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CUP 95-01 \ t Y O G �' . �;� ^ y 5 March 10, 1995 ° P ,c � � Planning Report CUP95-1 CONDITIONAL USE PERMIT--RL. JOHNSON PROPERTY Proposed Action. Staff recommends the following motion: Move to ap�rove Resolution RZ95-5 recommending a�proval of a Conditional Use Permit by R.L. Johnson for construction of an office/warehouse at the 13-acre site located south of the Hennepin County Re�ional Railroad right-of-way. Overview. At the last Zoning and Planning meeting the Commission continued this item to a special meeting on March 14. The item was continued to allow time for the City's traf�c consultant, Benshoof and Associates, to deternune if additional right-of-way will be needed in the future for l lth Avenue and to revise the site plan as relates to certain other matters. In response to the Zoning and Planning action, Benshoof and Associates has completed a three-lane roadway concept for l lth Avenue that they feel will accommodate future traffic needs. In order to construct this roadway improvement, only a small additional right-of-way is required to be taken from the R.L. Johnson property. (An additional four feet needs to be taken from the north property line and tapering to zero for one hundred seventy feet.) Stai�will be requiring an easement from the applicant for this additional right-of-way. This easement will not significantly affect the site plan as proposed by the applicant. --� The applicant has also supplied the Staff with a revised landscape plan based on the recommendations of the Staff. The revised landscaped plan complies with all the previous recommendations of the Staff. The revised landscape plan details 61 additional trees added to the site over what was previously shown, for a total of 216 trees. The Zoning Ordinance requires 262 trees for the site. However, this is not practical without removing parking. Staff finds the new landscape plan acceptable with the condition that all the trees have a minimum size of 2.5 inches. The applicant will be planting ivy on the fence surrounding the N.U.R.P. Pond to help screen the pond. The lighting on the front of the building adjacent to l lth Avenue has been adjusted with low level lighting, as recommended by Staff. SuppoCting Documents. o Three-Lane Roadway Concept o Revised Landscape Plan o Resolution RZ95-5 o Staff report dated February 17, 1995 Nancy 5. Anderson, AICP --. Planner — CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: RZ95-5 RESOLUTION MAKING FINDINGS OF FACT AND RECOMIV�NDING APPROVAL OF AN APPLICATION FOR A CONDITIONAL USE PERMIT TO CONSTRUCT AN OFFICE/WAREHOUSE WHEREAS, an application for Conditional Use Permit CUP95-1 made by R.L. Johnson to construct an office/warehouse on the 13-acre site is recommended for approval. WI-�REAS, the procedural history of the application is as follows. 1. That an application for Conditional Use Pernut CUP95-1 was filed with the City of Hopkins on January 27, 1995. 2. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a ` public hearing on the application and reviewed such application on February 28, 1995, and March 14, 1995; all persons present at the hearing were given an opportunity to be heard. 3. That the written comments and analysis of the City Staff and the Planning Commission were considered. 4. A legal description of the subject property is as follows. Block 38, West Minneapolis and that part of Lot 4 lying southwesterly of a line running from a point in the northwesterly line Lot 4 distance 990 02/100 feet Northeasterly from northwest corner thereof to a point in southeasterly line of Lot 4 distance 1360 84/100 feet northeasterly from the most southerly corner of said Block 38 including adjacent vacant street, Auditor's Subdivision No. 195. NOW THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit CUP95-1 is hereby recommended for approval based on the following Findings of Fact. 1. That an office/warehouse is permitted in the I-2 zoning district. 2. That the applicant meets the requirements for a conditional use permit to construct � a building. Page 2 BE IT FURTHER RESOLVED, that application for CUP95-1 is hereby recommended for approval based on the following conditions. � 1. That the development is constructed as per the plans submitted. 2. That the trash compactor is screened in accordance with a plan acceptable to Staff. 3. That the area designated on the site plan for future parking shall be converted to parking in a manner acceptable to the City of Hopkins within 180 days of written notice by the City, based solely upon the discretion of the City. 4. That the Watershed District approves the applicant's proposal. 5. That the subject property is platted by October 1, 1995. 6. That the design of the middle driveway is revised in accordance with a plan acceptable to City Staff. 