistent with the 20 foot side yard and 20 foot rear yard requirements. Alt of the parking areas will be set back at least 10 feet from the property lines. The driveway at the north edge of the site is 3 proposed to be set back less than 10 feet. The site plan will need to be revised to be consistent with this requirement. Grading and Drainage. A concept grading and drainage plan has been submitted for this development. The applicants do not anticipate the need to construct a stormwater pond on this site at this time, although adequate area would be provided for in the northwest corner of the outlot. That is also the location designated for a stormwater pond in the City's Stormwater Management Plan. The applicant will be required to apply for Browns Creek Watershed District approval for the site. The watershed may require contributions for downstream stormwater improvements or allow for drainage to and expansion of the regional pond adjacent to the Menard's. While it is anticipated that ample area for ponding can be provided, if required on the outlot, the applicant will need to work with the Browns Creek Watershed District and the City Engineer in determining the appropriate stormwater improvements /payments that result from development of this property. Utilities. A concept utility plan has been submitted for this development. The City Engineer and Public Works Director have indicated that the current utilities can adequately serve the proposed development. Utility plans are subject to review and approval of the City Engineer. Trails /Sidewalks. The development includes a sidewalk in the front of the retail customer entrances. There are no existing sidewalks on the development side of 60 Street, Norell Avenue, 58 Street, or Krueger Lane. The Parks Commission should comment if any additional trails or sidewalks should be constructed as part of this development. Sidewalk connections along either Norell Avenue and/or Krueger Lane should be considered to allow for pedestrian /bicycle access from the south. Adequately marked crosswalks on 58 Street, at Norell Avenue, and Krueger Lane would need to be considered with any potential crossings. Loading Area. The loading docks for Kohl's would be located on the southwest corner of the subject site. The general plans will need to reflect significant screening in the form of landscaping, fences, and berms to reduce the impact of the loading dock to Boutwells Landing and Autumn Ridge residents. The site plan indicates a substantial berm for most of the frontage along 58 Street. The setbacks are minimal along Krueger Lane, thus reducing the potential for a berm and landscaping. Building Height. The B -2 District specifies a building height of 35 feet. The conceptual elevations indicate building heights of 35 feet and lower, depending upon the retail store facade. Architectural Appearance. As the development proposal moves forward, the architectural appearance of the structure will be subject to detailed review in comparison with the City Design Guidelines. 4 Lighting, Signage, and Landscaping. Details plans related to Lighting, signage, and landscaping have not been submitted. Such plans will need to be submitted and considered as part of the general plan review. Xcel Transmission Line Tower. The site plan anticipates grading around the existing Xcel transmission line tower and placement of a retaining wall. The applicant has submitted the concept plans to Xcel for comment. Development Contract. The applicant will be required to enter into a development contract with the City pending approval of a concept and general plan. The City Attorney will require submittal of all cross easements and other easements necessary for this development. CONCLUSION /RECOMMENDATION The proposed development is consistent with the Comprehensive Plan and the planned zoning for this property. While issues remain related to traffic and stormwater, staff would suggest this project could be recommended for concept plan approval with the conditions as follows: 1. The City finds that the proposed concept plan, building and parking arrangement to be acceptable. 2 Rezoning of the property to B -2 with a planned unit development overlay would occur concurrently with the general plan of development approval. 3. Concept plan approval does not include the proposed 19,200 square foot Kohl's expansion or the planned outlot directly south of 60 Street. 4. The site p lan shall be revised to remove the access to 58 Street that is closest to Krueger Lane. 5 The access to Norell Avenue may be moved north pending approval by Wal Mart of an access easement and the approval of the City Engineer. 