HomeMy WebLinkAbout2004-01-13 CC Meeting Packet EnclosureOriginating Department/1Z
Requester's Signature
Action Requested:
See attachments from Scott Richards
Oak Park Heights
Request for Council Action
Meeting Date Janua 13th 2004
Agenda Item Title: Menard's Expansion at 5800 Krueger Lane
Time Required: 10 minutes
Agenda Placement: Old Business
sider and Appr
Johnson, City Administrator
Background/Justification (Pleas dicate any previous action, financial
implications including budget information and recommendations).
ENCLOSURE 17
MEMORANDUM
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 656, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners(cDnacplanning.com
TO: Eric Johnson
FROM: Scott Richards
DATE: January 7, 2004
RE: Oak Park Heights — Menards: Rezoning, Preliminary Plat,
Conditional Use Permit Amendment, Variance, & Site Plan Review
FILE NO: 798.02 — 03.07
Please find attached a revised City Council Menards resolution reflecting the discussion
of the City Council at their October 14, 2003 meeting. The changes included revisions
to conditions 3 and 15 and added conditions related to screening the lumber yard
entrance structure, providing for additional pond and retaining wall plans, and requiring
the power washing of the existing perimeter fence.
As you are aware, the City Council asked Bob Brackey to provide a traffic analysis for
the property directly to the west of the Menards expansion area in compliance with the
Americinn development agreement. A traffic analysis has been provided by Westwood
Professional Services Inc. A copy of that analysis is included in the packet. The City
Engineer has also provided a review of the traffic analysis as attached.
The City Council must act on the Menards application at their January 13, 2004
meeting. The application was received on August 21, 2003. The City extended the
review period 120 days (December 18, 2003) with a letter dated August 26, 2003. The
applicant provided a letter extending the 120 day review an additional 30 days to a final
approval date of January 16, 2004.
A RESOLUTION ESTABLISHIlVG FINDINGS OF FACT AND APPROVAL
BY THE CITY COUNCIL THAT THE REQUEST BY MENARDS FOR A
REZONING, PRELINIINARY PLAT, CONDITIONAL USE PERMIT AND
VARIANCES FOR THEIR PROPERTY LOCATED AT THE CORNER OF
58 STREET NORTH AND KItUEGER LAND BE APPROVED WITH
CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Menards for
rezoning, preliminary plat, conditional use permit and variances for their property located at the
corner of 58 Street North and Krueger Lane; and after having conducted a public hearing
relative thereto, the Planning Commission of Oak Park Heights recommended that the
applications be approved with conditions. The City Council of the City of Oak Park Heights
makes the following findings of fact:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the foliowing items:
follows, to wit:
and
and
RESOLUTION NO. 03-09-46
CITY COUNCIL
CITY OF OAK PARK H.LIGHTS
WASHINGTON COUNTY, MINNESOTA
SEE ATTACHMENT B
3. Menards has proposed various changes to their existing 11.9 acre site.
Such changes include the following:
A. The addition of 2.5 acres of land presently zoned Open Space Conservation.
B. The relocation of the store's lumberyard entrance.
C. Construction of a new garden center area.
D. Expansion of the existing lumberyard.
E. Construction of a new warehouse; and
necessary:
4. To accommodate the proposed site changes, the following approvals are
A. Rezoning of the proposed 2.5 acre land addition from Open Space Conservation to B -2,
General Business.
B. Preliminary Plat to combine the 2.5 acre expansion parcel with the existing Menards
parcel.
