HomeMy WebLinkAbout2005-02-03 NAC Planning MemorandumMEMORANDUM
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
DATE: February 3, 2005
TO: Eric Johnson
FROM: Scott Richards
RE: Lowe's of Oak Park Heights
NAC FILE: 798.02 -
BACKGROUND
Attached for reference:
Land Title Survey and Topographic Map
Site Plan
Grading and Drainage Plan
Utility Plan
Landscape Plan
Memo from Kathy Widin, City Arborist
Building Elevations
4800 Olson Mermori & H ighwa , Suite 202, Golden Valley, M N 55422
Telephone: 783231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com
Lowe's Home Centers, Inc. is requesting CUP /P U D approval. The 12.6 acre site
is located at the intersection of State Highway 5 and 58 Street North adjacent to
s & C Bank. The site is zoned B -3, Highway Business and Warehousing District.
The project will consist of a Lowe's Home Improvement store containing a total of
167,584 square feet, including a garden center. The store will face 58 Street
North with most of the 521 parking spaces located between the store and 58
Street. The store will include a covered loading area
In additional to the CUP /PUD approval, the following additional applications have
been made:
• A conditional use permit for a parapet that exceeds the maximum allowed
under Section 401.15.C.4.
• A conditional use permit to allow reduction in the number of parking
spaces required under Section 401.15.F.9.00
• A conditional use permit to exceed the allowable area for signage.
• A variance to allow signage exceeding the number allowed under Section
401.15.G.9.d.
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
ISSUE ANALYSIS
Building Material Percentage Study
Building Perspective
Signage Plan
Lighting & Photometric Plan
Lighting Specifications
Traffic Study
Zoning. The project site is zoned B -2, Highway Business and Warehousing
District. The purpose of the District is to provide for the establishment of retail
and wholesale sales, storage, warehousing and limited manufacturing and
production. The proposed Lowe's store is compatible with the purpose of the
District and the Comprehensive Plan.
Subdivision. The project site is on one existing parcel. No subdivision is
required.
Site Access. The primary access to the store will be on Morning Dove Avenue
off of 58 Street North. The applicant and City Staff are proposing that Morning
Dove Avenue be vacated and converted to a private drive. The vacated street
would include access easement for S & C Bank and utility easements. The
Planning Commission should make a recommendation on the vacation of
Morning Dove Avenue. The City Council will hold a pubic hearing on the
vacation proposal.
Two other access points will be 400 feet apart on Memorial Avenue North. One
of these points will serve primarily for truck access to the back of the building.
There will be no direct access to Highway 5. The curb cuts for these access
points are 45 feet and 50 feet. The curb cuts are subject to review and approval
of the City Engineer.
Lot Coverage. The B-3 District requires that no less than 20 percent of the site
be green or landscaped. The project plans shows that this minimum requirement
is met.
Setbacks. All parking areas are to be setback at least 10 feet from the property
line. Project plans indicate conformance with this requirement. The proposal
also conforms to all building setback requirements. In the B -3 District these
requirements are:
Front Setback
Side Setback
Rear Setback
2
40 feet (Highway 5 and 58 Street)
10 feet (Morning Dove Ave.)
20 feet (Rear property line)
Traffic Generation. A traffic analysis was provided in January 2005 for three
intersections: Highway 5 and 58 Street North. 58 Street North and Morning
Dove Avenue and 58 Street North and Memorial Avenue North. The analysis
indicates that there is little change in the level of service due to the Lowe's store.
West bound traffic on 58 Street should not affect access into the Lowe's site at
Morning Dove Avenue. The report recommends that the west approach to the
Highway 5 and 58 Street intersection be signed and striped to indicate a shared
!eft turn /through lane and a shared through /right turn lane. Lowe's is working
with MnDot on signal timing and traffic flows to minimize the impacts of traffic
generated by the project. The City Engineer will recommend upgrades in his
report.
Off-Street Parking. According to Section 401.15.F of the Zoning Ordinance,
retail stores are to provide 1 parking space for each 200 square feet of floor
space. The required spaces for the 167,584 square foot store, less 10 percent,
is 754 spaces. The applicant is proposing 521 spaces including 12 handicapped
spaces. The Council has approved previous reductions in parking requirements
for commercial. developments. The preference of the retail tenant for reduced
parking is given considerable weight as it reduces the amount of impermeable
surface and reduces stormwater runoff. The proposed reduction in parking is
recommended. Lowe's will be providing information to support the proposed
reduction. A conditional use permit is required to allow the reduction.
Grading and Drainage. Grading and drainage plans have been submitted for
review. The plans show a stormwater pond behind the building on the south.
The pond is part of a larger detention pond located on the adjacent parcel
containing an office strip center. An erosion control plan has not been submitted.
The grading, drainage and erosion control plan are subject to review and
approval by the City Engineer and Browns Creek Watershed District.
Utilities. The City Engineer and Public Works Director have indicated that the
existing utilities can adequately serve the proposed development. The submitted
utility plan should be reviewed and approved by the City Engineer.
Loading Areas. Loading is provided for in two areas at the rear of the building.
Both areas provide adequate maneuvering space for trucks. Additional screening
is recommended around the loading area serving the garden center. Some
screening is currently provided, however, this area is close to Highway 5 and
thus visibility is a concern.
