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12-20-2016HOPKINS PLANNING & ZONING COMMISSION AGENDA Tuesday, December 20, 2016 6:30 pm THIS AGENDA IS SUBJECT TO CHANGE UNTIL THE START OF PLANNING & ZONING COMMISSION MEETING I. CALL TO ORDER II. ADOPT AGENDA III. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS IV. CONSENT AGENDA 1. Minutes of the November 29, 2016, Planning & Zoning Commission meeting V. PUBLIC HEARING 1. Planning Application 2016-22-TA: Southwest Light Rail Transit Operations and Maintenance Facility VI. OLD BUSINESS VII. NEW BUSINESS VIII. ANNOUNCEMENTS 1. January Planning & Zoning Commission Meeting Date IX. ADJOURN UNOFFICIAL PLANNING & ZONING COMMISSION MINUTES November 29, 2016 A regular meeting of the Hopkins Planning & Zoning Commission was held on Tuesday, November 29, 2016, at 6:30 p.m. in the Council Chambers of Hopkins City Hall. Present were Commission Members Laura L. Daly, Kristin Hanneman, Brian Hunke, Matthew McNeil, Gary Newhouse, Emily Wallace-Jackson and James Warden. Also present was City Planner Jason Lindahl. CALL TO ORDER - Chair Hunke called the meeting to order at 6:30 p.m. ADOPT AGENDA Commissioner McNeil moved, Commissioner Wallace-Jackson seconded, to adopt the agenda. The motion was approved unanimously. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – none CONSENT AGENDA Commissioner Hanneman had a correction to the minutes. The last line in the paragraph under 1. Medical Cannabis, should be changed to “ . . . Mr. Lindahl stated that he found no issues ” rather than “to issues.” Commissioner McNeil moved, Commissioner Warden seconded, to approve the minutes of the September 27, 2016, regular meeting. The motion was approved unanimously. PUBLIC HEARING – none OLD BUSINESS 1. 2040 Comprehensive Plan Update Process Mr. Lindahl showed the Commission the short video available at cultivatehopkins.com. He stated the site has links to a survey, an opportunity for feedback and to receive updates by email and basic information on why the Comp Plan is needed and the requirements. He said the Plan should address: 1. Who are we? 2. Where are we going? 3. Where do we want to go? 4. How do we get there? 5. Are we there yet? (Should be a way to measure.) Mr. Lindahl talked about changing demographics, future transportation, purchasing power and methods, experience areas, shared economy, land use effects on public health and environmental, economic and societal sustainability (resilience). He stated that the Land Planning Act requires City conformance with the Met Council’s guidance “Thrive 2040,” which refers to 1. Stewardship, 2. Prosperity, 3. Equity, 4. Livability and 5. Sustainability. He stated the City’s approach is get ideas with a broad scope, value driven, collaborative and thematic, linking the process to the outcome to be more engaging and useful. Mr. Lindahl elaborated on the ways staff has engaged the public: web site; video; survey; presentations to HBCA, MAC, HAMA, and school district diversity group; events: Raspberry Festival poetry wagon and family day, Farmer’s Market, Health Fair, Fire dept. open house, announcements at Summerfest concerts and future plans for Blake Road group, and he reviewed the responses from the survey. UNOFFICIAL Minutes of the Planning & Zoning Commission, November 29, 2016 – Page 2 The Commission discussion included: • The community engagement process was planned to take place over a year—July 2016- 2017. • In addition to survey, staff has received comments via their attendance at many events. • State Representative Cheryl Youakim has been engaged in process and attended events. • Staff has met with school district diversity groups and should continue outreach to school district. It was suggested that a link to the video be included in weekly, or regular, electronic letters from school principals to parents. • Staff has reached out to HBCA and other businesses, including Cargill. Commissioner Warden recommended presence at Cargill’s “Lunch and Learn” voluntary, non-endorsed program, and offered to provide a contact for staff at Cargill to achieve this. • Mr. Lindahl agreed to add his slide presentation to City website. He stated the next steps are retaining a consultant to coordinate the project, finalizing the steering committee with broad representation and engaging the public in ways to get a broader perspective. NEW BUSINESS – none ANNOUNCEMENTS Mr. Lindahl updated the Planning & Zoning Commission on the following items. 1. The December meeting has been moved up to December 20. The agenda will include a review of the Operations Maintenance Facility for light rail. Project for Pride in Living project is moving forward to close by the end of the month, and demolition should begin soon. The Blake School acknowledged they will work to resolve home runs hit beyond their field if it becomes a problem. Nets to capture foul balls will be installed. 