7. That the applicant pays all costs incurred by the City to review the applicant's traffic study within 30 days of notification by the City. 8. That a sidewalk is added along l lth Avenue in accordance with specifications acceptable to Staff. 9. That the applicant submits a11 storm sewer discharge and ponding calculations for City Staff review, and they are acceptable to Staff. 10. That a11 deciduous trees as detailed on the landscape plan have a minimum size of 2.5 inches. 11. That the applicant provides the City with an easement and prepares the easement document acceptable to the City for the following additional right-of-way as approximately described. o four feet starting at the northwest property corner of the subject site and tapering to zero along the west property line for one '-" hundred seventy feet south of the northwest property line Adopted this 14th day of March 1995 Dan Johnson, Chairperson L VtOSINNIIN W*1011 SPINNYM ONY SH13NtDN3 NOILv1HONN,81 IMIOF Y)N-IAV 111til S31vi)ossv -W )w JOOHSNJ9 M U9,NV Id 1(101V1 AVM(IV 19 sms— N =-71 I L I F- Li j C--) (D L -Li (D L -Li :6*17 * V, Z9t +ti 171 4 �y fll' I • � t Y O G � • `�� �� ti 5 February 24, 1995 ° p K � `� Planning Report CUP95-1 CONDITIONAL USE PERMIT--RL. JOHNSON PROPERTY Proposed Action. Staff recommends the following motion: Move to approve Resolution RZ95-5 recommending annroval of a Conditional Use Permit by R.L. Johnson for construction of an office/warehouse at the 13-acre site located south of the Hennepin Countv Regional Railroad ri�ht-of-wa,y. Overview. The applicant, R.L. Johnson, is proposing to construct a 261,200 square foot office/warehouse on the vacant property located at 401 l lth Avenue South. This property is approximately 13 acres in size and zoned I-2, General Industrial. The applicant has stated the tenant would be Rainbow Signs. They are a firm that develops, manufactures, sells, assembles, and stores major promotional printing packages. The proposed building will be utilized as follows. 0 24,000 square feet of office 0 60,000 square feet of production --� 0 177,200 square feet of warehouse The office area will be on the west side of the building along 11 th Avenue, with the production and wazehouse areas behind the office area. The applicant has previously received approval by the HRA of a Tax Increment Financing application for this project. Primarv Issues to Consider. o What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? o What are the specifics of the site plan? Supporting Documents. o Analysis of Issues o Site Plans o Resolution RZ95-5 o Summary of Traffic Report ,I Nancy S Anderson, AICP Planner � CUP95-1 ^ Primary Issues to Consider. o What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The subject property is zoned I-2, General Industrial. The Comprehensive Plan has designated the site as business park. The development is in compliance with these documents as relates to the proposed use. o What are the specifics of the site plan? Building Orientation The main orientation of the building is toward l lth Avenue. The office area will be on the west side of the building, facing l lth Avenue. This side of the building will provide the main access points for customers and employees. Visually, this area will have a significant amount of glass with a large entry atrium. The warehouse and production areas are located toward the easterly portion of the site. The loading docks for the building will primarily be located on the south side of the building. With the large SuperValu warehouse building directly to the south, visibility of the dock area will be minimal. Landscaping � The applicant has submitted a landscape plan that shows substantial landscaping in the area abutting l lth Avenue. The applicant is also proposing to landscape a portion of the Hennepin County Regional Railroad Authority right-of-way along the northerly property line. The Zoning Ordinance requires 262 trees for this site. The site plan details 155 trees. Staff, in its review of the landscape plan, feels that with the size of the building and the required parking it would probably be difficult to provide suf�cient trees to meet the ordinance requirements. The Zoning Ordinance contains a clause stating that if a development cannot provide all of the landscaping without removing off-street parking, a waiver can be granted for a lessor number of trees. Staff would agree that an additional 106 trees probably cannot be added to the site without removing a number of parking spaces. Trees on the north side of the site are proposed to be planted on the property of the Hennepin County Regional Railroad Authority. The applicant will have to secure permission from the Hennepin County Regional Railroad Authority for the proposed plantings. In addition to the proposed trees there are a variety of low level plantings identified. Shrubs and perennials will be integrated within the trees on the east side of the building. Prairie grasses and wildflowers will be located on the