Building Height. The B-3 District specifies a maximum building height of 35
feet. Most of the building is 29 feet high. However, the peaks of two cornices
rise above this. The Zoning Ordinance allows for cornices to rise three feet over
the 35 foot maximum, however, both cornices exceed this allowance. One rises
to nearly 39 feet and the other cornice over the main entrance rises to 49 feet.
3
Section 401.15.C.4. allows these maximums to be exceeded by conditional use
permit.
Building Height Conditional Use Permit
The City Council and Planning Commission shalt consider possible adverse
effects of the conditional use. Their judgment shall be based upon, but not limited
to, the following factors:
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.
h. The impact upon existing public services and facilities including parks,
schools, streets, and utilities, and the City's service capacity.
1. The proposed use's conformity with all performance standards contained
herein ( i. e.,parking,loading,noise,etc.).
The request for the additional height of the cornices attempts to add visual
interest by adding variation and articulation to the facade of a very large big box
building. The proposed heights result in cornices that are scaled appropriately to
the overall mass of the main building structure. The B -3 District is designed for
large buildings that are setback a great distance from the street. The Lowe's
project is a use in this District that is supported by the Comprehensive Plan. The
height of the cornices will have no impact on surrounding uses, traffic generation
or the provision of public services. Approval of the Conditional Use Permit to
allow the two cornices to exceed the height is recommended.
Landscaping. A landscape plan has been submitted for review. Comments on
the landscape plan have been provided by the City Arborist and are found in
Exhibit 6. The landscape plan is subject to review and approval by the City
Arborist.
HVAC and Trash Screening. The site plan shows a trash compactor and
electrical equipment located near the rear loading areas. It is not clear from the
plan how these areas are architecturally incorporated into the main building
structure or what materials are being used to screen it. It is also not clear if
rooftop HVAC equipment will be visible from ground level. Additional information
needs to be provided to clarify these concerns.
4
Lighting. A lighting plan has been submitted for review. According to the
Ordinance, no Tight source or combination thereof may cast Tight on a public
street that exceeds one foot - candle meter reading as measured from the
centerline of such street.
Parking lot lighting will be standard shoe box fixtures with full cut off. The total
height to the top of the fixtures will be 25 feet. The applicant has provided
specifications for parking lot lighting (Exhibit 12). Wall lighting is proposed for the
two side walls and rear wall of the structure. The applicant will need to provide
specific detail for all side wall lighting.
The photometric plan (Exhibit 11) is consistent with the Zoning Ordinance lighting
standards.
Signage. Three wall signs and one freestanding sign have been proposed for
the project (Exhibit 10). The freestanding sign is a monument type sign that is 20
feet high. It will be located along Highway 5 adjacent to the S & C Bank parcel.
This sign conforms to Code requirements.
Required and Proposed Sicina+ae
For wall signs, the Ordinance allows a total sign area of up to 15 percent of a
facade, not exceeding 300 square feet. Sign areas exceeding the allowable area
of 300 SF but less than 15 percent of the facade may be allowed by conditional
use permit. This situation applies to this project.
Exceeding the allowable area will have little visual impact due to the minimal
percentage of area devoted to signage this project is proposing. In evaluating
this change using the above listed criteria for CUPs, the proposed signage will
have no negative impact on surrounding uses, traffic or the provision of public
services. Approval of a CUP is recommended.
The Zoning Ordinance allows two wall signs, whereas this project proposes
three. A variance is being requested to allow one additional sign. One of the
signs is the Lowe's name and the other two are directional signs, one for the
garden center and the other for the indoor lumber yard.
I n considering all requests for a variance and in taking subsequent action,
The Planning Commission and City Council shalt make a finding of fact that the
proposed action will not:
5
Percentage
Allowable
Percentage
Proposed
Allowable
Sign Area
Sign Area
Proposed
Number of
signs allowed
Number of
signs
Proposed
3
Wall
Up to 15%
3.4%
300 SF
490 SF
2
Freestanding
N/A
N/A
100 SF up to
20 feet high
51 SF, 20 feet
high
1
1
Lighting. A lighting plan has been submitted for review. According to the
Ordinance, no Tight source or combination thereof may cast Tight on a public
street that exceeds one foot - candle meter reading as measured from the
centerline of such street.
Parking lot lighting will be standard shoe box fixtures with full cut off. The total
height to the top of the fixtures will be 25 feet. The applicant has provided
specifications for parking lot lighting (Exhibit 12). Wall lighting is proposed for the
two side walls and rear wall of the structure. The applicant will need to provide
specific detail for all side wall lighting.
The photometric plan (Exhibit 11) is consistent with the Zoning Ordinance lighting
standards.
Signage. Three wall signs and one freestanding sign have been proposed for
the project (Exhibit 10). The freestanding sign is a monument type sign that is 20
feet high. It will be located along Highway 5 adjacent to the S & C Bank parcel.
This sign conforms to Code requirements.
Required and Proposed Sicina+ae
For wall signs, the Ordinance allows a total sign area of up to 15 percent of a
facade, not exceeding 300 square feet. Sign areas exceeding the allowable area
of 300 SF but less than 15 percent of the facade may be allowed by conditional
use permit. This situation applies to this project.