2. Mr. Lindahl found no additional information to report regarding the Taco Bell mural discussed previously. The Committee suggested that staff view the video of the meeting and write a letter to Taco Bell asking why the mural has not been installed. 3. Mr. McNeil asked that staff be advised that the electronic message “Learn to drive a Zamboni” at the Public Works building is misleading, and asked staff to work with Public Works to clarify the message. ADJOURN Commissioner McNeil moved, Commissioner Newhouse seconded, to adjourn the meeting. The motion was approved unanimously. The meeting adjourned at 7:33 p.m. Respectfully submitted, Shannon Smith December 20, 2016 Planning Application 16-22-SP Site Plan & Fence Setback Variance for the Southwest LRT Operations and Maintenance Facility Proposed Action: Staff recommends the Planning & Zoning Commission approve the following motions: • Move to adopt Planning & Zoning Resolution 2016-15, recommending the City Council approve the site plan for the Southwest Light Rail Transit Operation and Maintenance Facility subject to the conditions. • Move to adopt Planning and Zoning Resolution 2016-16, recommending the City Council approve a fence setback variance for the Southwest Light Rail Transit Operation and Maintenance Facility subject to the conditions. Overview The applicant, the Southwest Light Rail Transit Office of Metropolitan Transit, requests site plan approval and a fence setback variance. This request will also require administrative subdivision, street vacation and right-of-way dedication approvals prior to receiving a building permit. These applications are on hold until the applicant can fully acquire the properties and provide a final legal description for the consolidated parcel. These approvals will allow the applicant to redevelop the four existing properties located at 1600 - 5th Street South, 544 -16th Avenue South, 610 - 16th Avenue South and 1515 - 6th Street South into one lot that will contain the operations and maintenance facility for the Southwest LRT line between Eden Prairie and Downtown Minneapolis. Staff recommends approval of the site plan and fence setback variance applications and will continue to work with the applicant on the remaining applications. Primary Issues to Consider • Background • Legal Authority • Subdivision Review • Site Plan Review • Fence Setback Variance Review Supporting Documents • Planning & Zoning Commission Resolution 2016-15 Approving Site Plan • Planning & Zoning Commission Resolution 2016-16 Approving Fence Setback Variance • Applicant’s Narrative • Plans and Building Elevations _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Planning Application 2016-22-SP Page 2 Primary Issues to Consider Background. The applicant is proposing to develop a light rail maintenance facility with up to 30 Light Rail Vehicles (LRVs) to be known as Hopkins Operations and Maintenance Facility. This proposal received concept plan approval from both the Planning & Zoning Commission and the City Council at the end of 2015. The proposed development will provide LRV maintenance area, LRV washing and sanding area, 9 garage spaces for non‐revenue vehicles, parts and storage area and office space. The site will house approximately 160 full time equivalent administrative, safety and security, rail maintenance, right‐of‐way maintenance, store keeper, and LRV operator employees operating on a 24-7, three-shift schedule. Legal Authority. The applicant’s site plan and variance applications are both considered quasi- judicial actions. As such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if the applications meet these requirements they are approved. The applicable standards for these applications, along with staff’s findings for each, are detailed in the “Primary Issues to Consider” section below. Subdivision Design. Standards for reviewing subdivision requests are outlined in Section 500 of the City Code. This development will require the applicant to go through the City’s administrative subdivision process to consolidate the four existing properties and a portion of K-Tel Drive into one new property. This process is on hold, awaiting final legal descriptions from the applicant. When complete, it will combine the properties at 1600 - 5th Street South, 544 - 16th Avenue South, 610 - 16th Avenue South and 1515 - 6th Street South into one new 14.9-acre property that will contain the new Southwest Light Rail Transit operation and maintenance facility. Consolidating the existing properties can be approved through the administrative subdivision regulations by staff once final legal descriptions are provided. Prior to this administrative subdivision approval by staff, the applicant must receive approval from the City Council to vacate portions of K-Tel Drive, 6th Street South and 16th Avenue South. As noted by the City Engineer below, the applicant must also dedicate public right-of-way 5½ Street South and the extension of 6th Street South. As a result, the site plan will include conditions of approval that the applicant complete the administrative subdivision, vacation