east and south sides of the site. On the basis of Staffs review of the landscape plan, it is being recommended that, as a ---� condition of approval, a revised landscape plan be submitted which details the following. CUP95-1 o additional trees sunounding the N.U.R.P. pond o reduced spacing between the shade trees along l lth Avenue � o additional evergreen trees throughout the site o construction of a softer edge to the N.U.R.P. pond and a layer of planting between the pond and l lth Avenue o wildflower and prairie grass planting on the slopes at the east and south sides which is mulched to control erosion during seed establishment o utilization of more varieties of evergreen shrub species o revision of the lighting plan adjacent to llth Avenue with more low level lighting o substitution of Ponderosa pine for Scotch pine o additional tree plantings on the north and southwestern sides of the site o a condition that if the applicant does not secure approval to plant on the HCRRA property, that a revised landscape plan must be submitted to Staff Drainage The City Engineering department has reviewed the preliminary site plan. Overall, the drainage plan was found to be acceptable. A storm water retention pond (N.U.R.P.) will be located on the southwest corner of the site. The drainage plan will also need to be reviewed and approved by the Watershed District. Parking The preliminary site plan details 385 parking spaces. The Zoning Ordinance requires 385 � parking spaces. At this time the applicant has requested permission to delay construction of 78 of these spaces. This request is based on the fact that the proposed tenant presently does not need the amount of spaces required in the Zoning Ordinance. The applicant will maintain a sodded area in the northeast and southwest portion of the site which could be converted to parking spaces if there is additional demand in the future. Staff finds this arrangement acceptable. Fire Marshal The Fire Marshal has reviewed the preliminary plans. He determined that the plans as submitted are acceptable from a fire/safety standpoint. Trash Collection The site plan indicates a compactor on the south site of the property. No details of screening for the compactor have been included. The Zoning Ordinance requires that the compactor area be enclosed. Staff recommends that a condition is added to the Resolution that the applicant submit a plan detailing the screening for the trash compactor and that the screening be acceptable to Staff. � . CUP95-1 --., Access/Traffic Access to the project will be from 1 lth Avenue. There will be three access points into the site from 1 lth Avenue. Of the three access points into the site, the center and the southerly access points will be the main access points to the employee/customer parking area. The northerly access point will be used primary for the perimeter road that sunounds the site. In conjunction with this development, a traffic study was completed by the applicant which analyzed the following. o impacts of the proposed access points on l lth Avenue o impacts on l lth Avenue o the impact to the intersection of County Road 3 and l lth Avenue o internal circulation The following are the main conclusions of the study. o Eleventh Avenue will function adequately with the additional traffic from the proposed development and future traffic on llth Avenue without additional right-of-way. o The intersection at County Road 3 and llth Avenue will function at an acceptable level with the proposed development. ^ o The access points into the site will function at an acceptable level. The plan as submitted does not detail a sidewalk along llth Avenue. As a condition of approval, Staff would recommend that a sidewalk is constructed along llth Avenue in accordance with specifications acceptable to the City Engineer. Ezterior The exterior of the office area facing l lth Avenue will have a substantial number of windows. The exterior facing material in this area will have a smooth, stone-like appearance. The color has not been identified, but the applicant has stated that it will be a neutral or earthtone color. The south and north e�eriors of the warehouse will be a pre-cast wall panel with several smooth bands to break up the solid wall that will complement the office area. The exterior of the east side of the building will be pre-cast wall panels. The applicant will have samples of the exterior material at the meeting. Strategic Plan The following is a goal in the City's Economic Development Strategic Plan. Foster the development/redevelopment of property along County Road 3, .