6 The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer. 7. The site plan shall be revised to provide at least a 10 foot driveway setback at the north edge of the project area. 8 The grading and drainage plan shall be subject to review and approval of the Browns Creek Watershed District and the City Engineer. All required stormwater 5 improvements and/or payments shall be outlined in the general plan approval and the development contract. 9. The concept utility plan is subject to review and approval of the City Engineer. 10. The Parks Commission shall comment on the need for additional trails and sidewalks on /or adjacent to the subject site. sidewalk connections along Norell Avenue and Krueger Lane to 58th Street with crosswalks should be considered. 11. The general plan shall address adequate berms, fences, and landscaping along 58 Street and Krueger Lane to screen the loading dock areas. 12. The architectural appearance of the structure shall be subject to Design Guidelines review as part of the general plan of development consideration. 13. Detailed plans related to lighting, signage and landscaping shall be subject to review as part of the general plan of development consideration. 14. The grading and placement of a retaining wall adjacent to the transmission line towers shall be subject to written approval of Xcel Energy. 15. The applicant shall be required to enter into a development contract with the City subject to review and approval of the City Attorney and City Council All cross easements and other easement documents required for this development shall be subject to review and approval of the City Attorney. 6 a �U 01 , :5‘ 64`' 1 .1 pi 0 1 i ' ' w ..t ihO S V ilg 9, z, () ""'""® illiiii i IMI J 001,21 1_ r ti_ �ral�rs w, ` r Asa I e f • 1 Zr! 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(1) .9.. a ,.; t 2 Lo - c:2" E t:''''' ....0 Cd w o c rn c - h (rat) LINN 2 ` 8 0 'E E m E 172- 0 I 1 VEEN 1 ismimifilall riMIRMEY PUD — Concept Plan Application Narrative Proposed Commercial Retail Site in Oak Park Heights, Minnesota April 17, 2003 Introduction North American Properties is submitting the attached application for development of a 25-acre site in Oak Park Heights, Minnesota. This narrative describes the site development and various aspects of the application request. Location The site is resen is vacant and located at the southeast corner of 60 Street North and P Krueger Lane. It s bounded on the south side by 58 Street North and has a small amount of frontage along Norell Avenue North. State Highway 36 is directly to the north of the site. Through the center of the property is a 200+ foot overhead electric transmission easement. At the southwest corner of the site is a city water tower and on the north side of the site near 60 Street is a city sanitary sewer lift station. Menards and Walmart are located to the west and east of the site, respectively. Site Development As shown on the Concept Site Plan, the proposed commercial site will include a Kohl's Department Store and various other retail users totaling 172,000+ square feet of retail space. The site plan shows the buildings being located just south of the electric transmission easement facing State Highway 36 with 830 parking stalls in front of the buildings and partly under the transmission lines. Primary access to the site will be from two driveway locations on Krueger Lane. A secondary access is proposed from Norell. Avenue. Service entrances for the retail space will be behind the buildings and north of 58 Street. The property is currently platted as one outlot. Although a preliminary plat has not yet been completed for the site, it is anticipated that the plat will include a platted lot for the Kohl's site and one or more platted lots for the other retail users. At this time it is proposed to retain the northern portion of the site as an outlot for future commercial retail uses. Site Guiding and Zoning According to the City's Comprehensive Plan, the site is presently Guided for a Commercial use. To accommodate the proposed site use, the property will need to be rezoned from its current "0" open. Space — Conservation District zoning to "B-2" General Business District. Rezoning of the site will likely include a Planned Unit Development (PUD) overlay. EXHIBIT 7 Building Architecture As shown on the Architectural Elevations, the architecture and storefronts of the proposed buildings will generally be consistent with each other to provide a unified appearance. The architectural materials will consist primarily of brick, rockface block and synthetic stucco (eifs). The various storefronts will be tied together through the use of decorative brick piers and stucco cornices. The brick piers and cornices will continue on all sides of the building. The colors of the brick and stucco used on Kohls building will also be repeated on all building elevations. Roadway Access The roadway system surrounding the property provides ample access to the proposed site and primary