Exceeding the allowable area will have little visual impact due to the minimal
percentage of area devoted to signage this project is proposing. In evaluating
this change using the above listed criteria for CUPs, the proposed signage will
have no negative impact on surrounding uses, traffic or the provision of public
services. Approval of a CUP is recommended.
The Zoning Ordinance allows two wall signs, whereas this project proposes
three. A variance is being requested to allow one additional sign. One of the
signs is the Lowe's name and the other two are directional signs, one for the
garden center and the other for the indoor lumber yard.
I n considering all requests for a variance and in taking subsequent action,
The Planning Commission and City Council shalt make a finding of fact that the
proposed action will not:
5
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a
lesser degree of flood protection than the flood protection elevation for the
particular area, or permit standards which are lower than those required
by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the
neighborhood, or in any way be contrary to the intent of this ordinance.
f. Violate the intent and purpose of the Comprehensive Plan.
Allowing a third sign will not cause any of the above listed negative impacts and
the Planning Commission and City Council may make such findings.
To grant a variance, the additional sign must be found to not violate any of the
terms or following conditions:
1. Undue hardship will result if the variance is denied due to the existence
of special conditions and circumstances which are peculiar to the land,
structure, or building involved and which are not applicable to other lands,
structures or buildings in the same district.
A) Special conditions may include exceptional topographic or water
conditions or, in the case of an existing lot or parcel of record,
narrowness, shallowness, insufficient area or shape of the property.
B) Undue hardship caused by the special conditions and
circumstances may not be solely economic in nature, if a
reasonable use of the property exists under the terms of this Title.
C) Special conditions and circumstances causing undue hardship
shall not be a result of lot size or building location when the lot
qualifies as a buildable parcel.
2. Literal interpretation of the provisions of this Ordinance would deprive
the applicant of rights commonly enjoyed by other properties in the same
district under the terms of this Ordinance or deny the applicant the ability
to put the property in question to a reasonable use.
3. The special conditions and circumstances causing the undue hardship
do not result from the actions of the applicant.
4. Granting the variance requested will not confer on the applicant any
special privilege that is denied by this Ordinance to other lands, structures
or buildings in the same district under the same conditions.
5. The request is not a result of non-conforming lands, structures or
buildings in the same district.
6. The request is not a use variance.
7. The variance requested is the minimum variance necessary to
accomplish the intended purpose of the applicant.
6
8. The request does not create an inconvenience to neighboring
properties and uses.
The Planning Commission and City Council should consider the above listed criteria in
determining whether a variance is justified. Lowe's is essentially one store offering
multiple services that are often provided by separate stores. The directional signs for
the indoor lumber yard and garden center are necessary conveniences for customers to
direct them to two of the major services offered within this one store. The strict
interpretation of the code would deprive Lowe's the customer communication that would
be available to stores located in a multi- tenant commercial center. Approval of the
variance is recommended.
Architectural Appearance. The proposed development is subject to the City's Design
Guidelines that apply to all new commercial development in the City.
Site Design. The project consists of one building fronted by a parking lot. The building
is placed with the long dimension perpendicular to Highway 5. This arrangement along
with the S &C Bank's location along Highway 5 works to hide and minimize the
perceived size of the parking lot from the highway. The long dimension of the parking
rows are perpendicular to 58 Street North. The parking lot contains a number of large
landscaped curb islands that help to break up the size of the lot. The parking lot is well
buffered from surrounding streets. Pedestrian circulation has not been included within
the development or to connect it to adjacent parcels or community trails or sidewalks.
Building Architecture. The building is classic franchise architecture, similar in material
and scale to Lowe's built throughout the country. There are no details or materials that
respond to the site in Oak Park Heights or the Midwest region. The building contains
facade and roof articulation and variation in color and material to create visual interest
and is similar to other recent developments in the area. The building colors are
primarily warm earth tones (salmon and beige). Less than 30 percent of the building is
blue. No grade 1 materials are used in the structure. Thirty three percent are grade 11
materials (precast concrete panels) and 50 percent are grade 111 materials (E.I.F.S. and
metal).
Elevations for the sides and back of the building are not provided, but it appears from
the provided perspective drawing that these other walls contain large expanses of blank
walls. Some articulation through use of vertical pilasters on the building wall facing
Highway 5 are shown on the perspective. However there are only five shown on the 360
foot wall.
The Planning Commission and City Council should comment on the building's
architecture and its deviation from the City's design standards.
7
CONCLUSIONS/RECOMMENDATIONS
The proposed project is consistent with the Comprehensive Plan and the B -3 Zoning
District. Based upon the preceding review, our office recommends approval of the
following:
• PUD /CUP
• Conditional Use Permit for a reduction in parking
• Conditional Use Permit for Building Height
• Conditional Use Permit for walls signs to exceed the allowable area.
• Variance to allow three signs.
With the following Conditions:
1. City Engineer review and approval of access curb cuts.
2. Inclusion of City Engineer recommendations for road and traffic upgrades at
Highway 5 and 58 Street North.
3. The grading, drainage and erosion control plan are subject to review and
approval by the City Engineer and Browns Creek Watershed District.
4. The submitted utility plan should be reviewed and approved by the City Engineer.
5. Submittal of additional information showing how the trash area, HVAC and
electrical equipment wilt be screened from view subject to review and approval of
City Engineer and Arborist.