--� including consideration for a business park and/or major retail uses. CUP95-1 The proposed development would appear to meet this goal in the Strategic Plan � Zoning Ordinance Requirements o Setback of 20 feet on all sides. The site plan indicates 20 feet or more for a setback area on all sides. o The ordinance also requires a floor area ratio (F.A.R.) of.60. The proposed building will have a .46 F.A.R. o The maximum allowed height is 45 feet. The warehouse area will be 26 feet in height, and the highest point of the office will be 33 feet. Loading Docks The preliminary site plan shows fifteen loading docks. Twelve docks will be on the south side of the building and three docks on the north side of the building. The Zoning Ordinance requires seven loading docks. The loading docks on the north side of the building should have minimal visibility from l lth Avenue and County Road 3 due to the fact that the elevation in this area is lower than the property to the north of the site. The loading docks to the south should have minimal visibility from the adjacent roadway because of the large SuperValu warehouse building directly south of the subject site. Alternatives 1. Recommend approval of the conditional use permit. By recommending approval of the V conditional use permit, the City Council will consider a recommendation of approval. 2. Recommend denial of the conditional use permit. By recommending denial of the conditional use permit, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, 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 item should be continued. The Planning Commission should be aware that any continuation could create a problem with the applicant's schedule, which is based upon the tenant's needs. � --� CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: RZ95-5 RESOLUTION MAKING FIl�IDINGS OF FACT AND RECOMNIENDING APPROVAL OF AN APPLICATION FOR A CONDITIONAL USE PERMIT TO CONSTRUCT AN OFFICE/WAREHOUSE WI�REAS, an application for Conditional Use Permit CUP95-1 made by R.L. Johnson to construct an office/warehouse on the 13-acre site is recommended for approval. WHEREAS, the procedural history of the application is as follows. 1. That an application for Conditional Use Pernut CUP95-1 was filed with the City of Hopkins on January 27, 1995. 2. That the Hopkins Planning Commission, pursuant to published and mailed notices, held a -- public hearing on the application and reviewed such application on February 28, 1995; all persons present at the hearing were given an opportunity to be heard. 3. That the written comments and analysis of the City Staff and the Planning Commission were considered. 4. A legal description of the subject property is as follows. Block 38, West Minneapolis and that part of Lot 4 lying southwesterly of a line running from a point in the northwesterly line Lot 4 distance 990 02/100 feet Northeasterly from northwest corner thereof to a point in southeasterly line ofLot 4 distance 1360 84/100 feet northeasterly from the most southerly corner of said Block 38 including adjacent vacant street, Auditor's Subdivision No. 195. NOW TI�REFORE, BE IT RESOLVED that the application for Conditional Use Permit CUP95-1 is hereby recommended for approval based on the following Findings ofFact. 1. That an office/warehouse is pernutted in the I-2 zoning district. 2. That the applicant meets the requirements for a conditional use permit to construct a building. ---� Page 2 BE IT FURTHER RESOLVED, that application for CUP95-1 is hereby recommended for approval based on the following conditions. � 1. That the development is constructed as per the plans submitted. 2. That the trash compactor is screened in accordance with a plan acceptable to Staf£ 3. That a revised landscape plan be submitted to Staff and found acceptable that includes the following. o additional trees sunounding the N.U.R.P. pond o reduced spacing between the shade trees along l lth Avenue o additional evergreen trees throughout the site o construction of a softer edge to the N.U.R.P. pond and a layer of planting between the pond and l lth Avenue o wildflower and prairie grass planting on the slopes at the east and south sides which is mulched to control erosion during seed establishment o utilization of more varieties of evergreen shrub species o revision of the lighting plan adjacent to l lth Avenue with more low level lighting o substitution of Ponderosa pine for Scotch pine o additional tree plantings on the north and southwestern sides of the site o a condition that if the applicant does not secure approval to plant on the HCRRA property, that a revised landscape plan must be submitted to Staff 4. That 317 parking spaces be provided with proof of the ability to provide an additional 78 spaces within 180 days of written notice by the City of Hopkins if deternuned necessary and appropriate by the City at anytime in the future based upon the sole discretion of the City. �-' 5. That the Watershed District approves the applicant's proposal. 6. That the subject property is platted at a future date. 7. That the design of the middle driveway is revised in accordance with a plan acceptable to Staff. 8. That the applicant pays all costs incuned by the City to review the applicant's traffic study. 