C. Conditional Use Permit to accommodate modified outdoor storage activities.
D. Variances to allow the lumberyard entrance canopy to encroach upon the front yard
setback of Krueger Lane and allow the expansion of a screening fence that exceeds six
feet in height; and
reviewing the request; and
5. The City staff prepared a planning report dated September 4, 2003
6. The planning report dated September 4, 2003 recommended that the
requests be approved with conditions; and
7. The Planning Commission held a public hearing at their September 11,
2003 meeting, took convents from the applicants and public, closed the public hearing, and
recommended that the applications be approved with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL
FOR THE CITY OF OAK PARK HEIGHTS THAT TIM CITY COUNCIL APPROVES
THE FOLLOWING:
A. The applications submitted by Menards for rezoning, preliminary plat, conditional use
permit and variances affecting the following real property:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights the
following:
A. Approval of the rezoning from Open Space Conservation to B-2, General Business
District
B. Approval of the preliminary plat to divide property and add it to the existing Menards
site.
2
C. Approval of a conditional use permit (to allow expansion of open and outdoor storage)
and variances; 1) from the 40 -foot front yard variance to allow the lumberyard entrance
canopy as close as 28 feet from the east property line, and 2) from the fence height
regulations to allow expansion of a 14- foot -high fence /storage rack surrounding the
outdoor storage area and construction of a wrought iron fence west of the principal
building subject to the following conditions:
1. The applicant submit a revised preliminary plat and a final plat that combines the
proposed expansion area with the existing Menards property.
2. Signage be installed to direct delivery trucks to use the north entrance on Krueger
Lane, which will allow adequate truck maneuvering space.
3. Materials stored or stacked in the storage yard may not exceed a height of 14 feet,
may be only minimally visible from outside of the storage yard, and shall not be
visible from any location on 58 Street and Krueger Lane.
4. Tree replacement and the landscape plan are subject to review and approval by
the City Arborist.
5. All exterior site lighting be dimmed after 11:00 p.m.
6. The "in" and `out" signs on the lumberyard entrance canopy be revised to not
exceed four square feet in area.
7. All signs on the lumberyard entrance canopy comply with sign illumination
requirements. If external lighting is proposed, there shall be no exposed light
sources or fixtures unless decorative fixtures are utilized and the light source is
fully concealed and diffused. If the sign is internally illuminated, there shall be
illumination of the text only.
8. No new flag -like banners are allowed on the property; therefore, the proposed
banners on the entrance gate canopy shall be eliminated.
9. The City reserves the right to require the applicant to reduce the output volume of
the public address system or require the implementation of a radio pager system
for all employees should the public address system become a public nuisance.
10. Delivery, unloading, and movement of goods shall be limited to 8 :00 a.m. to 9 :00
p.m., Monday through Saturday, and 1 0:00 a.m. to 8:00 p.m. on Sundays.
11. A retaining wall shall be constructed between the stormwater pond and the
lumberyard. Construction drawings of the retaining wall shall be submitted to the
City Engineer for review and approval.
12. Grading and utility plans are subject to review and approval by the City Engineer.
3
2004.
ATTEST:
13 . Storm water management is subject to review and approval by the City Engineer
and Browns Creek Watershed District.
14. The south and west sides of the proposed warehouse building shall be sided with
vertical wood siding that matches the screening structures. The roof shall be a
dark green color to blend with the surroundings.
15. An updated lighting plan for the entire site that complies with Section 401.15.B.7
of the Zoning Ordinance, including both existing and proposed lights, shall be
submitted and subject to City review and approval. The applicant shall updat
of the lights, to be compliant with the Zoning Ordinance, within the existing
Menards site by December 31, 2008. All new fixtures and fixtures to be replaced
will need to comply with the Zoning Ordinance.
16. The decorative lighting west of the building be eliminated.
17. Yard and soffit lights be mounted horizontally (at a 90 degree angle to the wall or
pole) and be a full cutoff design with the lens not extending below the fixture.
18. No permits shall be issued for the Menards property until all traffic c and
circulation issues are resolved as required by the Americinn development
agreement.
19. The exterior of the existing perimeter fence on the Menards property shall be
power washed so as to match the color of the new perimeter fencing in the
expansion area.
20. The lumber yard and entrance structure shall be totally screened with vertical
wood siding to match the existing wood fencing on site.