and right-of-way dedication processes prior to receiving a building permit. Site Plan Review. Standards for reviewing a site plan application are detailed in Section 526 of the City Code. This section establishes site plan review procedures and provides regulations pertaining to the enforcement of site design standards consistent with the requirements of this section. These procedures are established to promote high quality development to ensure the long-term stability of residential neighborhoods and enhance the built and natural environment within the City as new development and redevelopment activities occur. Given the potential timeline for this project, it should be noted that a site plan approval expires one year after it has been granted unless the use for which the approval had been granted is in effect. Extensions may be granted provided the applicant submit a letter to the Planning department requesting an extension 30 days before the expiration of said approval. The Planning Department may grant the extension if it is determined that construction will be Planning Application 2016-22-SP Page 3 commenced within the one-year extension period. Only one such extension may be granted. A second request for a time extension shall be presented to the City Council for consideration. Land Use and Zoning Standards. The land use and zoning designations are consistent with the proposed operation and maintenance facility use. The subject property is guided Industrial by the Comprehensive Plan and zoned I-2, General Industrial. According to the Comprehensive Plan, the Industrial land use classification includes manufacturing, warehouse or distribution facilities. By comparison, the I-2, General Industrial, district allows for the more specific Government Buildings and Structures use. The proposed operation and maintenance facility will function and have similar characteristic as the uses allowed under both the land use and zoning designations. It should also be noted that the proposed operation and maintenance facility is consistent with the Shady Oak Station Area Development Plan accepted by both the Cities of Hopkins and Minnetonka in April of 2016. Lot and Building Standards. As noted above, the subject property is zoned I-2, General Industrial. The lot and building standards for the proposed site are detailed in the table below. The site meets all of the lot and building standards for the I-2, General Industrial, district. Lot & Building Standards for the I-2 General Industrial District Standard Required Proposed Status Front Setback 20 feet 340 feet Conforming Side Setback (east) 20 feet 23 feet Conforming Side Setback (west) 20 feet 47 feet Conforming Rear Setback 20 feet 265 feet Conforming Maximum Height 45 feet 43’ 7” Conforming Minimum Lot Area 12,000 square feet 718,304 square feet (16.49 Acres) Conforming Minimum Lot Width 100 feet 386 Feet Conforming Minimum Lot Depth 120 feet 957.5 feet Conforming Exterior Building Materials. The I-2, General Industrial, district does not provide detailed exterior building materials requirements. However, the applicant has worked with an architect to design the site and building to exceed the City’s typical industrial design expectations. According to the applicant, the building design is organized as four sections (from east to west): LRV storage area, office area, maintenance area and sanding/washing area. Despite constraints imposed by the strict track design’s geometric configurations, the applicant has attempted to mitigate both visual and physical impact the proposed development might have on the immediate neighbors. For this, the overall building appearance avoids being one giant-box building, resulting in more appropriate building scale within the neighborhood. The proposed design consists of four main building materials: precast concrete, black aluminum panel, translucent and transparent panels. The use and placement of these materials are articulated by the program needs, in addition to an attempt to have the overall building appearance fit in the surrounding neighborhood and building scale. In addition to the main building, the site also includes an outdoor storage area located behind the building on the south side of the site. The area is completely surrounded by 20-foot, precast concrete panels with a design similar to the principal building, and is partially covered by a roof. According to the applicant, this area is necessary for storing long stock items such as electric poles. Planning Application 2016-22-SP Page 4 Access and Parking. As designed and shown on the applicant site plan, the site will have an acceptable access and amount of off-street parking. Access to the proposed development site will come from both 5th Street South and the proposed extension of 6th Street South. The entrance from 5th Street South will provide both visitor and employee access to the building’s main entrance and the northern off-street parking area. The entrance from the proposed extension of 