9. That a sidewalk is added along l lth Avenue in accordance with specifications acceptable to Staff. 10. That the applicant submit all storm sewer discharge and ponding calculations for City Staff review and they are acceptable to Staff. Adopted this 28th day of February 1995. Dan Johnson, Chairperson � TO i rer IL I m z Ova z (D 5Z CL � w z F-3 U5 a. JILILLU 1, � � T Y � G � C�� �� ti 5 February 17, 1995 ° P K � � Planning Report CUP95-1 CONDITIONAL USE PERMIT--RL. JOHNSON PROPERTY Proposed Action. . Staf� recommends the following motion: Move to �prove Resolution RZ95-5 recommending a�proval of a Conditional Use Permit by R.L. Johnson for construction of an office/warehouse at the 13-acre site located south of the Hennepin Count�gional Railroad right-of-waX. Overview. The applicant, R.L. Johnson, is proposing to construct a 261,200 square foot office/warehouse on the vacant property located at 401 l lth Avenue South. This property is appro�mately 13 acres in size and zoned I-2, General Industrial. The applicant has stated the tenant would be Rainbow Signs. They are a firm that develops, manufactures, sells, assembles, and stores major promotional printing packages. The proposed building will be utilized as follows. 0 24,000 square feet of office 0 60,000 square feet of production 0 177,200 square feet of warehouse � The office area will be on the west side of the building along 11 th Avenue, with the production and warehouse areas behind the office area. The applicant has previously received approval by the HRA of a Tax Increment Financing application for this project. Primarv Issues to Consider. o What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? o What are the specifics of the site plan? Supportin� Documents. o Analysis of Issues o Site Plans o Resolution RZ95-S o Summary of Traffic Report u � � Nancy . Anderson, AICP Planner � v�., ♦� ��,;: , T� . � 1 -' � T1 ��? � S n. �... .�.;,,y lb"� .- �'F . 1 Y v �!��y. �'� �(�.. l +S P�t. i'?� � .} `\1, M + � . ' �. �_ 4. � S �SA,-`�,\ti- � - � 4i'�yN,'ti.� � ,�'F���N \ � �6.�4 � 5 . ' _ ' � ..c�,� \iSF.'�} ��l '�M1. . . � L t��.�`*"u� �1`1- �C. ��ti ' ���'.�+, Kv y"�Y M y � .� ��tr' �3. . �..y i r�'.. �•� ��n 'K��� �,a'}$ �Kt � '� �- M!'4 5 . I . . . __. f;a�� �.;,�..� � qY,. �c:�S' ,�, M.�.. ;� , iA'" - �i .�S'_ • r-P a } �, .aw �i-�$�:ii��.A.�`t�ia_�' f�: CUP95-1 '� Primary Issues to Consider. o What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The subject property is zoned I-2, General Industrial. The Comprehensive Plan has designated the site as business park. The development is in compliance with these documents as relates to the proposed use. o What are the specifics of the site plan? Building Orientation The main orientation of the building is toward 1 lth Avenue. The office axea will be on the west side of the building, facing 1 lth Avenue. This side of the building will provide the main access points for customers and employees. Visually, this area will have a significant amount of glass with a large entry atrium. The warehouse and production areas are located toward the easterly portion of the site. The loading docks for the building will primarily be located on the south side of the building. With the large SuperValu warehouse building directly to the south, visibility of the dock area will be minimal. Landscaping � The applicant has submitted a landscape plan that shows substantial landscaping in the area abutting l lth Avenue. The applicant is also proposing to landscape a portion of the Hennepin County Regional Railroad Authority right-of-way along the northerly property line. The Zoning Ordinance requires 262 trees for this site. The site plan details 155 trees. Staff, in its review of the landscape plan, feels that with the size of the building and the required parking it would probably be difficult to provide sufficient trees to meet the ordinance requirements. The Zoning Ordinance contains a clause stating that if a development cannot provide all of the landscaping without removing off-street parking, a waiver can be granted for a lessor number of trees. Staff would agree that an additional 106 trees probably cannot be added to the site without removing a number of parking spaces. In addition to the proposed trees there are a variety of low level plantings identified. Shrubs and perennials will be integrated within the trees on the east side of the building. Prairie grasses and wildflowers will be located on the east and south sides of the site. On the basis of Staffs review of the landscape plan, it is being recommended that, as a condition of approval, a revised landscape plan be submitted which details the following. o additional trees surrounding the N.U.R.P. pond o reduced spacing between the shade trees along 11 th Avenue o additional evergreen trees throughout the site ,--. CUP95-1 ^ o construction of a softer edge to the N.U.R.P. pond and a layer of