21. The applicant shall provide detailed plans for that area adjacent to the existing
pond and the proposed retaining wall in that area. The bank of the pond shall not
be altered or filled and all plans shall be subject to review and approval of the
City Engineer.
Approved by the City Council of the City of Oak Park Heights this 13 day of January
Eric A. Johnson, City Administrator
David Beaudet, Mayor
4
Inter- Office Memo
To:
From:
Date:
Dennis Postler
Shelly Johnson
1/6/2004
Re: Review of Brackey Property Traffic Study
Project No. 55-03-000
Bonestroo
® Rosene
Anderlik &
Associates
Engineers & Architects
This memo provides a review of the traffic study prepared for the Brackey Property. The study was completed
in December 2003 by Westwood Professional Services, Inc. Pertinent review points are provided below.
• The report utilizes trip generation rates contained in the ITE Trip Generation Report, 6th Edition, 1997.
Our review uses the most recent ITE Trip Generation Report, 7th Edition, 2003,
O The new trip rates for High Turnover Restaurant (sit -down) are slightly different than those stated in the
report. The general office rates are alike. A rate comparison follows. The rate differences are not of a
magnitude that will cause any change in the analyses.
Land Use
Daily Rate Daily Rate A.M. Rates AM Rates
(From (ITE 7 (From (ITE 7 Edition)
Report Edition) Report)
PM Rates
(From Report)
PM Rate
(ITE 7 Edition
High Turnover
Restaurant (sit -down)
General Office
O A statement made on page 3 of the report, under the south lot description, is incorrect. The statement
that a medical office has a similar trip rate as general office is incorrect. Using ITE, 7 Edition, a clinic
has a daily trip rate of 31.45 trips per 1000 square feet of gross leasable area (SFG LA), and a medical -
dental building has a daily trip rate of 36.13 trips per 1000 SFGLA. These are much higher than the
general office rate of 1 1.01. The medical- dental office has an a.m. peak period trip rate of 2.48 and the
p.m. peak rate is 3.72 trips per 1 000 SFGLA. These also are higher than the office peak hour rates
shown in the report. So it should be remembered that if a clinic and use is on the south lot, the trips can
be expected to be approximately three times higher on a daily basis.
• The level of service analysis of the access intersections for the various scenarios indicates very good
levels of service. This is probably correct. However, it would be appropriate if there were graphics
indicating the existing volumes used and the total volumes used for the analyses. These are not shown
in the report.
G Given the projected changes along TH 36 and the access to /from that roadway, the projected volumes
for the frontage road and for 58 Street should be provided in the report in order to determine if access
locations will need exclusive turn lanes in the future.
Bonestroo, Rosene, Anderlik and Associates, Inc.
St. Paul Office:
2335 West Highway 36
St. Paul, MN 55113
Phone: 651 - 636 -4600
Fax: 651 -636 -1311
Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 262 - 241.4466
Fax: 262 - 241 -4901
1 30.34
127.15
11.01 11.01
Rochester Office:
112 7 Street NE
Rochester, MN 55906
Phone' 507- 282 -2100
Fax: 507 - 282 -3100
9.27
11.52
1.56 1.55
Willmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320 -214 -9557
Fax: 320 -214 -9458
St, aloud Office:
3721 23 ' Street S
St. Cloud. MN 56301
Phone: 320 - 251 -4553
Fax: 320- 251 -6252
1 0.86
1.49
10.92
1.49
www.bonestroo.com
Libertyville Office:
1860 West Winchester Rd.
Libertyville, IL 60048
Phone: 847 - 816 -1631
Fax: 847 - 816 -3762
Bonestroo, Rosene, Anderlik and Associates, Inc.
St. Paul Office: Milwaukee Office:
Office:
2335 West Highway 36 1516 West Mequon Road
Rd.
