HomeMy WebLinkAbout1995-03-22 NAC Planning ReportBackground
Attached for reference:
Northwest Associated Consultants, Inc.
URBAN PLANNING•DESIGN.MA
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Dan Licht/Scott Richards
DATE: 22 March 1995
RE: Oak Park Heights Menards Site Plan Review
FILE NO: 798.02 94.15
EXECUTIVE SLMMARY
Exhibit A Site Location
Exhibit B Proposed Site Plan
Exhibit C 20 March 1995 Gary Colby Letter
Exhibit D Menards Stores and Number of Parking Spaces
Exhibit E Submitted Photometric Plan
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NTCLOSURE 7A
Menard, Inc. has submitted plans for a proposed home improvement store with open and outside
storage. The project is to be constructed on Lot 1, Block 1 of the proposed Brackey Addition.
The City is currently considering a request to rezone the site B-2, General Business District.
The rezoning is necessary to accommodate the proposed Menards store's open and outdoor
storage which is allowed as a conditional use. In addition to a conditional use permit, the
applicant is also seeking variances from the City's established parking, fence height, and signage
standards.
H
5775 Wayzata Blvd.- Suite 555 St. Louis Park, MN 55416 (612) 595-9636-Fax. 595-9837
Recommendation
It is our office's position that the determination regarding the granting of conditional use permits
and variances is a policy matter best decided by City officials. However, our office, having
completed a thorough review of the submitted application, detailed in this report, recommends
approval of the following:
A. Conditional use permit to allow open and outdoor storage.
B. Variance from the established parking space requirements of the Zoning Ordnance to
allow a reduction in the number of required parking spaces from 465 to 405.
C. Variance from the established required fence height regulations of the Zoning Ordinance
to allow a 14 foot high fence /storage rack surrounding the outdoor storage area.
D. Variance from the established signage area requirement of the Zoning Ordinance to allow
a 200 square foot pylon sign, a 312 square foot wall sign, and 60 square foot wall sign.
Approval of the conditional use permit and variances shall be contingent on the completion
and/or satisfaction of the following conditions:
1. The City Council completing its final review and approval for the construction of 58th
Street.
2. The City Council completing its final review and approval of the Brackey Addition final
plat.
3. The City Council complete the process to rezone the property to 13-2, General Business
District.
44 The outdoor storage area is surfaced with asphalt, concrete, or other bituminous material.
5. No materials stored or stacked in the storage yard may exceed a height of 14 feet, or be
visible from outside of the storage yard.
6. The applicant revise the proposed site plan to widen the planting strip along the east
property line to at least 20 feet along the entire width from the rear property line to the
front building line. The applicant shall provide two rows of trees in a staggered fashion
along this planting strip.
7. The planting strip along the west property line be widened from the proposed 10 foot
width to 15 feet wide.
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8. Staff complete its review and approval of the submitted photometric plan.
9. The City reserves the right to require the applicant to reduce the output volume of the
proposed public address system or require the implementation of a radio pager system
for all employees should the proposed public address system become a public nuisance.
10. Hours of operation, including semi -truck delivery and unloading, shall be limited to 8:00
AM to 9 :00 PM, Monday through Saturday, and 10:00 AM to 8 :00 PM on Sundays.
11. Submitted grading and utility plans shall be subject to review and approval of the City
Engineer.
12. The proposed seasonal sales area shall be subject to and require all necessary approvals
and permits from the City.
13. The applicant shall utilize wall paint or precolored concrete slabs in order to enhance the
exterior appearance of the proposed buildings front facade.
14. The pylon sign shall be located on the Menards site. The proposed site plan shall be
revised to illustrate the location of the sign on the site.
15. The pylon sign, Menards" wall sign, and "Welcome to..." wall sign shall be the only
signs permitted by variance. The proposed building elevations shall be revised to
illustrate only those signs.
16. Drainage plans shall be subject to review and approval by the Watershed District.
17. Comments and additional conditions of the City Council and City staff.
ISSUES ANALYSIS
58th Street. The development of the Menards project shall be contingent upon the City Council
completing its final review and approval for the construction of 58th Street. The construction
of 58th Street is necessary for the development of the Menards store in order to provide access
to the site.