planting between the pond and 11 th Avenue o wildflower and prairie grass planting on the slopes at the east and south sides which is mulched to control erosion during seed establishment o utilization of more varieties of evergreen shrub species o revision of the lighting plan adjacent to llth Avenue with more low level lighting o substitution of Ponderosa pine for Scotch pine o additional tree plantings on the north and southwestern sides of the site o a condition that if the applicant does not secure approval to plant on the HCRRA property, that a revised landscape plan must be submitted to Staff Drainage The City Engineering department has reviewed the preliminary site plan. Overall, the drainage plan was found to be acceptable. A storm water retention pond (N.U.R.P.) will be located on the southwest corner of the site. The drainage plan will also need to be reviewed and approved by the Watershed District. Parking The preliminary site plan details 385 parking spaces. The Zoning Ordinance requires 385 ,.., parking spaces. At this time the applicant has requested permission to delay construction of 78 of these spaces. This request is based on the fact that the proposed tenant presently does not need the amount of spaces required in the Zoning Ordinance. The applicant will maintain a sodded area in the northeast and southwest portion of the site which could be converted to parking spaces if there is additional demand in the future. Staff finds this arrangement acceptable. Fire Marshal The Fire Marshal has reviewed the preliminary plans. He determined that the plans as submitted are acceptable from a fire/safety standpoint. Trash Collection The site plan indicates a compactor on the south site of the property. No details of screening for the compactor have been included. The Zoning Ordinance requires that the compactor area be enclosed. Staff recommends that a condition is added to the Resolution that the applicant submit a plan detailing the screening for the trash compactor and that the screening be acceptable to Staff. �� CUP95-1 � Access/Traffic Access to the project will be from l lth Avenue. There will be three access points into the site from 11 th Avenue. Of the three access points into the site, the center and the southerly access points will be the main access points to the employee/customer parking area. The northerly access point will be used primary for the perimeter road that sunounds the site. In conjunction with this development, a traffic study was completed by the applicant which analyzed the following. o impacts of the proposed access points on l lth Avenue o impacts on l lth Avenue o the impact to the intersection of County Road 3 and l lth Avenue o internal circulation The following are the main conclusions of the study. o Eleventh Avenue will function adequately with the additional traffic from the proposed development and future traffic on llth Avenue without additional right-of-way. o The intersection at County Road 3 and llth Avenue will function at an acceptable level with the proposed development. "� o The access points into the site will function at an acceptable level. The plan as submitted does not detail a sidewalk along 11 th Avenue. As a condition of approval, Staff would recommend that a sidewalk is constructed along llth Avenue in accordance with specifications acceptable to the City Engineer. Egterior The exterior of the office area facing l lth Avenue will have a substantial number of windows. The exterior facing material in this area will have a smooth, stone-like appearance. The color has not been identified, but the applicant has stated that it will be a neutral or earthtone color. The south and north exteriors of the warehouse will be a pre-cast wall panel with several smooth bands to break up the solid wall that will complement the oi�ice area. The exterior of the east side of the building will be pre-cast wall panels. The applicant will have samples of the exterior material at the meeting. Strategic Plan The following is a goal in the City's Economic Development Strategic Plan. Foster the development/redevelopment of property along County Road 3, ,--. including consideration for a business park and/or major retail uses. CUP95-1 ^ The proposed development would appear to meet this goal in the Strategic Plan Zoning Ordinance Requirements o Setback of 20 feet on all sides. The site plan indicates 20 feet or more for a setback area on a11 sides. o The ordinance also requires a floor area ratio (F.A.R.) of.60. The proposed building will have a .46 F.A.R. o The maximum allowed height is 45 feet. The warehouse area will be 26 feet in height, and the highest point of the office will be 33 feet. Loading Docks The preliminary site plan shows fifteen loading docks. Twelve docks will be on the south side of the building and three docks on the north side of the building. The Zoning Ordinance requires seven loading docks. The loading docks on the north side of the building should have minimal visibility from llth Avenue and County Road 3 due to the fact that the elevation in this area is lower than the property to the north of the site. The loading docks to the south should have minimal visibility from the adjacent roadway because of the large SuperValu warehouse building directly south of the subject site. � Alternatives 1. Recommend approval of the conditional use pernut. By recommending approval of the conditional use permit, the City Council will consider a recommendation of approval. 