St. Paul, MN 551 13 Mequon, WI 53092
Phone: 651 - 636 -4500 Phone: 262 - 241 -4466
Fax: 651- 636 -1311 Fax: 262- 241 -4901
Inter- Office Memo
• Access option 1, which provides north lot access using the present Americinn drive and south lot access
to/from 58 Street is the preferred public street access. We recommend that access between the two
parcels be provided and that access to/from the Rainbow Foods site to the south parcel be sought. We
concur that the Rainbow Foods connection may not be easy to obtain, but the connection of the two
parcels and to the Rainbow store can be advantageous for all. Such connections will eliminate traffic
that visits two or three of the sites to have to utilize a public street in order to conduct business, shop, or
eat if they so desire. Even though these vehicular trips may be minimal, the reduction of those having to
use the public street is a benefit.
® Movement of the 58 Street access farther west is a plus if sight distance and topographical conditions
on the south parcel warrant such relocation. We had stated that in our October 1, 2003 memo regarding
a review of that issue.
Rochester Office:
112 T' Street NE
Rochester, MN 55906
Phone: 507 -282 -2100
Fax: 507- 282 -3100
Willmar Office:
205 5th Street SW
Willmar. MN 56201
Phone: 320 - 214 -9557
Fax: 320 -214 -9458
St. Cloud Office:
3721 23 ' Street S
St. Cloud, MN 56301
Phone: 320 -251 -4553
Fax: 320- 251 -6252
13onestroo
Rosene
MEM
Anderllk &
Associates
Engineers & Architects
www.bonestroo.com
Libertyville
1860 West Winchester
Libertyville, IL 60048
Phone: 847-816-1631
Fax: 847 - 816 -3762
TRAFFIC REPORT FOR
STUDY OF BRACKEY PROPERTY ACCESS
OAK PARK HEIGHTS, MINNESOTA
December 2003
Prepared for:
Robert Brackey
1336 Jackson Street
St. Paul, MN 55177
Phone 651-488-6113
Fax 651-489-1405
Prepared by:
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55344
Phone 952-937-5150
Fax 952-937-5822
Introduction
The purpose of this study is to develop and document the traffic and circulation patterns
as required by the City of Oak Park Heights before future development of Mr. Brackey's
properties, including the Menards expansion, is allowed. The scope of this study is to
determine traffic patterns based on various access options for two outlots.
The study area is shown on Appendix Figure 1. The study area is located between the
60th Street North Frontage Road for State Trunk Highway 36 and 58 Street North. The
study area is west of the existing Menards store.
The Menards expansion is planned for an area immediately west of the existing store. No
new roadway access is required for the Menards expansion, as the existing accesses and
parking facilities will serve the expansion area.
This study analyzes five access options for the outlots located west of the proposed
Menards expansion. The options are as follows:
Option 1, Access at 58 and 60 — Access for the north outlot is on 60 Street. The
north outlot access is shared with Americlnn. Access for the south outlot is on 58
Street. There is no roadway connection between the outlots.
Option 2, 58 to 60 Link --- Primary access for the north outlot will be located on 60
Street North. Primary access for the south outlot will be located on 58 Street North.
The north outlot access is separate from and east of the Americlnn access. There is a
northlsouth roadway connection between the outlots.
Option 3, Access at Neal, 58 and 60 — Access for the north outlot is on 60 Street
North. The north outlot access is shared with Americlnn. The accesses for the south
outlot are on 58 Street North and through Rainbow Foods to Neal Road.
Option 4, Access at Neal Road and 60 -- Access for the north outlot is on 60 Street
North. The north outlot access is shared with Americlnn. The access for the south outlot
is on Neal Road through Rainbow Foods.
Option 5, Access on 60 — The access for the north and south outlots will be located on
60 Street North. The north outlot access is separate from and east of the Americlnn
access. There is a northlsouth roadway connection between the outlots.