6. Additional information providing specific detail on side wall lighting.
7. Review and approval by the City attorney of the utility easement in the vacated
Morning Dove Avenue.
8. The Planning Commission should comment on the building architecture,
materials and color for conformance to the City's Design Guidelines.
9. Submittal of an erosion control plan and approval by the City Engineer.
1 o. Additional screening around the loading area next to Highway 5 subject to review
and approval of City Arborist.
11. Review and approval of the landscape plan by the City Arborist.
1 2. I nformation provided by applicant from other stores showing that the proposed
reduced parking spaces are sufficient to meet customer parking needs.
8
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DETENTION
SHRUB PLANTING DETAIL
TREE PLANTING DETAIL
Scott Richards
From:
To:
Sent:
Subject:
Kathy Widin
OPH Arborist
<kdwidin@comcast. nets
"Toni Ozzello" <tozzello a@cityofoakparkheights.com >; "Julie Hultman" <jhultman a@3cityofoakparkheights.com >;
"Dennis Postler" <dpostler a@bonestroo.com >; "Eric Johnson" <eajohnson a@7cityofoakparkheights.com >; "Jim
Butler" <jbutler a@3cityofoakparkheights.com >; "Scott Richards" <srichards[a7nacplanning.com >; "Mark Vierling"
<mvierling a@]eckberglammers.com>
Tuesday, January 18, 2005 9 :05 PM
Landscaping - Lowe's
OPH Staff
I have reviewed the proposed landscape plan for the Lowe's project and have the following comments:
1. The plan is not very interesting, but, given the constraints of a large retail store of this type, it will serve the purp ose
of providing some greenspace and screening of the building for the property to the southwest.
2. The plant species are, for the most part, ones which are hardy in Minnesota and relatively free of insect and disease
problems. Most have been planted on other properties in Oak Park Heights and done well. Which cultivars of red
maple, hawthorn and Viburnum are they proposing? Colorado spruce and Concolor fir are species which do not
usually do well in heavy clay soils. Both species are specified to be planted on the southwest side of the site, which
will be a hot, dry location. Both do best in our area in evenly moist, well- drained soils and in sites which are somewhat
protected. These trees will require addition of some organic matter to the native soil at planting, and also re-application
of mulch and supplemental watering during and after the 2 -3 year establishment period has passed. I cannot
recommend an alternative evergreen to use on this site, as there have been problems with white spruce across Hwy. 5
pp ro d
by the high school and pines would not provide as effective a screen as the spruce and fir. With appropriate and
p
continued care, these species should be able to survive well and provide the desired Landscape function.
3. The planting detail shows rubber hose to be used around the trunk of a deciduous tree when applying staking. The
text "Notes" state that 3/4 in. nylon strapping could be used in place of the piece of rubber hose. Current practice
advises nylon strapping of 1.5 to 2 inches width be placed around the trunk of a tree during staking to revent girdling
g g
of the trunk.
If you have any questions regarding this review, please contact me.
Page 1 of 1
EXHIBIT 6
2/1/2005
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2 3 3 3 2 3 3 2 3 3 3 2 3 2 3 2$ 2 3 3 2 2 2 3 3 2 2 3 3 2 3 '3 3 3 2 2 3 3 2 3 2 2 2 2 3 3 2 2 2 2 9 2 3 3 3 2 2
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8
co
w
Fl
Type 1
FP
Type 111
FT
Forward Throw
FW
Type V sq.
•
Bronze
2
Black
3
Gray
4
White
5
................. .............. ...............................
480V
6
4" arm shipped in fixture carton
8
_347V
QuadTape (120, 208, 240,
277V)
E
50 Hz 220/240V
Al
1 0" arm shipped in fixture
carton
A4
4" arm shipped in fixture carton
PCR(X)1
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
MAGNUSQUARE® 11 sERIES
Job
imensions
rder ng Information
Catalog.::
Number
SERIES
M SV
400 H
1 000 H
1 000 P
400 S
A
Magnusquare® II Series
Vertical Lamp - Flat Glass
MOUNTING
A Arm mount
WATTAGE/SOURCE
Metal Halide
Metal Halide
Pulse Start
High Pressure Sodium
Note: E.P.A. -2.8 Sq. Ft. (Fixture only)
B
A
14.9"
378 mm
!ASV
series
B
21.0" sq.
533 mm
mounting
wattage
MSV
A
1. Substitute voltage for "x" (1- 120V;2- 208V;3- 240V;4- 27711;5- 480V;6 -347V)
2. Must select option Al or A4
Accessories must be ordered separately. See Accessories,
DISTRIBUTION
VOLTAGE
Vertical Lamp
Flat Glass
source
Type
M SV
Specifications
distribution
V� rr.:.c -- - •�sr
voltage
OPTIONS
Housing
Rugged, one piece aluminum, formed and welded, allows no
access to weather.