6th Street South will provide employee access to the southern off-street parking area and outdoor storage area behind the building. It should be noted that the City Engineer is recommending a condition of approval require the applicant to dedicate public right-of-way to the City of Hopkins for both 5½ Street South and the proposed extension of 6th Street South. As mentioned above, the site includes both northern and southern off-street parking areas. The northern parking area accessed from 5th Street South contains 88 stalls, including 5 disability stalls and 2 stalls with access to vehicle charging stations. The southern parking area contains 21 additional stalls. All totaled, the site will provide 109 off-street parking stalls, 8 bicycle spaces and 4 motorcycle parking stalls. Based on the City off-street parking standards, staff finds the proposed off-street parking is sufficient. Pedestrian Circulation. Pedestrian circulation is an important part of redeveloping the area around the Shady Oak Station including the OMF site. Once reconstructed, there will be a sidewalk on the south side of 5th Street North that will provide direct pedestrian access to the OMF’s front door as well as the City’s overall sidewalk and trail network. According to the applicant, these sidewalks are expected to be used by train operators accessing the site from the Shady Oak Station. Landscaping. The applicant’s landscape plan meets the City’s minimum planting requirements. The plan includes a mixture of 37 deciduous and 19 ornamental trees, 27 deciduous shrubs, 190 perennials and 177 ornamental grasses, adding up to 367 total plantings. The majority of the plantings are located on the north side of the site to enhance its appearance from the street and improve the pedestrian experience along 5th Street South and the internal sidewalk leading to the main entrance. Staff recommends a condition of approval require the applicant to provide a landscape security in the form of a letter of credit equal to 1.5 times the value of the proposed plantings. The letter of credit shall be provided prior to the issuance of any building permit and shall be valid for a period of time equal to two growing seasons after the date of installation of the landscaping. Signage. The applicant’s plan calls for a ground sign located east of the access from 5th Street South. This plan appears consistent with the size and setback standards for ground signs in the I-2 zoning district. It should be noted that ground signs shall not be located within the 25’ site triangle of the access and must be approved through a separate administrative sign permit. Exterior Lighting. The applicant’s plans do not include an exterior lighting plan or light fixture details. Staff recommends that a condition of approval require the applicant to receive approval of their exterior lighting plans and light fixture details prior to issuance of a building permit. Trash Enclosure. The applicant’s plans illustrate several trash enclosures adjacent to the outdoor storage area south of the principal building. The proposed enclosures meet the City’s minimum requirements except they do not include gates. Staff recommends a condition of approval require the applicant revise their plan to provide gates on all trash enclosures. Planning Application 2016-22-SP Page 5 Engineering Standards. The City Engineer has reviewed the proposed site plan and draft subdivision information and offers the following comments: • Public right-of-way should be dedicated over the new streets and cul-de-sacs for 5½ Street South and the extension from 6th Street South. • The existing 9” VCP line must be replaced with new PVC from MN 803 to the existing manhole in 5th Street South. • The sanitary sewer service for 1520 - 5th Street South should be reconfigured to extend directly to 5th Street South. This service line should also be upsized to 6-inch diameter. The current plans propose to bring the service into MH 803, which will be a private manhole. • The new route of the 12-inch water main through the OMF site shall be covered with a 30-foot public utility easement. • The water mains proposed to serve the OMF site shall be private; the Metropolitan Council will be responsible for ownership and maintenance of the 8-inch and 6-inch lines serving the site. The 12-inch water main will remain a public line. This information should be shown on the plans. • The new 12-inch water main extension from 5½ Street southward to the existing water main should have a minimum of 10-feet separation from the OMF property line. • The water service line to 1520 - 5th Street South should be reconfigured to extend directly to 5th Street South. The service line shall also be upsized to a 6-inch diameter line. The valve for this line shall be placed within the pavement of 5th Street South. • The new streets shall be 36 feet wide curb face to curb face. Curb and street section shall be per City of Hopkins standards. • Cul-de-sacs shall be 80 feet in diameter. • The storm