Brackey Addition Final Plat. The development of the Menards project shall be contingent
upon the City Council completing its final review and approval of the Brackey Addition final
plat and the requested rezoning of Lot 1, Block 1 of said plat to B -2, General Business District.
This approval is necessary in order to establish the lot and zoning on which the proposed
Menards project is to be developed.
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Conditional Use Penh The site shall be zoned B-2, General Business District upon City
Council approval of the current rezoning request. Within the B -2 District, open and outdoor
storage, such as associated with the proposed Menards store, is allowed as a conditional use
subject to the following conditions:
5. Open and outdoor storage as an accessory use provided that:
a. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.03.B.7 of this
Ordinance
b. Storage is screened from view from public right -of -way in compliance with
Section 401.03.B.7 of this Ordinance.
c. Storage area is grassed or surfaced to control dust.
d. 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 401.03 .B 8 of this Ordinance.
e. The provisions of Section 401.16.A.5 of this Ordinance are considered and
satisfactorily met.
Each of these conditions is discussed in greater detail below. Generally speaking, however, the
submitted site plan indicates compliance with the aforementioned conditions.
Fence® In compliance with the conditions to allow open and outdoor storage, the applicant is
proposing to construct a fence around the perimeter of the storage area on the east, south and
west sides of the building. This fence serves a dual purpose in that it functions as a storage rack
for materials on the interior side of the fence. Section 401.03.B.7 of the Zoning Ordinance
regulates the height of required screening.
The Ordinance states that the height of a required fence may not exceed eight feet or be less than
six feet. For cases of grade separation between sides of the fence, the average height between
the two shall be utilized. Berms utilized for required screening purposes are limited to a
maximum height of three feet. Plans submitted by the applicant indicate a fence for screening
the outdoor storage yard at 14 feet high on the storage area side and ten feet high on the exterior
side of the fence. Along the rear of the property line and a portion of the side yards, this fence
is supplemented on the outside by a four foot high berm. The screening fence serves as a pallet
rack on the inside of the outdoor storage yard. Due to the overall height of the fence /pallet
racks and height of the berm along the rear property line, a variance is required.
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Section 401.17.0 of the Zoning Ordinance regulates the consideration of variance requests.
C. In considering all requests for a variance or appeal, and in taking subsequent action, the
City staff and the Board of Zoning Adjustment shall make a finding of fact that the
proposed action will not:
1. Impair an adequate supply of light and air to adjacent property.
2. Unreasonably increase the congestion in the public street.
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or impair established property values within the
neighborhood, or in any other way be contrary to the intent of this Ordinance.
Staff believes the proposed fence/ storage rack will not impair an adequate supply of light or air
to adjacent properties, unreasonably increase congestion in the public street, increase the danger
of fire or endanger public safety, nor will the proposed fence diminish or impair established
property values.
Staff believes that the height of the proposed berm /fence is appropriate and necessary to ensure
that the outdoor storage area is properly screened from adjacent uses. In order to ensure the
proposed screening is effective, the applicant shall be restricted from storing materials in a
manner that they extend above the height of the screening fence /storage racks, and are thus
visible from any adjacent use or public right -of -way.
Landscaping /Screening. The applicant has indicated proposed site landscaping on the submitted
proposed site plan. The applicant is proposing to construct a green planting strip along the east,
south and west property lines in order to screen the outside storage area and fence from adjacent
uses. The applicant is proposing to plant Colorado Blue Spruce and Balsam Pine trees in these
areas. The planting strip on the east property line is shown as being 15 feet wide at the building
front setback line and gets progressively wider towards the south property line to a maximum
width of 20 feet. Trees planted along this strip are planted single file until the strip widens to
20 feet near the rear building line where two rows of trees are planted in a staggered fashion.
The proposed earth berm also extends north along this planting strip approximately 65 feet from
the south property line. The east property line abuts proposed 58th Street. As such, staff
recommends that the east planting strip be widened along the entire length with trees planted in
two rows in a staggered fashion in order to ensure adequate screening of the outdoor storage
yard as viewed from the public right-of-way.