Lens/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
Lektrocote® 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.
finish options
LEKTROCOTE FINISH
See back for
Photometrtcs
SA�
NRTUC
Submitted by: Architectural Cutoff
OTD2 -5101
MSV /Flat
Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382-1526
EXHIBIT 12
MOUNTING HEIGHT CORRECT I ON FACTORS
n4a'nt - F� 1 'Pee
H e ph� �
20
25
30
35
40
45
50
� tt i��ars
}�le i p ht' �
6.10
7.62
9.14
10. 67
12. 1913.7215.24
0.0
TOTAL
Factor
3.06
1.96
1.3611.00
0.77
0.60
0.491
LIGHT FLUX VALUES
LUMENS
PERCENT
DOWNWARD
STREETSIDE
39, 91
5
35.5
_ V
DOWNWARD
HOUSES I DE
,
33052
30.0
UPWARD
STREETSIDE
fl
.
0.0
UPWARD
H0U5ESI0E
,
0.0
TOTAL
72143
65.8
MAGNUSQUARE® 11 SERIES
P otometrics
TEST N00
CAT NOa
LUMINAIRE
SOCKET POS.:FIXED
REFLECTOR:ALUM[NUM
SPECULAR
ENCLOSURE:CLEAR, FLAT GLASS
a HFO8637
a MSVAI000H-FPx-x
LAMP
TYPE: 1000W MET. HAL.
ANSI: M1000 /U /BT37 I.D.: OS -11
ENVELOPE: BT 37 L.C.L.:7.O INCHES
1 LAMP(S1 at LUMENS /LAMP: 110000
1 SOLUX D 1 AGRAM
MOUNTING HEIGHT: 10.67 METERS
--Hall' Maximum Candlepower Trace
* Maximum Candlepower
MAXIMUM AT H :56.2° V =65.5°
180•
4. 3 .2 1 0 0 1 2 3
3.75 2.25 0
RATIO OF LONGITUDINAL D I STANCE TO MOUNTING HE I OHT
DATE 2 °22 -200 1
CLASSIFICATION
DISTRIBUTION: SHORT
TYPE: 111
CONTROL: FULLCUTOFF
GENERAL
TEST DISTANCE: 36 FEET
To approximate performance Por
similar lamps with diPPerent
Lumens, multiply Lumens, Lux
and Footcondles by this ratio:
RATIO SELECTED LAMP LUMENS
110000
1 SOFOOTCANDLE 01 AGRAM
MOUNTING HEIGHT: 35 FEET
-tl - « - Coer ' i c i ent off' U t i l i z a t i o n Curves
0.1 0.2 0.3 0.4 0.5 0.8 0.7
VANFAMEN
111111MPENIN BMW 61
immaimmummommom
imammemmummilm
MEGNMONIO191.111
MOMONENUIRAMMM
EMISMOIMIMEMIN . 1
%
LIENNEMEN
Gem. rmaumim
11100 NSMER 1111111111111
im� Iltragalw
au.uI.
TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS. VARIOUS
OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS.
HUBBELL
Lighting, Inc.
Vertical Lamp
Fiat Glass
Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 - 6111 • Fax (540) 382 -1526 • http: //www.hubbell- Itg.coml
Hubbell Canada, Inc., 870 Brock Road South, Picketing, Ontario L1 W1 Z8, (905) 839 -1138 • Fax (905) 839 -9108 • http:t /www.hubbell- canada.coml
MSV
MOUNT I NG HE I GHT CORRECTION FACTORS
Heist .- Feet
20
25
30
35
40
45
50
Mau n - Me � t t n r�
He t he
6
7.62
9.14
10.67
12 . 19
13.72
15.24
Factor
3.06
1.96
1.36
1.00
0.77
0.60
0.49
LIGHT FLUX VALUES
'
LUMENS
PERCENT
OF LAMP
DOWNWARD
STREETSIDE
38981
35.4
DOWNWARD
HOUSESIDE
38981
35.4
UPWARD
STREETS IDE
o
0 . a
UPWARD
HOUSESIDE
❑
0 ,
TOTAL
77963
70.9
MAGNUSQUARE® 11 SERIES
Photometrics
TEST NOa
CATO N00
LUMINAIRE
SOCKET POS.:F]XED
REFLECTOR:ALUMINUM
SPECULAR
ENCLOSURE:CLEAR, FLAT
21.000
Lighting, Inc.
HP 08635
MSVA1OOOH-FWxx
LAMP
TYPE: 1000W MET. HAL.
ANSI: MI000 /U /BT37 I.D.: OS-11
ENVELOPE: BT 37 L.C.L. :7.0 INCHES
1 LAMPIS1 at LUMENS /LAMP: 110000
GLASS
1 SOLUX DIAGRAM
MOUNTING HEIGHT: 10.67 METERS
--Hair Hair Maximum Candlepower Trace
* Maximum Candlepower
MAXIMUM AT H :45.2° V=64.6°
Vertical Lamp
Flat Glass
IS4®
0.1
► 2 1 0
3.75 2.25
D
RATIO OF LONGITUDINAL I7 I STANCE TO MOUNTING HEIGHT
DATE: 2-21-2001
CLASSIFICATION
DISTRIBUTION: SHORT
TYPE: V-S0
CONTROL: FULLCUTOFF
GENERAL
JEST DISTANCE: 36 FEET
To approximate perrormance Par
similar lamps with dirferent
Lumens, multiply Lumens, Lux
and Faatcandles by this ratio:
RATIO = SELECTED LAMP LUMENS
110000
1 SOFOOTCANDLE D 1 AGRAM
MOUNTING HEIGHT: 35 FEET
°- -° - ° Coerf i c i ent oP U t i l i z a t i o n Curves
0.8
0.7
rommivirinirming temstimitipmenu
norAffirgodel, assaiminumnam
il All
MOUE 0
unto IE
KEIVE -,m,/
mi
1 mew
...1%,.....•
1111 ERE
ablitbak
1111111111151U1111111111111111111 E/IIINII■
SiablEMINEIVAVAINIMAIMI
SilBrd AVNAIMINININ11
tallinte wrimmum
amMIESEEN 111111111111111111111
TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS. VARIOUS
OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS.
Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382 -1526 • http:llwww.hubbell- Itg.coml
Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1W1Z8, (905) 839 -1138 • Fax (905) 839 -9108 • http :llwww.hubbeil- canada.com/
MSV
MAGNUSQUARE® 11 SERIES
Ordering Information
ACCESSORY - Must be ordered separately
Catalog Number
MAL -FM
MSV -4 -X
MSV -IO -X
MAL -KF -X
RSD -9th -X
MAL-WP-X
RSD -04 -X
RSD -g5 -X
MSV - FGGS -2
0
MAL -FM
SSP -90 -X
Lighting, Inc.
Vertical Lamp
Flat Glass
Description
FLUSH MOUNT HARDWARE
Flush mount hardware - must order when no arm or adapter is desired on a pole.
ARMS
4" rigid arm
10" rigid arm
Adjustable arm for flat surfaces. (10Tf Length)
KNUCKLE
MAL - - 2 3/8" OD tenon slipfltter for one fixture
MAL - - 2 318" OD tenon slipftter for two fixtures 180
TENON ADAPTERS
SSP - X Square slipftter for 2 318" or 2 7 /8" OD tenons - drilled for four fixtures
(10" arm re wired for 90 configurations)
RSD - 3128 - 2 318" - 2 718" OD slipfitter for max. three fixture (120 ° ) (10" Arms Required).
For 10" arms only - four fixtures max. 90 - 4" OD (must order RSD-04 for each luminaire)
2 318" or 2 7/8" OD tenons.
WALL PLATE
Cast wall plate with fixture hardware, mounts over recessed 4" outlet boxes
lag hardware b others.
POLE ADAPTER
Nominal 4" OD pole adapter provides a flat surface for arm of fixture mounting.
Nominal 5" OD pole adapter provides a flat surface for arm of fixture mounting.
GLARE SHIELD
Extreme glare shield for flat glass_ units only. Mounts to housing. Restricts lighitng to any one
side of fixture. Black finish is standard.
Note: Specify Finish - Replace X = 1 - Bronze, 2 - Black, 3 - Gray and 4 - White
MSV -4 -X
MSV -10_X
MAL -KF -X
4 %,
MAL -WP -X RSD- 04/05 -X
MAL -K -X
MSV - FGGS -2
Weight EPA
Ibs kg ft m
.25 .1
2 .9 2 .02
5 2.3 .5 .05
5.7 2.6 .5 .05
5 2.3
7 3.2 -
20 9.0 .4 .04
20 9.0
20 9.0
5.7 2.6
1.5
1.7 .8 1.1 .11
1.8 .8 1.1 .11
MAL - TK - X
Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382-1526 • http: /Iwww.hubbell- Itg.coml
Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1 W1Z8, (905) 839 -1138 • Fax (905) 839 -9108 • http:I/www.hubbell- canada.corn/
MSV
IciV BENSHOOF & ASSOCIATES , INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE 7W0 / HOPKINS, MN 55343 / (952) 238 -1667 / FAX (952) 2381671
21 January 2005
MEMORANDUM
TO: Mr. Kyle Oswald. Ozark Civil Engineering Inc.
r
FROM: Edward F. Terhaar and Erik Seiberlich
RE: Traffic Study for Proposed Lowe's Home Improvement Warehouse in
Oak Park Heights, Minnesota
PURPOSE AND BACKGROUND
This report presents the results of the traffic study completed for the proposed Lowe's
Horne Improvement Warehouse in Oak Park Heights, Minnesota. This traffic study
included 58 Street as the main frontage on the north side of the development, Memorial
Avenue on the west side of the development, and TH 5 on the east side of the
development. Volume, level of service (LOS), and delay were studied for the following
intersections:
• TH 5 and 58 Street
O Morning Dove Avenue and 58 Street
O Memorial Avenue and 58 Street
Refer to File: 05-03
The proposed development location is one quarter mile southwest of TH 36. The site is
presently a vacant lot. The location is shown in Figure 1.
Proposed Development Characteristics
The proposed development, planned for completion by summer of2006, is a 116,000
square foot Lowe's Home Improvement Warehouse. When completed the parking lot
will provide 553 spaces including 12 handicapped spaces. Four access points will be
provided for the site. Morning Dove Avenue, presently serving an auto dealership to the
north of 58 Street and a bank to the south, will become the primary access road offering
two routes to the parking field. Another full access will be provided on Memorial
Avenue, with the fourth access, also on Memorial Avenue, primarily serving truck access
to the back of the building. Figure 2 shows the development plan used for the traffic
study.