sewer extending from 5th Street South into the OMF site shall be private; the Metropolitan Council will be responsible for ownership and maintenance. • The Metropolitan Council will be responsible for ownership and maintenance of all storm water BMPs installed for the OMF facility. Fence Variance. The applicant requests a variance to allow a perimeter security fence that fails to meet the front yard setback standards for fences in industrial districts. The proposed fence would mostly be located directly along the 5th Street South property line, but would have increased setbacks at the northeast and northwest corners of the site. This placement is necessary to provide security around the overall site and the track access corridor. To mitigate the reduced front yard setback, the applicant has agreed to lessen the impact of the fence by decreasing the height of the fence from eight to six feet, providing a higher quality ornamental fence, increasing the visual appearance of the ornamental fence by providing three different types of fence panels, increasing the fence setback in the northeast and northwest corners of the property where practical and installing additional landscaping. An eight‐foot chain link fence will enclose the balance of the site. Standards for reviewing a variance are detailed in Minnesota Statute 462.357, Subdivision 6. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used in connection with the granting of a variance can be determined by addressing the five statements listed below. Planning Application 2016-22-SP Page 6 Economic considerations alone do not constitute practical difficulties. In this case, staff recommends approval of the fence setback variance based on the findings listed below. • The variance request is in harmony with the purposes and intent of the ordinance. Finding: The purpose and intent of the fence setback standard is to lessen the perceived impact of the fence on those in the adjacent public right-of-way and the surrounding property owners. In this case, staff finds these changes bring the proposed fence in harmony with the purpose and intent of the fence setback standard. • The variance is consistent with the Comprehensive Plan. Finding: The subject property is guided Industrial by the Comprehensive Plan. The Industrial land use classification includes manufacturing, warehouse or distribution facilities. The proposed operation and maintenance facility will function and have similar characteristic as the uses allowed under the Industrial land use classification and recently approved Shady Oak Station Area Development Plan. Staff finds the proposed fence setback variance is necessary to accommodate the proposed perimeter security fence. • Granting of the variance allows reasonable use of the property. Finding: Based on the land use and fence design information detailed above, staff finds the proposed perimeter security fence is a necessary and reasonable use for the property. • There are unique circumstances to the property which are not created by the landowner. Finding: The proposed light rail operation and maintenance facility inherently includes large open areas necessary to maneuver rail vehicles that transport the public. A perimeter fence is necessary to ensure both the security of these areas and the safety of the public at large. Therefore, staff finds there are unique circumstances to the subject property that necessitate the proposed fence variance that are not created by the landowner. • Granting of the variance does not alter the essential character of the locality. Finding: Given the fence design mitigation measures detailed above, granting the requested fence setback variance will not alter the character of the surrounding neighborhood. Alternatives 1. Recommend approval of the site plan and fence setback variance applications. By recommending approval of these applications, the City Council will consider a recommendation of approval. 2. Recommend denial of the site plan and fence setback variance applications. By recommending denial of these applications, the City Council will consider a recommendation of denial. If the Planning Commission considers this option, findings will have to be identified that support this alternative. 3. Continue for further information. If the Planning Commission indicates that further information is needed, the items should be continued. CITY OF HOPKINS Hennepin County, Minnesota PLANNING & ZONING COMMISSION RESOLUTION 2016-15 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN FOR THE SOUTHWEST LIGHT RAIL TRANSIT OPERATION AND MAINTENANCE FACILITY WHEREAS, the Southwest Light Rail Transit Office of Metropolitan Transit initiated a site plan application for the properties currently known as 1600 - 5th Street South, 544 - 16th Avenue South, 610 - 16th Avenue South and 1515 - 6th Street South; WHEREAS, these properties are legally described as Lots 1, 2, and 3, Block 2 and Outlot A, South Hopkins Industrial Park, on file and of record in the