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The rear planting strip along the south property line is illustrated as being 20 feet wide with two
rows of trees planted in a staggered fashion along an earth berm extending the length of the
south property line. The slope of the berm is approximately 20 percent. This area is viewed
as acceptable for providing necessary screening for adjacent uses.
The landscaping strip along the west property line is illustrated as being ten feet wide. Trees
are planted along this strip in a single row. The width of this planting strip raises concern as
to whether sufficient space exists to accommodate the proposed trees. Also, the earth berm,
which extends along the rear lot line, extends approximately 110 feet north from the rear lot line
along the west lot line. Due to the narrow width of the planting strip on the west lot line, the
slope of the berm is approximately 40 percent. This raises serious erosion and appearance
maintenance concerns. Staff recommends the applicant increase the width of the west planting
strip to 15 feet to better accommodate the proposed trees and reduce the severity of the slope
of the earth berm along this property line.
The applicant is also proposing to provide landscaping in and around the front parking lot area.
This area lies within a Northern States Power Company easement and has high voltage power
transmission wires extending overhead. The applicant is proposing to plant Harbinger Bird
Cherry and "Sinni Fire" Crabapple trees. These tree species do not normally grow to heights
which would interfere with the overhead power lines.
Lighting. The submitted proposed site plan illustrates the type and location of all site lighting.
In addition, the applicant has submitted a photometric plan, illustrating areas illuminated by site
lighting. This plan is currently under review and shall be subject to approval of the City.
Public Address System. The applicant has indicated that a public address system is to be
utilized at the site. Employees working in the outside storage area will use a radio pager system
in order to reduce noise pollution. The City, however, reserves the right to require the applicant
to reduce the output volume of the public address system or require the use of radio pagers for
all employees if it receives complaints regarding noise pollution from the public address system.
Hours of Operation. In order to protect adjacent uses from negative impacts resulting from
increased traffic and noise, the Menards store shall be required to maintain hours of operation
within the period from 8:00 AM to 9:00 PM, Monday through Saturday, and 10:00 AM to 8:00
PM on Sundays. Delivery and unloading of goods and materials shall be limited to these times
as well.
Grading and Utility Plans. The applicant has submitted preliminary grading and utility plans.
These plans shall be subject to review by the City Engineer.
Seasonal Sales. The applicant is proposing to lease an area in the northeast comer of the
parking lot for temporary seasonal sales. This area is approximately 2,880 square feet. The
area is to be leased to other individuals or businesses, such as produce stands, on a seasonal
basis. The location Qf this sales area will result in the loss of 14 parking spaces. This issue will
6
be discussed in greater detail below. The outdoor sales area will require all necessary approvals
and permits from the City prior to sales activities commencing on the site.
Building Appearance. Building elevation plans submitted by the applicant indicate the proposed
Menards store is to be constructed from precast concrete slabs. The submitted elevations
indicate that the slabs are to be uncolored and unpainted. The front facade features black steel
panels with green columns highlighting the area surrounding the store entrances. Overall, the
building appearance is acceptable, however, the applicant should be required to paint or use
colored concrete for at least the front facade to improve the building appearance.
Signage. The applicant has submitted plans which illustrate the size and location of all proposed
signage. According to Section 401 .03 I.4. d of the Zoning Ordinance, uses within the B_2
district are allowed a total of two signs. only one sign may be free standing and is limited to
150 square feet or 15 percent of the area of the front building facade, whichever is less. The
height of the free standing sign shall not exceed 30 feet. In addition, only one wall /canopy sign
is allowed, with a maximum area of 150 square feet or 15 percent of the front building facade,
whichever is less.
According to plans submitted by the applicant, the proposed project has one free standing sign,
located along 60th Street and one large and eight smaller wall signs on the front of the store.