Mr. Kyle Oswald
-2-
21 January 2005
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-3
21 January 2005
APPROXIMATE SCALE
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OFFICE
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OZARK CIVIL
ENGINEERING
BE SHOOT & ASSOCIATES, INC.
TAANSPOR ATION ENGINEERS AND PLANNERS
TRAFFIC 1 U DY FOR.
PROPOSED LOWE'S HOME
IMPROVEMENT WAREHOUSE
IN OAK PARK HEIGHTS, , MN
J
FIGURE 2
SITE PLAN
Mr. Kyle Oswald
EXISTING CONDITIONS AND FUTURE CHANGES
Existing Conditions
-4.. 21 January 2005
The proposed site for this development is presently a vacant lot. Morning Dove Avenue
cul -de -sacs south of 58 Street at the future main access location. Memorial Avenue and
58 Street are presently two lane roads, serving the local business and industrial uses.
TH 5 is a four -lane arterial roadway which runs from Stillwater southwest to Saint Paul
and west beyond the Twin Cities. TH 5 has a 55 mph speed limit in this area and has
mainly signal controlled at -grade intersections, with the exception of a diamond
interchange with TH 36. The following describes the geometry and traffic control at the
three subject intersections:
• Memorial Avenue and 58 Street -- This is a three - legged intersection with the
north and south approach being stop controlled. Each approach has one lane
which is shared for its two possible movements.
O Morning Dove Avenue and 58 Street -- This is a four - legged, stop controlled
intersection. The north approach, which accesses an auto dealership, and the
south approach, which provides access to a bank, are stop controlled. Each
approach provides one shared left turn/through/right turn lane.
• TH 5 and 58 Street — This is a four - legged, signal controlled intersection. The
north approach of TH 5 provides two left turn lanes, two through lanes, and one
right turn lane. The south approach provides one left turn lane, two through lanes
and one right turn lane. The west approach of 58 Street has two lanes that are
unmarked and operate as a shared left turnithrough lane and a shared
through/right turn lane. The east approach provides one exclusive left turn lane,
one shared left turnithrough lane and one exclusive right turn lane. TH 5 receives
the majority of the green time, and eastbound and westbound 58 Street operate
with split phasing.
Expected Future Roadway Changes
With the exception of the access locations and the removal of the cul -de -sac from
Morning Dove Avenue, no future roadway changes are planned at this time.
Mr. Kyle Oswald
TRAFFIC FORECASTS
Approach
Traffic forecasts were completed for one year after the completion of construction
(2007). Traffic forecasts were developed for the a.m. (7:15 - 8:15 a.m.) and p.m. (4:30
5 :30 p.m.) peak hours, which are the hours with the highest traffic volumes on the nearby
roadways. The following describe the scenarios for which turn movement volumes were
developed for the study area:
• Existing - Turn movement volumes for this scenario were established through
actual counts taken on a typical weekday in January 2005, during the previously
indicated a.m. and parr. peak hours. These counts were taken at the following
locations:
O 2007 No -Build - Historical traffic growth trends in the area showed an
approximate increase of three percent per year. This growth rate was applied to
the existing volumes to arrive at the 2007 no -build volumes.
• 2007 Build .. Based on the size and intensity of the proposed land use, trip
generation estimates were completed. These new trips were then disseminated
across the roadway network based on historical traffic patterns and the location of
area population. The total sum of the 2007 no -build movements and the newly
generated and distributed trips resulted in the 2007 build volumes.
Trip Generation
• Memorial Avenue and 58 Street
a Morning Dove Avenue and 58 Street
o TH 5 and 58 Street
-5- 21 January 2005
Trip generation estimates were developed for the Lowe's using data presented in the
Institute of Traffic Engineers' Trip Generation, Seventh Edition, 2003. The resultant trips
are shown in Table 1.
Land Use
Size (1 k
sf)
Lowe's Oak Park Heights Trip Generation
Rate
Gross Trips
New
Diverted
Pass -By
In
I Out
in Out
In Out
In Out
A.M Peak Hour
116
1.20
54%
46%
70%
15%
15%
75
64
53 44
11 10
11
10
P.M. Peak Hour
116
2.45
47%
53%
70%
15%
15%
134
94 105
20
20
Gross Trips - The unadjusted estimate of the trip generation
New Trips - An additional trip on the roadway system
Diverted Trips ,- A current trip on TH 36 that will include
Pass -By - A current trip on TH 5 that will include a
resulting from
that will speciffically
a stop at this and use
stop at this land use
a development
travel to and from the development
Mr. Kyle Oswald
Trip Distribution
-6R
21 January 2005
Table 1: Weekday Trip Generation for Proposed Lowe's Horne Improvement Warehouse
in Oak Park Heights, Minnesota
The gross trips generated by the Lowe's can be classified into one of the following trip
types:
• New Trips — Trips solely to and from the subject development
• Diverted Trips - Existing "through" trips on TH 36 that will include a stop at the
Lowe's
• Pass -By Trips Existing `through" trips on TH 5 that will include a stop at the
Lowe's
Based on data published by the ITE, the existing traffic patterns and experience from
similar projects, the proportion of each trip type were determined. These percentages are
shown in Table 1.
The next step in the traffic forecasting process is to establish distribution percentages.
