Cr2002-114 CUP-Metro Water
. G\T'; UF
~
July 11, 2002 HOPK\Ns Council Report 02-114
.
CONDITIONAL USE PERMIT - METRO WATER CONDITIONING, INe.
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 02-67, approving a
conditional use permit to construct a building on I ih A venue South.
At the Zoning and Planning meeting, Me Bartz moved and Mr. Thompson seconded a
motion to adopt Resolution RZ02-17, recommending approval of a conditional use permit to
construct a building on lih Avenue South. The motion was approved unanimously.
Overview.
The applicant, Metro Water Conditioning, Inc., is proposing to construct a building on two
vacant lots on 1 ih A venue South. This was the former site of a car storage lot. Metro Water
Conditioning is currently located at 740-111h Avenue South. The building will be used for an
office and warehouse. The front of the building will be 532 square feet of office, and the
area to the back of the building wiIJ be 3673 square feet of warehouse space. There will be a
mezzanine area that will be 1296 square feet.
e The applicant has applied for a preliminary/final plat to combine the lots because a building
cannot be constructed over a lot line.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the development?
. What was the discussion at the Zoning and Planning meeting?
. What has occurred since the Zoning and Planning meeting?
Supporting Documents.
. Analysis ofIssues
. Site Plans
. Memo from Jim Benshoof
. Resolution 02-67
,
Nanc f S. Anderson, Alep
Planner
Financial Impact: $_ NI A Budgeted: Y/N Source:
-
. Related Documents (CIP, ERP, etc.):
Notes:
---- -- -- ..--
CR02-114
Page 2
. Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is I-I. The Comprehensive Plan has designed the site as
industrial. The proposed use complies with both of these documents.
. What are the specifics of the site plan?
Landscaping
The site is required to have nine trees. The plan indicates two Red Maple trees and three
Black Hill Spruce located in the front yard. The applicant was notified of this, and a
condition on the resolution is to provide a new landscape plan.
Public Works
The Public Works department has reviewed the proposed development. The following are
the comments:
. A temporary right of entry or construction easement wiU be needed from the property
. owners to the south of this site in order to install the in curb described in curb detail
A-A
. The concrete gutter of the concrete driveway apron must be installed to drain. In
order to accomplish this, a high point may need to be installed in the gutter.
. Nine Mile Creek Watershed District approval and permitting is required for this
project.
Parking
Five parking spaces will be on the south side of the building and eight on the west side.
Access to the parking area will be from Jih Avenue and the alley. The site is required to
have 11 parking spaces. When a truck needs access to the loading area, a portion of the
parking area will have to be used.
Trash
The trash area will be located in the building.
Access
Access to the site will be from Jih Avenue and from the alley. Access to the loading
docking will be from the aIley.
.
--- --- ..- -- -- --- --
CR02-114
Page 3
. Loading Dock
There will be a loading dock located on the north side of the building. Access to the dock
will be from the alley.
Exterior
The exterior will be a precast colored aggregate panel. The front were the office is located
will have windows the will be compatible with the color of the building.
Zoning
I-I Proposed
Front yard 20 feet 20 feet
North sideyard 20 feet 20 feet
South sideyard 20 feet 20 feet
Rear yard 20 feet 20 feet
Height 45 feet 23 feet
Surrounding uses
The site is surrounded by industrial buildings and uses.
. . What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development. Ms. Anderson stated that the major
concern from the neighbors was the truck movement into the site. Several of the surrounding
neighbors spoke against the semi-trucks moving into the site. Mr. Downey, the owner of the
property, appeared before the Commission. Mr. Downey stated that they have approximately
20 semi-trucks per year that would come into the site. The trucks would stay approximately
30 minutes. There are also several of the other surrounding uses that use semi-trucks in the
alley.
The Commission liked the building, but was hesitatant to approve the building without
having an expert's opinion on the turning radius for the semi-trucks. The Commission
approved the conditional use permit with an additional condition that this will go forward to
the City Council once a traffic consultant reviews the turning radius and renders an opinion.
The applicant agreed to this.
. What has happened since the Zoning and planning meeting?