The area of the building front facade is approximately 14,400 square feet, 15 percent of which
is 2,160 square feet. Thus, the sign areas shall be limited to 150 square feet per area. The
submitted plans indicate the free standing sign is 30 feet high and 200 square feet in area. The
wall mounted signs have a total area of 507.5 square feet and is broken down as follows:
1
Signs Square Feet
Menards 312.0
Welcome... 60.0
Millwork 18.5
Paint 10.0
Lumber 15.5
Carpet 14.5
Cabinets 19.5
Electrical 19.5
Plumbing 18.5
Hardware 19.5
TOTAL 507.5
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Variance from the requirements of the Zoning Ordinance will be necessary to accommodate the
amount of proposed signage. The granting of a variance in this case is justifiable in that the
increased signage area is necessary due to the distance between the site and Highway 36, and
also from the position that existing ordinance standards are too restrictive when applied to large
scale commercial buildings such as the proposed Menards store. Despite its 312 square foot
area, the Menards" wall sign represents an extremely small percentage of the total area of the
front facade of the building. Thus, staff believes the proposed signage is in keeping with the
intent of the ordinance.
With regards to the specific proposed signs, the pylon sign, Menards" wall sign, and "welcome
to..." sign, are critical for identification of the store, and should be allowed through a variance.
The remaining signs, staff believes, are arbitrary and not necessarily critical for store
identification and thus, should not be approved as part of the variance request.
In considering all requests for a variance or appeal, and in taking subsequent action, the City
staff and the Board of Zoning Adjustment shall make a finding of fact that the proposed action
will not:
1. Impair an adequate supply of light and air to adjacent property.
2. Unreasonably increase the congestion in the public street.
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or impair established property values within the neighborhood,
or in any other way be contrary to the intent of this Ordinance.
The granting of a variance to allow a 200 square foot pylon sign, and a total of 372 square feet
of wall signage will not 1) impair an adequate supply of light and air to adjacent property; 2)
unreasonably increase congestion in the public streets; 3) increase the danger of fire or endanger
the public safety; or 4) unreasonably diminish or impair established property values within the
neighborhood.
In addition to the above considerations, Section 401 .03 .I.7. c requires the City to consider the
following:
1. That particular physical surroundings, 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.
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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.
Again, it is staff's position that the variance request is warranted due to the overly restrictive
nature of the ordinance when applied to large scale commercial uses, such as a Menards store.
When considered in relationship to the scale of the proposed use, staff believes the proposed
signage is in compliance with the intent of the ordinance and satisfies the above conditions.
One issue regarding signage relates to the location of the proposed pylon sign. Submitted plans
indicate the proposed sign is to be located off site, along 60th Street. Current ordinance
regulations do not allow for the location of signage off site. As such, the applicant shall be
required to locate the proposed sign on the Menards site. Site plans shall be revised to illustrate
the location of the pylon sign on the property.
Parking. The applicant has submitted a preliminary site plan illustrating the on site parking.
According to Section 401 .03 E. 8 r of the Zoning Ordinance, the number of spaces required for
retail sales and service business with 50 percent or more of gross floor area devoted to storage
or warehousing is calculated as 1 space per 200 square feet of public sales area plus 1 space per
employee per shift for storage warehousing areas. According to plans submitted by the
applicant, the parking space requirements for the proposed development is calculated as follows
Area Square Footage Area -10 Required Spaces
Sales Area 101,807 91,626 458
Storage /Warehousing n/a n/a 1 space /employee
per shift (7 spaces)
TOTAL 465
The applicant has indicated that the typical maximum number of employees working in the
storage /warehouse areas is seven individuals. Thus, the total number of required spaces is 465
spaces. Plans submitted by the applicant indicate a total of 405 parking spaces. Thus, based
upon the above calculation, a variance from the parking standards is required. The applicant
has also submitted a list of Menards stores and the number of spaces associated with those
stores. This list is attached as Exhibit E. This variance is justifiable in that the area of the
9
buildin g is more reflective of the large scale of the materials sold at the store than is it reflective
of the numbers of people who will be shopping there. However, should Menards cease to
occu py the building and site, the new tenant will be required to meet all applicable parking
standards.
Therefore, in considering all aspects for a variance or appeal, and in taking subsequent action,
the Cit y staff and the Board of Zoning Adjustment shall make a finding of fact that the proposed
action will not:
1. Impair an adequate supply of light and air to adjacent property.
2. Unreasonably increase the congestion in the public street.
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or impair established property values within the neighborhood,
or in any other way be contrary to the intent of this Ordinance.