The origin and destination of each trip was determined based on existing traffic volumes,
major roadways nearby, and the location and concentration of the population. The
following are trip distribution percentages for each trip type:
• New Trips
0
45% to/from north on TH 5
O 35% tolfrom south on TH 5
0
15% to/from east on 58 Street
O 5% to/from south on Memorial Avenue
• Pass -By Trips
o A.M Peak Hour
• 50% from the south on TH 5 continuing north on TH 5
® 50% from the north on TH 5 continuing south on TH 5
Mr. Kyle Oswald
Traffic Volumes
-7- 21 January 2005
o P.M. Peak Hour
• 57% from the south on TH 5 continuing north on TH 5
• 43% from the north on TH 5 continuing south on TH 5
Trip generation estimates for the proposed development were then assigned to the local
roadway network based on the above trip distribution types and percentages. Traffic
volumes for all these scenarios in the a.m. peak hour are shown in Figure 3; volumes in
the p.m. peak hour are shown in Figure 4.
Mr. Kyle Oswald
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TRAFFIC ANALYSIS
l0- 21 January 2005
Capacity analyses were performed for the three subject intersections for the three
scenarios in both the a.m. and p.m. peak hours. Traffic control and geometry presented
earlier were used in all capacity analyses. Traffic signal timing was obtained from
Mn/DOT and used in the analysis to most accurately simulate actual conditions.
Capacity analysis 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 little delay for
each vehicle using the intersection. LOS F represents the worst intersection operation
with excessive delay. Most agencies in Minnesota consider that LOS D represents the
minimal acceptable LOS for normal peak traffic conditions. Results of the capacity
analyses are presented in Table 2.
Table 2: Weekda Peak Hour Level of Service Results
A.M. Peak Hour Levels of Service
2007 NB
2007 Build
2007 NB
2007 Build
Memorial Avenue and
58th Street
WB
A
A
A
WB
A
A
NB
A
A
A
Memorial Avenue and
58th Street
NB
A
A
A
SB
B
B
B
SB
B
B
B
Morning Dove Avenue and 58th
Street
EB
A
A
Morning Dove Avenue and 58th
Street
EB
A
A
A
WB
A
A
A
WB
A
A
NB
A
A
A
NB
A
A
A
5B
B
B
B
SB
B
B
TH5 and 58th Street
EB
D
D
D
EB
D
D
WB
D
D
D
D
D
D
D
D
00
D
D
D
R
A
A
A
WB
R
A
A
A
NB
D
D
D
O
D
D
D
B
B
B
B
B
R
A
A
A
P.M. Peak Hour Levels of Service
TH5 and 58th Street
NB
R
A
A
A
SB
00
D
D
D
56
D
D
D
A
A
B
B
B
R
A
A
A
R
A
A
A
The analyses results for each intersection are described in the following:
• Memorial Avenue and 58 Street — In all scenarios during both peak hour periods
the volumes at this intersection remain far under capacity. All approaches operate
at LOS B or better in all cases.
O Morning Dove Avenue and 58 Street — In the existing and no -build scenarios
during both peak hour periods all movements operate at LOS B or better. The
primary movements that see increased volumes due to construction of the Lowe's
are westbound left turns and northbound right turns. With the present traffic
control and the existing volumes this added volume has little impact on the
satisfactory operation of this intersection. In the build scenario all movements
operate at LOS C or better.
• TH 5 and 58 Street — There is little change in the operation of this intersection
due to the construction of the Lowe's. During both the a.m. and p.m. peak hours
average delay per vehicle for the intersection increases less than two seconds from
the existing to the 2007 build scenario.
Mr. Kyle Oswald
-11- 21 January 2005
It is also important to consider the queue that develops on the west approach at
this intersection. Morning Dove Avenue is 270 feet west of TH 5, and problems
could arise if the westbound queue were to extend back to the Morning Dove
Avenue 1 58th Street intersection. Analyses indicate that the longest 95
percentile queue for this approach occurs during the p.m. peak hour in the 2007
build scenario. The 95 percentile queue at this time is less than 150 feet, and
would not affect the operation of the intersection to the west.
Presently the west approach is not striped, but provides enough room for two
lanes and operates as a shared left turn/through lane and a shared through/right
turn lane. It is recommended that this approach be signed and striped to indicate
this geometry. This geometry is appropriate as there is detection for two lanes,
there are two receiving lanes east of the intersection, and the traffic signal
operates as split phase.
Mr. Kyle Oswald
CONCLUSIONS AND RECOMMENDATIONS
-12- 21 January 2005
Based on the information and analyses presented in this report, the following conclusions
were made:
• The proposed Lowe's Home Irnprovement Warehouse is expected to generate a
total of 139 trips in the a.rn. peak hour and 285 trips in the p.m. peak hour.
G Under existing actuated signalized control, all movements of the TH 5 and 58th
Street intersection will operate at LOS D or better with build out in 2007. 95
percentile queues at the west approach will not affect the operation of the
Morning Dove Avenue and 58 Street intersection to the west.
• The stop controlled intersections on 58 Street will operate in a satisfactory
manner during both peak hour periods with full build out in 2007.
O it is recommended that the west approach of the TH 5 and 58 Street intersection
be signed and striped to indicate a shared left turnithrough lane and a shared
through/right turn lane. This geometry is how motorists presently treat the
approach in most cases.