access will be from two driveways off of Krueger Lane. The Preliminary Traffic Study submitted with the Concept Plan Application provides additional information on existing and proposed traffic conditions. Site Utilities Public utilities for sanitary sewer, watermain and storm sewer service are presently available to serve the site within the adjacent roadway right -of ways. It is anticipated that other utilities (i.e., gas, electric, telephone) are also available to serve the site. As shown on the Concept Utility and Grading Plans, stormwater drainage from the site will be directed towards an existing 48- inch storm sewer pipe within Krueger Lane. The storm sewer pipe drains west into a regional pond created with development of the Menards site. The proposed concept plan for this site does not include onsite ponding facilities. Although directing all of the proposed site's drainage to the Menards pond appears consistent with the City's stormwater management plan, this issue will need to be discussed further with the City and the Brown Creek Watershed District. In addition, the pond proposed regional 's plan shows a ro osed re ional and within the outlot portion (near bo Street and. Krueger Lane) of the site. That issue will also require further discussions, either with this site development, or with future development of the outlot. TRAFFIC REPORT FOR RETAIL DEVELOPMENT OAK PARK HEIGHTS, MINNESOTA April 2003 Prepared for: North American Properties 300 Prairie Center Drive, Suite 225 Minneapolis, MN 55344 Phone 952- 974 -9200 Fax 952- 974 -9300 Prepared by: Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone 952- 937 -5150 Fax 952-937-5822 EXHIBIT 8 summary The purpose of this preliminary traffic study is to document the potential significant transportation impacts resulting from the development of the Oak Park Heights retail site. This study is not intended to be a complete traffic impact study but rather to identify areas of major concern that may need to be addressed by future study. Background Information The proposed Oak Park Heights retail site development will be located south of T.H. 36 in Oak Park Heights. The site is bordered by Krueger Lane on the west, Norell Avenue on the east, 58 Street North on the south and 50th Street North on the north. Customer access to the site is planned from two driveways on Krueger Lane and one driveway on Norell Avenue. Truck traffic will access the site from one driveway on Krueger Lane, two driveways on 58 Street North and one driveway on Norell Avenue. The driveway on Norell Avenue will serve both customers and trucks. The background traffic count data for this study was obtained from the SRF Consulting Group and from traffic counts. SRF had collected traffic counts within the last year for their studies of T.H. 36. P.M. peak period turning movement counts were collected on Krueger Lane at 58 Street North and 60 Street North for this study. The existing p.m. peak hour traffic counts are shown on Figure 1. Page 1 • r 58th St Norell Exit 120 - 55-3 15Th Mid Entr. North Fronta South Entr, .77A 18 0 40 88 245-- TH 36 i e Road Figure 1 Existing PM Peak Hour Traffic Counts 60th St Page 2 i) dr r 23 1 0 5-2 ) 1c <--8 1J 1070-4 (50 5 The planned roadway lane usage is shown on figure 2. North Frontage Road TH 36 '•a:htii3�:n rs;,.;.�,:.ve: ?ri��;.�: �v. 1^ r; ��xr: >s.�•c :::•,.:r- �- �x- c;�•as�.r.. <.; :� tiaYt•.� Tr �- North Entr. 11° =s3t, Norell Exit 58th St fi 60th St 1.� Mid Entr. .dl South Entr. Figure 2 Planned Roadway Lane Usage Page 3 'q T �Tr All intersections in the study area are controlled by stop signs except for the traffic signal located at T.H. 36 and Norell Avenue. Using the data summarized on Figures 1 and 2, intersection capacity analyses were conducted to determine the level of service of the critical intersection turning movement for each intersection. The results of the existing volumes stop sign capacity analysis are summarized in Table 1. Intersection Name Existing Krueger Lane & 60th St. N. A Krueger Lane & North Site Entrance _ A Krueger Lane & South Site Entrance A Krueger Lane & 58th St. N. B Norell Ave. & 58th St. N. B Norell Ave. & Norell Ave. Site Exit A Norell Ave. & 60th St. N. C This table shows that with current volumes, each of the intersections in the study area operates at an acceptable level of service. A capacity analysis was also performed for the signalized intersection at T.H. 36 and Norell Avenue near the site. Scenario Existing Trip Generation Delay 23.1 EB Table 1 Existing PM Peak Hour Level of Service Stop Sign Controlled Intersections * Determined using HCM 2000 methodologies in Synchro Table 2 Existing PM Peak Hour Level of Service Signalized Intersection Analysis T.H. 36 & Novell Ave. LOS c WB Delay LOS 19.3 B Page 4 Delay 23.9 NB OS C Dela 18.5 SB LOS B 21.1 Table 