A variance allowing 405 parking spaces, instead of at least 465 spaces, as required by
Ordinance, would not impair the supply of light or air to adjacent properties, unreasonably
increase congestion in the public street, increase the danger of fire or endanger the public safety,
or unreasonably diminish established property values of adjacent properties.
Drainage Plans. The applicant has submitted preliminary drainage plans. These plans shall be
subject to review and approval by the City Engineer and the Watershed District.
CONCLUSION
Our office believes the granting of conditional use permits and variances is a policy matter to
be decided by City officials. However, having completed a thorough review of the submitted
application, our office recommends the following based upon the considerations outlined in the
report:
A. Conditional use permit to allow open and outdoor storage.
B. Variance from the established parking space requirements of the Zoning Ordnance to
allow a reduction in the number of required parking spaces from 465 to 405.
C. Variance from the established required fence height regulations of the Zoning Ordinance
to allow a 14 foot high fence /storage rack surrounding the outdoor storage area.
10
D. Variance from the established signage area requirement of the Zoning Ordinance to allow
a 200 square foot pylon sign, a 312 square foot and 60 square foot wall sign.
Approval of the conditional use permit and variances shall, however, be contingent upon the
pp i
satisfaction of the conditions outlined in the recommendation section of this report.
pc. Mike Robertson
Mark Vierling
Joe Anderlik
Tim Erkkila
Gary Colby
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March 20, 1995
7
City of Oak Park Heights
Attn: Mr. Scott Richards
RE: Proposed Menards Store, Oak Park Heights, MN
Menard, Inc. is anxiously awaiting the possibility of constructing one of our new
prototype stores in the City of Oak Park Heights.
Menard, Inc. is a family owned full line home improvement center that's been in
business for 35 years. Our home office is located in Eau Claire, Wisconsin. We currently
have 103 Menards stores operating throughout the nine state Midwestern area.
Menards is currently the 6th largest home improvement center chain in the nation, as
listed in the National Homecenter News, and the 81st largest retailer in the country, as listed
in Stores Magazine. We offer for sale a complete line of home improvement and building
products including: doors, windows, paint, hardware, floor coverings, wall coverings,
electrical, plumbing, lumber and building materials.
Our new prototype store is 160,680 total square feet, of which 101,807 square feet
is used as sales area, 15,973 square feet is used for receiving area and 42,900 square feet is
an unheated warehouse area. The building is constructed with steel columns, steel bar joists
and precast concrete exterior walls. There is also an area of about 2 1/2 acres on three
sides of the store that is used for outside storage of some of the larger building material
products and also serves as our receiving and unloading area. This outdoor storage area is
completely screened from view by a 14' high screening structure.
The Menards store will employ about 150 full and part time people, with the
majority of these people being hired locally.
Menard, Inc. is requesting three variances from the City of Oak Park Heights to
make this store a reality: a signage variance, a parking variance and a fence height variance.
The signage we are requesting is consistent with all of our new prototype stores. It
consists of a 312 square foot "Menards" building sign and 196 square feet of additional
building signage. We are requesting a 200' pylon sign to be located along 60th Street.
With our site being set back off from the main road approximately 850 feet, it is essential to
have signage visible from Hwy 36. The colored rendering of the store front elevation
accurately shows the building signage we are proposing. The size and location of the
signage is an integral part of the overall architectural style and company recognition we are
tyring to achieve with our new prorotype store. Due to the set back from Hwy 36, the
proposed "Product" signs and the "Welcome" sign will not be very legible from Hwy 36,
but will be visable and add to the building look that we are trying to achieve.
EXHIBIT
4777 MENARD DRIVE EAU CLAIRE, WI 54703 PHONE: (715) 876 -5911 FAX 7
I am enclosing an updated store list of Menards new and old prototype stores. The
list indicates the number of available parking stalls and the store opening date. I think you
can see from the list that the parking proposed for this store is consistent or exceeds the
available parking at the other prototype stores.
It should be noted that at any one time during business hours we've found that
approximately 25% of our customers are in our outside storage area with their vehicles
picking up the products they purchased in the store and not parked in the front parking lot.
Finally, keep in mind that we do not receive the mad Christmas rush that other
major retailers count on. These retailers design their parking lots mainly around this one
month of the year. Our busiest times are more spread out, generally occurring in the spring
and fall.