Registrar of Titles and County Recorder, Hennepin County, Minnesota; WHEREAS, the procedural history of the application is as follows: 1. That a site plan application was initiated by the applicant on November 25, 2016; 2. That the Hopkins Planning and Zoning Commission, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on December 20, 2016: all persons present were given an opportunity to be heard; and, 3. That the written comments and analysis of City staff were considered. AND, WHEREAS, staff recommended approval of the site plan based on the findings outlined in the staff report dated December 20, 2016. NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council approve the site plan application for the Southwest Light Rail Transit Operation and Maintenance Facility, subject to the conditions listed below. 1. Issuance of a building permit. 2. Approval of a fence front yard setback variance by the City Council. 3. Approval of necessary street vacation and right-of-way dedication processes by the City Council prior to issuance of a building permit. 4. Approval of the administrative subdivision by staff prior to issuance of a building permit. 5. Approval of an exterior lighting plan prior to issuance of a building permit. 6. Approval of a grading permit from the Nine Mile Creek Watershed District prior to issuance of a building permit. 7. Submission of a landscape security in a form acceptable to the City Attorney equal to 1.5 times the value of the proposed plantings. The letter of credit shall be provided prior to the issuance of any building permit and shall be valid for a period of time equal to two growing seasons after the date of installation of the landscaping. 8. All exterior signage shall be approved through a separate sign permit. 9. Conformance with all conditions of the City Engineer listed in the December 20, 2016, staff report. Adopted this 20th day of December 2016. __________________ Brian Hunke, Chair CITY OF HOPKINS Hennepin County, Minnesota PLANNING & ZONING COMMISSION RESOLUTION 2016-16 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE A FENCE FRONT YARD SETBACK VARIANCE FOR THE SOUTHWEST LIGHT RAIL TRANSIT OPERATION AND MAINTENANCE FACILITY WHEREAS, the Southwest Light Rail Transit Office of Metropolitan Transit initiated an application for a fence front yard setback variance for the properties currently known as 1600 - 5th Street South, 544 - 16th Avenue South, 610 - 16th Avenue South and 1515 - 6th Street South; WHEREAS, these properties are legally described as Lots 1, 2, and 3, Block 2 and Outlot A, South Hopkins Industrial Park, on file and of record in the Registrar of Titles and County Recorder, Hennepin County, Minnesota; WHEREAS, the procedural history of the application is as follows: 1. That an application for a fence front yard setback variance was initiated by the applicant on November 25, 2016; 2. That the Hopkins Planning and Zoning Commission, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on December 20, 2016: all persons present were given an opportunity to be heard; and, 3. That the written comments and analysis of City staff were considered. AND, WHEREAS, staff recommended approval of the proposed site plan based on the findings outlined in the staff report dated December 20, 2016. NOW, THEREFORE, BE IT RESOLVED that an application for a fence front yard setback variance is hereby recommended for approval based on the following Findings of Fact: 1. The variance request is in harmony with the purposes and intent of the ordinance. 2. The variance is consistent with the Comprehensive Plan. 3. Granting of the variance allows reasonable use of the property. 4. There are unique circumstances to the property which are not created by the landowner. 5. Granting of the variance does not alter the essential character of the locality. Adopted this 20th day of December 2016. __________________ Brian Hunke, Chair       www.swlrt.org    6465 Wayzata Boulevard, Suite 500 • St. Louis Park, MN  55426 • Main: 612‐373‐3800 • Fax: 612‐373‐3899              Site Plan Review Application  Project Narrative    Southwest Project Office  (Applicant)    Operations and Maintenance Facility  1600 5th Street South  (Project)    City of Hopkins  Planning Commission    Submitted on November 28, 2016           www.swlrt.org    6465 Wayzata Boulevard, Suite 500 • St. Louis Park, MN  55426 • Main: 612‐373‐3800 • Fax: 612‐373‐3899    Request:    In accordance with Section 526.00 of the City of Hopkins Zoning Code, the applicant, Southwest Project  Office (SPO) seeks a Site Plan approval to allow the development of a light rail maintenance facility, part  of Southwest Light Rail Project. The proposed development is located on the 16.49 acre site at  southwest corner of 5th Street South and 16th Avenue South.     