2 shows that with current volumes, T.H. 36 and Norell Avenue operates at an acceptable level of service. Intersection Delay LOS The trip generation for the site was computed using the standard trip generation rates contained in the publication Trip Generation, 6th edition, 1997, Institute of Transportation Engineers. The proposed development includes the following uses: an 86,000 square foot Kohl's with an expansion of 19,200 square feet and four other other retail uses totaling 65,323 square feet. The average shopping center trip generation rate was applied to the total size of the development. A comparison of the average shopping center trip generation rate with the trip generation for a similarly sized Kohl's store at another location revealed a slightly lower rate for the Kohl's store than the suggested I.T.E. rate, The average shopping center rate is expected to be a very reasonable estimate for the proposed development. C 1 Use Shopping Center Table 3 Trip Generation for Oak Park Heights Retail Site 1TE Code 820 Unit 1000 Number of Units Daily Trips /Unit 1 70, 522 42.92 PM Peak Hour Trips/Unit Daily Trip Generation 3.74 7319 PM Peak Hour Trip Generation 638 1 Trip generation was determined based on the standard trip generation rates contained in Trip Generation, 6th Edition (institute of Transportation Engineers, 1997). Page 5 Traffic Assignment The existing count data on Krueger Lane along with other factors were analyzed to determine the expected direction of approach percentages. The counts on Krueger were indicative of the direction of approach for the existing Menard's store adjacent to the planned retail development. The direction of approach for the proposed development is expected to be similar to the existing Menard's store. The direction of approach percentages are shown on Figure 3. Page 6 60th St 58th St 25% North Frontage • - Mid Entr. South Entr. TH 36 Figure 3 Direction of Approach North Entr. Norell Exit '`~'~ �^'~ Page 7 Three methodologies of traffic assignment were performed to better accommodate anticipated capacity shortages at the intersection of Norell Avenue and 60 Street p p y North. The traffic operations of this intersection are the most significant concern of this study. The close spacing between T.H. 36 and 60 Street North on Norell Avenue limit storage for queuing vehicles and make lane weaving difficult. The methodologies of assignment change the use of 60 Street North to exit the site traveling to the intersection of T.H. 36 and Norell Avenue. The three methodologies that vary the paths that traffic exits the site: ® Shortest Path — This is the path that traffic would be expected to choose if no traffic congestion would interfere with travel. O Partial Reroute — Traffic would be expected to adjust to this path to avoid congestion. It would be the quickest travel time path. • Complete Rerouting — This is a forced rerouting of traffic exiting the site to avoid 60 Street north. It routes some customers through the exit onto Norell Avenue in the southeast corner of the development. Page 8 0 „NJ 186 I' c North Entr, 58th St Nord Exit 319—' 72 15 Th North Pronto . e Road 83 23 cis c� Mid Entr. 72 a.wJ 1 O LJ cD L V xn:t4 South Entr. D 109 245 TH 36 X66 Figure 4 Development Volumes — Shortest Paths 60th St Page 9 705 10 (D10 1n 15—+ (0 (0 230 L 165 1070 ) a 80 r r) °20 c� 15 '221 t to (0 5 c� 5 r) r CD © in 10 Figure 5 Development Volumes — Partial Reroute X43 T r c T i r co a> r ` Z8 7 North Entr. 58th St Nord Exit c( 60 4[� Sti e i Mid Entr, North Fronta.e Road CD 03 C c 0) 72" ,Yrk, South Entr. TH 36 60th St CD 0) co Page 10 North Entr. 58th St Norell Exit 120 55 r�:•a:xrytri Mid Entr. 53 23 Q N r0 S C) 72 " 19 South Entr. Figure 6 Development Volumes — Norell Avenue Complete Rerouting North Fronta.e Road 18 0 40 109 _,. 245 TH36 < X66 60th St Page 1 1 291 �. 187 35 10 cp tm(0 15-> co co.) 230 - NA 165' 1070 - 180 k (- 75 ei 85 L°1 99 (N X15 221 T '--s5 'No 45 c ty r Cr) Scenario EB WB NB SB Intersection Dela LOS Dela LOS Delay LOS Dela LOS Dela LOS Post Development 26.7 C 22.0 C 23.8 C 19.3 B 23.4 C A capacity analysis of the past development traffic volumes was performed. The results are summarized on table 4 and 5. Intersection Name Krueger Lane & 60th St. N. Krueger Lane & North Site Entrance Krueger Lane & South Site Entrance Krueger Lane & 58th St. N. Norell Ave. & 58th St. N. Norell Ave. & Norell Ave. Site Exit Norell Ave. & 60th St. N. Post Development Paths Shortest B A B A F Partial Complete Reroute Reroute B C B B B B B B B B A B A B F E Table 4 Post Development PM Peak Hour Level of Service * Determined using HCM 2000 methodologies in Synchro As shown in Table 4, with the addition of the Oak Park Heights retail development all the stop sign controlled intersections will operate at acceptable levels of service except