The applicant, staff, and Ed Terhaar from Benshoof and Associates met to review the turning
movements in the alley. Mr. Terhaar also reviewed a video of the turning movements that
was made by the applicant. Attached is the memo from Mr. Terhaar regarding the turning
. movements in the alley. The conclusion is that trucks movements in the alley are tight but
possible. Mr. Terhaar also gives recommendations for unloading trucks if the Sixth Street
CR02-114
Page 4
. entrance is not accessible.
Alternatives.
1. Approve the conditional use permit to construct a building. By approving the conditional
use permit, the applicant will be able to construct the building as proposed.
2. Deny the conditional use permit to construct a building. By denying the conditional use
permit, the applicant will not be able to construct the building as proposed. If the City
Council considers this alternative, findings will have to be identified that support this
alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
.
.
JUL-11-2002 15:44 BENSHOOF & ASSOC. 952 238 1571 P.02/03
~ BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE lWO 1 HOPKINS, MN 553431 (952) 239-1667 1 FAX (952) 238.1671
July 11, 2002 Refer to File: 02-52
MEMORANDUM
TO: Nancy Anderson, City of Hopkins
FROM: Edward F. Terhaar G-~
RE: Review of Tractor-Semitrailer Turning Movements for the Proposed
Metro Water Conditioning Building
BACKGROUND
As requested, we have reviewed the tractor-semitrailer turn movements for the proposed
Metro Water Conditioning building. The proposed building would be located on 12th
. Avenue S. north of7lh Street S. The building would have an access point on 12lh Avenue
that would connect to the existing alley located between 12th Avenue and 13th Avenue.
The site plan shows a loading dock located in the rear of the building off the alley.
Information from the owner indicates that 20 tractor-semitrailers per year will need to
access the loading dock. The site plan shows a tractor~semitrailer 60 feet in total length
at the loading dock.
TURNING MOVEMENT REVIEW
We have reviewed the truck turn movements in the alley using the following three
sources of information: 1) turn movement templates as presented in the AASHTO
publication titled A Policy on Geometric Design of Highways and Streets (2001), 2)
photos and a video of trucks maneuvering in the alley, and 3) a field visit to the site to
view existing conditions.
We have reviewed the turn movement characteristics of two types of tractor-semitrailers
as defined by the American Association of State Highway and Transportation Officials
(AASHTO). The AASHTO publication titled A Policy on Geometric Design of
Highways and Streets (2001) defines the characteristics of multiple design vehicles used
for roadway design. Two applicable tractor-semitrailers for this situation are the WB-50
. and WB-62.
JUL-11-2DD2 15:44 BENSHOOF & RSSOC. 952 238 1571 P.D3/D3
Ms. Nancy Anderson -2- July 11,2002
. The WE-50 has a an overall length of 55 feet and a trailer length of 42.5 feet. This is
smaller than the vehicle shown on the site plan. ASSHTO defines the WB-SO as a design
vehicle representative of a slightly larger intermediate size tractor-semitrailer
combination commonly in use on local roads and streets.
The WB-62 is a larger vehicle than the \VB-50. The WB-62 has a an overall length of
68.5 feet and a trailer length of 48 feet. This is larger than the vehicle shown on the site
plan. ASSHTO defines the WB-62 as a design vehicle representative of larger tractor-
semitrailer combinations allowed on major highways that frequent over-the road
facilities.
The turning path information presented by ASSHTO indicates that with either truck type
movements in the alley are difficult. Movements with the WB-62 vehicle are more
difficult than the WB-SO due to the larger size. Entering and exiting on the north end of
the alley is especially difficult due to the location of existing fence posts, exiting power
poles and support wires, and parking on 6th Street
The photos and video show trucks the approximate size of the 'NB-62 vehicle
maneuvering in and out of the alley. These movements are difficult and require great
driver skill. Backing into the loading dock area required multiple backing maneuvers.
However, the truck was able to successfully enter the alley from the north, access the
proposed loading dock area, and exit to the south to 7th Street. Entering and exiting at the
. north end of the alley is not possible when cars are parked on 6th Street Trucks must
then access the alley at the south end from ih Street.
CONCLUSIONS AND RECOMMENDATIONS
As described above, the ASSHTO infonnation indicates that trucks of this size will have
difficulties maneuvering in the alley area. The photos and video show that movements
are tight but are possible. Ifvehicles are parked on 6th Street near the alley, trucks cannot
enter or exit from that direction. Therefore, we recommend the following:
. If the truck cannot enter from the north due vehicles parked on 6lh Street, the
truck should back next to the proposed building via the access on 12th Avenue.