The third variance we are requesting is for a 14 foot high fence. I am enclosing a set
of pictures that illustrate an exterior view of this fence and a cross sectional view showing
how the fence is utilized for material storage. The 14 foot high fence is a vital part of our
exterior storage system. It not only provides security for the outside area and material
storage, but also provides excellent screening and makes a good sound barrier.
Sincerely,
GC /sw
Thank you for your consideration.
Gary Colby
Senior Project Manager
Menard, Inc.
Location
Appleton, Wisconsin
Bellevue, Nebraska
Menards Home Improvement Centers
Available Parking
P
Prototype ITI (160,000 s.f.)
Store
Parking Stalls Opening to
403
411
Prototype II (145, 000, f
Ankeny, Iowa 298
Bradley, Illinois 343
Cedar Rapids, Iowa 356
Chicago, Illinois 249
Council Bluffs, Iowa 319
Elkhart, Indiana 319
Fond du Lac, Wisconsin 350
Goshen, Indiana 327
Grand Island, Nebraska 335
Grand Rapids, Michigan 374
Gurnee, Illinois 317
Hudson, Wisconsin 317
Indianapolis North, Indiana 363
Indianapolis South, Indiana 311
Iowa City, Iowa 319
Machesney Park, Illinois 363
_.Mason City, Iowa 330
Matteson, Illinois 302
Mishawaka, Indiana 339
Norfolk, Nebraska 323
Norton Shores, Michigan 323
Pekin, Illinois 337
Plover, Wisconsin 373
Valparaiso, Indiana 350
Waite Park, Minnesota 355
Watertown, South Dakota 303
T.B.A.
T.B.A.
8/11/94
12/15/94
T.B.A.
T.B.A.
1/94
12/22/94
T.B.A.
1/5/95
ToB.R
1/26/95
3/94
6/30/94
2/94
3/94
9/1/94
T.B.A.
12/15/94
4/28/94
1/5/95
T.B.A.
T.B.A.
11/93
T.B.A.
T.B.A.
5/12/94
12/29/94
P r o t o tye I_(53,000 s.&,1
10/83
Appleton, Wisconsin 168 10/8
Apple Valley, Minnesota 223 7/86
Brooklyn Park, Minnesota 218 1/87
1 1 8 8 8
Burnsville, Minnesota 241
Champaign, Illinois 215 9/88 9/85
Cherry Valley, Illinois 188
4 264 10/82
Coon Rapids, Minnesota 12/92
Crystal Lake, Illinois 260
Davenport. Iowa 260 1/90
Ides Moines, Iowa 178
EXHI IT C
Store
Location Parkin St P2f.aina_aLg.
Dubuque, Iowa 217 8
Eden Prairie, Minnesota 222 3
Fargo, North Dakota 263 1/85
a 238 1/90
Forsyth, Illinois
Franklin, Wisconsin 216 2/83
Grand Forks, North Dakota 224 8/85
Green Bay, Wisconsin 150 11/80
Hermantown, Minnesota 309 1/88
Janesville, Wisconsin 298 10 8 4
La Crosse, Wisconsin 110 4/77
Eau Claire (London Square) WI 173 6/87
Eau Claire (Old Mill), Wisconsin 240 1/78
Madison, Wisconsin 214 4/89
Mankato, Minnesota 182 12/86
Milwaukee, Wisconsin 231 6/83
Moline, Illinois 245 7
Normal, Illinois 286 11/91
Oakdale, Minnesota 218 7/79
Omaha, Nebraska 197 10/91
Oshkosh, Wisconsin 216 8/80
Palatine, Illinois 263 1/93
Peoria, Illinois 280 9/91
Racine, Wisconsin 152 11/85
Rochester, Minnesota 174 1/84
Sheboygan, Wisconsin 177 12/85
Sioux City, Iowa 256 1/91
Sioux Falls, South Dakota 228 4/90
Springfield, Illinois 232 1/90 Urbandale, Iowa 211 1/86
Waterloo, Iowa 198 12/84
Waukesha, Wisconsin 248 12/83
Wausau, Wisconsin 221 10/78
West Allis, Wisconsin 236 8/87
West Burlington, Iowa 2 1/91
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