2. Recommend denial of the conditional use permit. By recommending denial of the conditional use permit, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, 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 item should be continued. The Planning Commission should be aware that any continuation could create a problem with the applicant's schedule, which is based upon the tenant's needs. --� . . i = Tbe HNTB Cornpa�icr Interoffice 3400 W.66th Stfeet,Suiie 250 Mlnneapolfs,Mlnnesotd 55435,(612)920-4666/FAX (612)926-017� Co rres p o n d e n ce --'� - T0: Charles E.Youngquis�Jr., R L.Johnson Company Date: lanuary 25, 1995 FfOf11: Steve Manhart,Senior Traffic Engineer� Subject: Traffic Analysis—Proposed DeveloQment in Hopidns,MN HNTB Corporation has completed its analysis of the t�affic impacu of the proposed office/production/stora;e development being considereci for the east side of l lth Avenue South between 500 and 1400 feet south of the intersection with C.S.AIi 3 (Exceisior Boulevard) in Hopkins, Minnesora. The following is a repon of che findings for each item HNTB was asked to investig3te: • �g Traffic Conditiorzs HNTB has performe��affic councs of uunin;movements at the inr�rseccion of C.S.A.K 3 (Excelsior Boulevard)and llth Avenue South during the morning and aftemoon pealc hours. Momin;pea�:hour uunin;movemen[counts were conducted at the incersection of C.S.AH 3 and llth Avenue South on Friday moming,January 20, I995. In addidon, turning movemenc coun�s were conducted Wednesday afternoon,January 19, 1995,between 3:30 pm.and 6:00 p.m The morning�f'ic counts indicated that am.peak hour occurred between 7:00 and 8:00 a.m. During that period, 1710 vehicles we� recorded using the intezsecdon. OE tha[ total, 3% was identified as � being heavy vehicles (semis, buses, etcJ. Figure 1 illustrates che aiming movemen[s of che inte�section during the moming pealc hour. Table 1 lists the �ic coim�s for each movement by fifteen minute increments. The aftemoon peak hour for the intersection was identified as tl�e period between 4:.;0 p.m. and�:30 p.m. During that bour period, ?S�1 vehicies were tallied movin; chcoug.h the in[ersection. Of that wtal, 3% was identified as being heavy vehicles (semis, buses, etc.). Table 2 lisu the traffic volume counts for eac3i movement by fifteen-minute increments. Figure 2 �hically illustraces the total midday peak hour turning movements for the inte�ecuon. According to informacion received from the developer, rhe office!lproduction/storage develoomen[will have split producrion shifts. The moming shift will be;in at 7:30 a.m., and will end at 3:30 p.m.The evening shift will begin at 3:50 p.m„and will end at midnigh� 'I3erefore, to analyze the impacts of the shift change, HN'I'B conducted traffic counts of the intersection of C.S.AH.3 and llth Avenue Sou�h betwe�n 3:30 and 4:30 p�. Table 3 lists the uafFc vol�es for each auning movement by fifteen-minute incremenrs. F;ure 3 ��aphically shows the existin;traffic coun[s for the in[ersecrion during that hour. • Traffic Imnacts of Provosed Develo�ient HNI'B Corporadon has determined the traffic impacu of the proposed development on llth Avenue South, and on the intersecaon itself during the a.m. peak hour, p.m. peak hour, and durin; the shift change. � Traffic Impacu-RL.Johnson Co.Developmenr,Hopkins,�IN , 0?CL5I95 Page 9. According to observaaons made of l lth Avenue South di�cdy in front of the pmposed developmenc "'� during the moming peal:hour. di�ctional traffic demand is generally spiit 49% northbound and 51% southbound This direcrional spli[ shall be used to reflect directional demand of the proposed development t�affic. In analyzing the traffic and parking demands of tbe proposed site, certain assumpaons were made about the traffic pau,ems for the proposed driveways. Because employee paricing will be designate�to spaces in the west and southwest corner of the properry, the primary access Poir►ts for employees will be at the major driveway in the center of the properry and at the southwest driveway. T1ie northwest driveway is assumed to be a minor access used primarilY for perimersr access around the propeny. Using these ass�ptions, the following percentages were assigned co each of the driveways [o reflect the�affic generacing demand: TABLE 5. DIRECTIONAL SPLTT OF DEVELOPMENT TRIP GF.