Pagel
Trip Generation
Typical and expected land uses have been assumed for the two outlots. The trip
generation assumptions for the outlots are as follows:
North Lot (East of AmericInn)
Size: Platted Lot 2, Block 1, of (Plat name)
Proposed Use: Sit -down Restaurant (6,000 SF)
Rationale:
1. This was illustrated in original studies done at the time the City approved The Americlnn
Site Plan
2. This is consistent with B -2 zoning
3. A clinic could be an alternate land use selected by the landowner and would have a lesser
trip generation than a Restaurant.
Calculation of estimated building size: Not calculated; see previous site sketch by Westwood
Professional Services, Inc., which identified the building as 6,000 SF.
South Lot (West of Proposed Menards Expansion)
Size: Unplatted, 4.2 acres, approx. 187,000 SF, part subject to easements)
Proposed Use: General Office (45,500 SF on one level)
Rationale:
1. This site has previously been identified as a probable office site by the land owner
2. This use is consistent with B-2 zoning
3. A medical office plus clinic could be an alternate land use selected by the landowner and
would have similar trip generation to General Office.
Calculation of estimated building size: 25% of site is open space (setbacks, landscaping or
unused under power line easement), 25% is building (gross footprint), 50% is parking (assuming
235 required parking spaces and approx. 400 SF per space including drive aisles and parking
islands).
The trip generations were calculated using the rates contained in the I.T.E. Trip Generation 6
Edition.
I.T.E. Rates
Code Land Use Daily
83 Restaurant - High-
, Turnover ( -down)
710 General Office Building ( 11.01
Table 1
Trip Generation Rates
Rates
Rates
A.M.
9.27
1.56
te
Page3
AM
Rates Percents
P.M. In
10.86 52
1.49 88
AM Percents
AM
Percents
Out
48
12
PM Percents
PM Ply#
Percents Percents
In Out
60 40
17
83
Intersection Name
50th St N &
North Access **
60th St. N. &
Shared Americlnn
Access
58th St. N. &
South Access
Neal Ave. &
Rainbow Access
Critical Approach
Northbound
Northbound
Southbound
Westbound
Option 1
: : ,,:_ :
1 A
116/B
.� :;. : -
Option 2
9.31 A
`• y Y i f
_ �:_ : ;:; :, ; ":
1 0.51 B
r : ,_,,. '• +` '•• .� .1. : jai : ' .
�'::::. ,. w... : ,:; ,: .. -,
Option 3
` , :.'.<<3�� = =;a , Y• '.. �• ,
,r
10.01 A
11.71 B
9.91 A
Option i
te �' •• ��� y (
`•. - r'� 12 '➢1� •�
- r
'-' ,: i l i'f-,: 1 , 4 . . ,. 3
. ., -.
' '
Option 5
9.9/
! ..
r:
..Y.. i }s R .. .� . •1 Vii.
% "f
:5....:.I. •.` •.
�
.. •�.
I.T.E.
Code
Dev.
Unit
Land Use
General Office Building
6,000
46,500
New Trips
Daily In
Trips
Daily
Out
Trips
Daily AM In
Trips Trips
AM Out
Trips
AM
Total
Trips
PM In
Trips
PM
PM Out Total
Trips Trips
See Figure 2 in the Appendix.
See Figures 3 --•- 7 in the Appendix.
Conclusions:
Table 2
Trip Generation Summary
Direction of Approach
Added Trips
Table 3
P.M. Peak Hour Capacity Analysis
Critical Approach LOS
Page 4
A capacity analysis was conducted for each of the access points. Traffic count data that
were collected on a recent traffic impact study of the Kohls development were used to
estimate existing traffic counts passing the access points. The results of the capacity
analysis are shown on Table 3.
* Determined using HCM 2000 methodologies in Synchro
** North Access is located 100 feet east of the existing Americinn access
Shading indicates access not used to serve north or south outlots or access does not exist for that option
Both of the typical land uses analyzed during this study generate fewer than 70
trips during the critical P.M. peak hour. Since the trip generation is fairly low and
the trips disperse in different directions, no significant negative traffic impacts for
any of the options are expected on public roads. All access point options will
operate with stop sign control and result in Level of Service A or Level of Service
B at the intersections. All options should be very acceptable from a Level of
Service and traffic congestion perspective.