Project/Site Information:    Location: (Proposed) 1600 5th Street South Hopkins, MN 55343      Zoning District: I‐2: General Industrial  Parcel Area:    16.49 acre   Building Area:  162,356 square feet  Building Height:  Single story sections at east and west ends: 26 feet to the top of parapet;  2 story section in the middle: 43 feet 7 inches to the top of parapet;  Rooftop mechanical unit roof screen on top of the 2 story section: 58 feet to the  top of screen.   Parking: 88 parking stalls in the north loop;   21 parking stalls in the south loop.     Property Description:    The 16.49 acre proposed development site consists of (4) Parcels located southwest of 5th Street South  and 16th Avenue South and (1) parcel south of 6th Street South. The proposed site also includes 0.19 acre  of existing 5th Street South at northwest corner, 1.069 acre of total vacation of existing 16th Avenue  South, and 0.47 acre partial acquisition of parcel between 15th Avenue South and 16th Avenue South.  The proposed development site is on re‐aligned 5th Street South to the north, the City of  Minnetonka/Hopkins boundary to the west, Canadian Pacific Bass Lake Spur to the south and 15th  Avenue South to the East.     Project Description:    The applicant is proposing to develop a light rail maintenance facility with up to (30) Light Rail Vehicle  (LRV) to be known as Hopkins Operations and Maintenance Facility. The proposed development will  provide LRV maintenance area, LRV washing and sanding area, (9) garage spaces for non‐revenue  vehicles, parts store area and office area.     The facility will be staffed as follows: administrative, safety and security personnel, rail maintenance,  right‐of‐way maintenance, store keeper, and LRV operators. The approximate numbers of full time  equivalent is (160) with a 3‐shift schedule except administrative and store keeper positions.   The proposed facility is expected to be in operation 24‐hours a day as most of maintenance activities are  performed during off‐hours.           www.swlrt.org    6465 Wayzata Boulevard, Suite 500 • St. Louis Park, MN  55426 • Main: 612‐373‐3800 • Fax: 612‐373‐3899  Access to the proposed development site are provided on 5th Street South and proposed 6th Street South  extension. Vehicular access on 5th Street South for employees and visitors and 6th Street South will be  mainly for employees and work‐related vehicles. There is a pedestrian access on 5th Street South which  is expected to be used mostly by train operators for shift changes at the proposed Shady Oak Station.  There is proposed pedestrian sidewalk access from 5th Street South directly to the proposed Shady Oak  Station.     The proposed development includes a perimeter fence that marks the boundary of OMF. The proposed  design includes six‐foot painted steel ornamental fence facing 5th Street South and eight‐foot chain link  fence on the rest of the perimeter. All of access points referenced above will include a gate that matches  the fence design for safety reasons.     The fence facing 5th Street South proposed to be located in the front yard abutting a right‐of‐way and  the applicant seeking variance for this in a separate application. The proposed fence design is consistent  with the proposed building design and it is ornate in nature with architectural finish and higher grade of  material while the design allows for a visual connection to the front yard area.     On‐site parking facilities are located within the interior of the site, inside of both north and south loops.  There will be (109) parking stalls and (2) loading spaces at the north face of the building. The site’s  proposed surface parking facilities are intended to minimize impact on neighboring properties by  orienting parking spaces within the interior of the site.     The building design is organized as (4) building volume: (from east to west) LRV storage area, office area,  maintenance area and sanding/washing area. Despite constrains imposed by the strict track design’s  geometric configurations, the applicant has attempted to mitigate both visual and physical impact the  proposed development might have on the immediate neighbors. For this, the overall building  appearance avoids to be one giant‐box building, resulting in more appropriate building scale within the  context.     The proposed design consist of (4) main building materials: precast concrete, black aluminum panel,  translucent and transparent panels. The use and placement of these materials are articulated by the  program needs in addition to an attempt to achieve the overall building appearance to fit in the  surrounding building scale.  The applicant also proposes to utilize significant amount of translucent and  transparent panels.     The proposed development includes exterior storage area with precast concrete screen that includes a  partial roof for the rack space. This storage area screen is 20 feet to the top of screen wall and is  required for storing a long stock item such as electric poles.     In conclusion, the applicant seeks approval of the project as proposed. The project team looks forward  to meeting with the Planning Commissioners on December 20, 2016 to further discuss the project.