The radius in the northwest comer of the 12th Avenue access intersection
should be increased to 25-30 feet in order to help facilitate this movement.
Under this scenario the truck would not try to access the loading dock and
would be unloaded while parked next to the building.
. Trucks do not try to back into the alley from 71h Street. This requires the
driver to maneuver in reverse over a long distance, which is unnecessary and
unsafe.
.
TOTRL P.D3
. -... -----
CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 02-67
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT A BUILDING
WHEREAS, an application for Conditional Use Permit CUP02-5 has been made by
Metro Water Conditioning, Tnc;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Metro Water
Conditioning on April 23, 2002;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application on May 28, 2002, and June 26th: all persons
present were given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
. Lot 1 Block 1 Downey Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUP02-5 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP02-5 is
hereby approved subject to the following conditions:
1. 1. A temporary right of entry or construction easement will be needed from the
property owners to the south of this site in order to install the curb described in
curb detail A-A.
2. The concrete gutter of the concrete driveway apron must be installed to drain. In
order to accomplish this, a high point may need to be installed in the gutter.
3. Nine Mile Creek Watershed District approval and permitting is required for this
project.
4. That the plat is approved and filed.
5. That a revised landscaped plan is submitted and approved by staff
6. The developer shall install a stormceptor on the end of the storm sewer pipe at the
end of the 6th Street South right of way, just east of 12th Avenue South before it
outlets into Nine Mile Creek. The stormceptor shall be designed to treat the flow
. for the entire drainage area. All costs associated with furnishing and installing the
stormceptor to City standards shall be the responsibility of the developer.
Following City approval and acceptance of the stormceptor installation, the City
will take over the responsibility, ownership, and maintenance of the stormceptor.
This overall treatment of the entire drainage area will be allowed by the City
instead of an individual storm sewer piping and treatment system on the
individual development site.
.
Adopted this 16th day of July 2002.
Eugene 1. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
.
.
~~~~~~.., ~ ~[L~J
. ,0 __. ..___" .'. , ~T,h...'.'E 111;:,', ,.
.-..:,' '. _ CJ:"-' !:;! ~i:J- ~
; " ~,' l-:-l1. I . .... [i;j. \e, g
. p'. _. _l. ' ,'."' '2 !! I(i
.' ".. .' i .. j~:::,~=~~~.~:o::~._~~,: II Ir II! r
o,~ ' ;:.;/ '. :'8=!i
~ ..... ~
.... ' "" !'
. < ....~I~'. "'~'-" ,~. \\~il\~1
"n ~ a ~~~~~ ~~;
.,' -." "'\ . _'~ i! 1IIIl ill
-...i; '--{ [~~~5~ ;~
/"'~"'{~_ "~.. _ :t' "'-.' - I :lllj H
i!l1: I~~ .~~ _ _.~_ - . _n -~. - .
r E[3 -T,e ~~31~ ~ -'CJ~
._,__ ......_ _ L., ..'_-__,. ,...\-.,-:;;-~,-- - -" \, .-. ~. -.. ........,--., '.~ -,"
"'-;"-12ih. .AYEJ~UE ;30UTH \ _..--- - ~~~! ""<:"'~.
\ '. . fi I --
, -., :;~~ : -" ~
~~~ 3~i~~;S ~~g 11
~~::o ii!]i ~~2~~ n~r-'
. i>i"g ;;~. ~S;' Oi:\~
~;.10 ~-.~~~~~ ~,,~~
:::I . ~.;~---o~.~ gz""
g ~ ~~~~Pcl ~~j
~;!i;~ I;
~~~~6~ ~
~~~ sg ~
--'''~
, ,_. SilJ ~o:lC~ j[) .1.1';,'1 I
><Il1J':I:I<II!O 3l1~~1!o Il.l~~ f1I" """;~ - --- ~~""~.:!I
",WI'l1a.llIl"rOol'llLS .... !~~~~
. O~~~~
_ ~~u__~ ~~~!~
"TT\ ""'Ii' . =~~/;"
: :in!~; ::-~;
..---l. i:~i:"'::: "'2 ~:5
~!, ~ ! I~~! tm~! c~.i ;
~-'i'8 I'''! 1:,: 'n ,I ~ >
J~ .- :;. ~ ~ t!J' '-~L~! i:; . ~
, __" \' .' , ._ I,
. I\- ;:.... ~ J ; !~ =;j:
'II c,., / :.L .."