• Options 2 and 5 route traffic from the south outlot through the north outlot to a
new access point on 60 Street. This access is approximately 175 feet east of the
existing access for the AmericInn. Ideally, the separation of these driveways
should be at least 300 feet. The traffic pattern for vehicles exiting this outlot
requires several turns in a short distance. Drivers will need to turn left, right and
then left or right again in less than 200 feet. Drivers entering the north outlot will
need to reverse three turn movements. The frequent turns increase the likelihood
of accidents. Options 2 and 5 are less attractive than other options because of the
close spacing between the Alnericlnn access and the new access on 60 Street
North.
• Options 2 and 5 place more traffic on 60 Street which will travel eastbound to
Norell Avenue North than other options. The close spacing on Norell Avenue
North between Trunk Highway 36 and 60 Street North causes traffic operational
problems. The weaving of east/west traffic to turn north on Norell Avenue from
60 Street North followed by a quick turn on Trunk Highway 36 creates many
potential vehicle conflicts. It is better for traffic operations if the northlsouth
movements on Norell are encouraged, rather than the east/west movements on
60 Street North. Options 2 & 5 place more traffic on 60 Street destined to and
from Norell Avenue. Traffic operations would improve if more of this traffic
would travel northlsouth on Norell Avenue.
• It is suggested that consideration be given to moving the access of the south outlot
up to 100 feet further to the west. This would increase the separation between
Newberry Avenue North from approximately 200 feet to 300 feet. It would also
center this access point between the Rainbow Foods service access and Newberry
Avenue. The relocated access would provide better site distance from the west, as
it would be centered on the curve. This change may be difficult, however, as
there will be a 6 to 8 foot grade change between the access point and the outlot.
® The proposed office land use for the south outlot (west of the proposed Menards
Expansion) will have low traffic volumes during evening and weekend periods.
These low volumes will minimize traffic volumes and noise impacts on the
nearby residential area at noticeable times of the day.
• Option 3 provides two access points for the south outlot, providing it with
excellent access. However, fewer than 10 vehicles in the P.M. peak hour are
forecasted to use the Rainbow access. It may be quite difficult to obtain an access
through the Rainbow parking area. Since a single access for the south outlot will
function well and there is little benefit for adding the difficult -to- obtain Rainbow
access, this option is unattractive.
Page5
• Option 4 provides all access for the south outlot through the Rainbow Foods
parking area. This would force drivers to leave public streets to drive to the south
outlot. Drivers will be exposed to more vehicle conflicts to enter and exit the
south outlot than if they accessed the site from 58 Street North. It may be
y
difficult to obtain this access.
O Option 5 sends all outlot-generated traffic through the access point east of the
Americlnn. This will cause added vehicle conflicts internal to the north outlot. It
would be better if the south outlot had convenient access to a public street, rather
than forcing the traffic from this outlot to travel a circuitous route with many turns
through the north outlot.
O Option 1 is an attractive option, as it creates the fewest vehicle conflicts within
the outlot areas. It requires the construction of only one new intersection on a
public street. The traffic generated by this option can easily be accommodated
on the existing public roads without causing a level of service lower than B. If
the access point is moved from the planned location to the west to provide
approximately 300 foot spacing, this study finds this the preferred option.
Page 6
Appendix — Table of Figures
Figure 1 Study Area
Figure 2 Direction of Approach
Figure 3 Added Trips — Option 1, Access at 58 Street and 60 Street
Figure 4 Added Trips -- Option 2, 58 Street to 60 Street Link
Figure 5 Added Trips — Option 3, Access at Neal Road, 58 Street and 60 Street
Figure 6 Added Trips — Option 4, Access at Neal Road and 60 Street
Figure 7 Added Trips — Option 5, Access on 60 Street
Page 7
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