�`lERATION Norrhbound Southbound Traffic Traffic A�I Pe�k of C',enerator- Northwest Driveway 2% 10% Center Driveway 38% 70% Sourhwest Driveway 60�7o ZO% � P Tvf Pe�k of C',enerator- Northwest Driveway 20% 0% ^ Center Driveway ��% 45% Southwest Driveway 10% �5% HNTB has applied the precedin;percentages�o ttie trip;eneration from Table 4. The a.m.peal:hour for the generator was ass�ed to coincide with the existing peak hour for llth Avenue South (7:00 - 8:00 a.m.). However, due to the production shift change at 3:30 p.m., the pm. peak hour of the generator was assumed to be 3:30-4:30 p.m. Furthermore, as a worst case, ic was assumed that 130 employees would be leaving in t6at peak hour. while 50 night shift employees would be arrivin;. Fgures 4 and 5 illustrat�the a.m.and p.m.peak hour impacu from the development on the driveways at l lth Street South. Table 6lists the�affic splits for each peak hour. Incorpotarin�these traffic splits,HNTB projected ua�c far llth Avenue South and the driveways for the proposed development HNTB utilized these n�be� to assess the capaciry, or Level of Service (LOS),at each driveway inte�ection with llth Avenue South, as well as at the signalized incersection of llth Avenue South and C.S.AH.3. (Level of Service is a lesxer designaaon that describes a range of tiaffic operating condidons on a pazticular rype of roadway faciliry — from "A" designating "free flow", to"F'designating"gridlocl�',wi[h acc�ptable aaffic condidons being LOS-D or better.) Levels of service have been computed for the driveway intersections using the I�'ighwaY Capaciry Software developed by the Federal H'i,Qhway Aclminisuation. In the morning peak hour, each driveway incersection wili operate ac LOS-C or bettPr. In the af[emoon durin; the shift change, the driveway intetsections would operate at LOS-B or better. The Appendix lisu the outQut of these ca.paciry analyses. � Traffic Impacts-RL.Johnson Co. Developmen4 Hopi:ins,;vIN , Cl/��/95 Page I4. ---, The location of the northwestem driveway approximately 180 feet south of the Wendy's driveway appears to be adequa[e as shown. Projected tiaffic volumes indicate IimitEd t�affic usage for this driveway. The alignment of the driveway with the perimeter road would allow easy access for truc�: traffic, thus preciuding difficult driving maneuvers for truck drivers (inciuding emergency vehicle operators). • Summarv of Findtr�s The following is a summary of the findings of this traffic snidy for the RL.Johnson development of a proposed officeJproducuon/stora;e building being conside�d for the easc side of llth Avenue South between 500 and 1400 feet south of the intersection with C.S.A.Fi 3 (Excelsior Boulevard) in Hopldns,Minnesota: 1. The a.m.peak of the generator(R.L.Johnson Development)will coincide with the a.m.peak hour of the existing background�affic in the area (7:00 - 8:00 am.). The p.m.peal:of the generator will occar at the shift cban;e (3:30 -4:30 p.m.)> which is an hour earlier than rhe existing p.m. peal: hour of the background a�affic (4:30 - 530 p.m.?. Therefore, the a.m. peak hour will be the caidcal time period for development uaffic. 2. The development wiIl have 165 permanent + 15 seasonal employees, wich 50 of those woridng[he ni�ht shift 'Iherefore, 130 employers were assumed durin;the aidcal moming peak hour. To study a wo�st case traffic scenario durin; the p�.peal:hour, 130 employees were calculated to leave while 50 ni,ght shih employees arrived 3. The development t�affic was distributed becween the three driveways and onto llth Avenue Sou[h. 'Ibe �m. peak tia�c capaciry with the development would operate a[ LOS-C or � better at each of the driveways, while the p.m, pealc (at the shih chanJe) would opezate at LOS-B or better. 4. Ca{�ac�ty analysis of rhe si;nalized intersection at l lth Avenue South and C.S.AI� 3 during the a.m.peal:and the p.m.peak of the senerator indicates thac the RL.Johnson development will not si;nificandy impact the operaaon. This inteisection could operate at LOS-B+ or better durin;the time periods. 5. The RL. 7ohnson development wiIl not significandy impact, nor be significandy impact�d by, the proposed fast food restaurant development �mder consideration for the parcel immedia[eIy to the north. The RL_ 7o6nson development would primarily keep employees on-site for luncfi. While the Tim Horton's restaurant may divert a n�ber of pass-by t�affic during the a.m.pealc hour, the lar;er demand durin; the p.m. pealc hour for Wendy's would not coincide wich the shift change at the RL.Johnson developmenc 6. The northwestem driveway into the RL. Johnson site should be preserved at its current location. Althou�h approx.ima[ely 180 feec south of the proposed Wendy's driveway, traffic demand is projecred to be lig.6c However, rhe driveway is needed at the locadon shown to provicie perimeter road acc�s for semi-trucks (and emergency vehicles). 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