~_J ", ( '=rl .- -'f
~ ~ 5i i;.;;!i~ If -~HillnJ:
<. IC. - II~ _.~ . - t I'-~ ":.I:;S: .".,
!; 5: I. ii"~ l~ o!' [1!:r~.l:;lI.
i::: . ~ ~ .~! ~ w: ~1 ~'l
~o . +---------1 ~ ~. :; , i-i
-. !ll~ 01
~ g! '
. I I ~~ ~.I' - .".". ".1
~ _..__".-.'- I; !- -W;I:!T'i!" '
,!! ,-- an\!r:\~~'! ; " ~, ";:~ ~:
~. f , ' ,.; 1'!1 'i i '~ n~." ~ ,-- ~~~ IS >~. ~
_... ~~;'" .:..,~I:> j- \., rrl ~'ll~::' Q 'J:;lT
ij:'ll.' >;~.! '. j (,Z .o",~V1 "1'!: "
I I ;1';:;:.;;:: l:i~= 1 .' "~. 0 .,' ~Q~ "9:;: Cl
~ _'I =.,'j. i,:. & - ,;. ,:. 0'" U~ goo.,.
"- , i l"- .. ~ . ., ., :' .~. > ~ '..
, ~ ' ~ ! mil , '11 1 . ~ ~~ :~~ o~" - >,
.... S .!!.i: .. ~ ., J .-,. rc .=;.' -:i' ~ (.' '=: ~--;1 ':''It:; I
. I ';' i !~' 'J,' jHlll f~l "oL..:
"0"::; :><:t:~:.~~'~~;{.":?~;'"-'~ DRAINAGE, EROSION CONTROL, GRADING & UL TEIG ENGINEERS, INC. IT,,", _ ~.'.:~c"' .
.., N '-_:-_:>,u;';:: ~",,'l..Lt',:,::,,';';-;'?,~~~;:;':.;..-:,~,'~'" UTILITIES PL.AN ww.....-u1Ie'l!l(:(lm. ,_..
(") ~ '<_';10<<'. ~,,';~7~::'"''''':''':''' METRO WATER CONDITIONING ;~~i/~g; RiVER ROAD . ". ----
_ t ;;;~;,. '~=~-'?-.c--'.:.=, 612 12th AVENUE SOUTH MlNNEAPOUS. MINNESOTA 55421 ,.!.,;I{."
~ D._a" ,_._-,." HOPKINS, MINESOTA E.J--.. .----
~l~~ lOt' __' ___ BENSON-ORTH ASSOCrA.TES PHONE {763J S71~2500 FAX r753! 57J~11f;fJ - -T H::r;O?'!1 n.I;"~Wlf'ln
,~
.'
~
\
\ <:
'"'
:z
\
~
:',
~ G
~
-\ --------- / ----------------\
r ~ ------' ~ .
" / / I
'{~~ .' .,-
/ / \ / I
. .."'\
",' ".1' " ,
H. \\ ~ \3..~ ~ ~ .~. ~
~ '1,~ ;. ~~~ '; .'1
~,!s ..a, \ ;,...
~! .~ ~ ~~ 0
1,,,; <;L, ""?-
\ \ ~.. .' .~ "
c;;;-.9I
.. ~ -: i '(. ~ "'" >'~ ;;";;
_ '"", _ 3
" "'t. 1:;,' ~ ~
~""'\' '@.a~
1 ~ ,.~~\
9. ~ '6 ~ ~
./~_:.c-- ~
( ~.; ~-~..
'\~~~~~~C
;::::.--,C:--- ~ .--:::::: s
r.:.---::::::.,~~-4
~.,;.~- ~~ .
~ ,'~~
, \~~-
i ,~~\~ .,.
~~..:~
. 1\0\\'
/ .'
,;=
-~.it~ 't
~\ ~a~
~; ~
--'~
,:\
'~
~-
/ -9
.
\W~\J:~;~''ll~\~\\ (O\-lQ\\\O\-l,\-IG. '\-Ie
"", '" \I'lll,q)\~
...eM\\1' 5(}1lW' \\D?t\~f" 1'1