Norell Avenue and 60th street North. The critical movement at this location is the east to northbound left turn. Table 5 Post Development PM Peak Hour Level of Service Signalized Intersection Analysis T.H. 36 & Novell Ave. Table 5 shows that with the post development volumes, T.H. 36 and Norell Avenue operates at an acceptable level of service. Page 12 Conclusions The amount of traffic added by the Oak Park Heights retail development will not cause significant impacts to the nearby signalized intersection of T.H. 36 and Norell Avenue. O The planned driveway entrances on Krueger Lane are expected to operate well and without capacity problems. Adequate site access points for customers has been provided. O The planned truck access along 58 Street and Krueger Lane are adequate. The access from Krueger Lane will result in trucks make a left turn when entering before backing to the loading dock or to make a longer backing move after turning from 68 Street. O The spacing of the T.H. 36 and 60th Street intersections along Norell is currently inadequate. This is planned to be addressed through future upgrade projects for T.H. 36. O With the current peak hour traffic volumes at the intersection of 60th Street and Norell, the intersection analyses for the intersection in isolation indicate that there is adequate capacity and acceptable operation. However, given the short spacing to T.H. 36, there are some observed difficulties with queuing and weaving between the two intersections. O Approximately 35% of the traffic exiting the site wilt be destined for eastbound T.H. 36. The most likely path for this traffic, if there were no impediments, is to leave the site area traveling northbound on Krueger Lane, turn right to travel eastbound on 60 Street, turn left to travel northbound on Norell Avenue and finally turn right to travel eastbound on T.H. 36. When the majority of traffic exiting the site follows this path the northbound left turn from 60 Street to Norell will become overloaded. This is shown by the results of a stop sign analysis of Norell Avenue and 60 Street where the critical east to northbound left turn movement is level of service "F ", with an extremely high modeled delay (367 seconds average per vehicle turning left). O The left turn movement from eastbound to northbound at 60th Street and Norell of concern because drivers face a difficult yield decision at the stop sign. They must yield to cars that turn southbound to Norell Avenue from T.H. 36, to cars that are traveling northbound on Norell Avenue or to cars that pass through the intersection from the north leg. The situation is complicated further because many of the left turners planning to turn east on T.H. 36 will attempt to turn to the east most lane to make a right turn on T.H. 36. Further, the drivers must turn into an area that has limited storage space for vehicle queuing. The vehicle storage Page 13 area between 60 Street and T.H. 36 will not be adequate during peak traffic conditions. • The problems at 60th and Norell can be lessened by encouraging site traffic destined for T.H. 36 to use Norell Avenue instead of 60 Street. This will reduce the number of vehicles stopping at the stop sign and reduce the total delay. To some extent, the expected traffic congestion may encourage drivers to find an alternative direction. The path of southbound on Krueger, eastbound on 58 Street north and northbound on Norell Avenue is one alternative. A second alternative is to exit the site directly to Norell Avenue from the southeast area of the site. It is suggested that signing and any other practical methods be used to encourage this movement. If all site traffic were routed away from east bound 60th Street, the modeled stop sign analysis critical delay at 60th and Norell drops from 357 seconds to 74 seconds. • The traffic volumes on T.H. 36 are expected to grow significantly if a river crossing is constructed. The growth in traffic volumes will necessitate the construction of a grade - separated intersection at Norell Avenue to accommodate the projected traffic volumes. When this occurs, the traffic bottleneck on Norell Avenue will be eliminated. This development can be constructed to not interfere with some plans for a relocated frontage road. • The preferred solution is to move the 60 Street frontage road further south. This will provide more space between T.H. 36 and the relocated frontage road for weaving and vehicle storage. it will take some time for the site to reach full occupancy and full demand. Once it is separated, it will be able to accommodate the area traffic volumes but may require 4 -way stop sign control and possibly a traffic signal. Further study is necessary to fully estimate the impacts to determine the ideal frontage road configuration and the impacts of moving the frontage road. Page 14