CUP 93-07 � � Y O
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^7ecember 20, 1993 y o P K � a � Planning Report CUP93-7
CONDITIONAL USE PERMIT- BIG WHEEL ROSSI
Proposed Action.
Staff recommends the following motion: Move to a�prove Resolution RZ93-28 recommendin�p�roval
of a conditional use permit to construct an auto repair center at 302 Blake Road.
Overview.
The City has entered into a purchase agreement with the applicant to sell the former City well site at 302
Blake Road. The applicant is proposing to construct a 10 bay Big Wheel Rossi auto repair center. The
auto repair cenfer will also include a car wash on the north side of the site and a service drive thru on the
east side of the site. The purpose of the service drive thru is to provide headlight and wiper repair while
the car owner waits.
The site is situated on the northwest corner of Blake Road and 2nd Street N.E. The site was formerly used
as a City well. The well has not been used by the City for many years and the site has been for sale by the
City. Big Wheel Rossi and McDonalds submitted proposals to develop the site. The City Council choose
to enter into a purchase agreement with Big Wheel Rossi. The obligation of both parties to the purchase
agreement is subject to a conditional use permit being issued.
^At the November Zoning and Planning Commission consideration of this item resulted in a 3-3 vote. As a
esult of a request by the applicant and staff the City Council has sent this item back to the Planning
Commission for a review of a revised site plan. Following the last Zoning and Planing meeting City staff,
abutting property owners and the applicant meet. At this meeting it was determined that the building
would be redesigned so that the door will face east/west. The site plan remains basically the same, except
the building has been reoriented so the garage doors will now face east and west.
Primarv Issues to Consider.
o What are the specifics of the site plan?
o How has the plan been revised from what was originally presented to the Commission?
o What is the position of the abutting property owners to the revised plan?
o What are the concerns of the staff?
o What are the results of the noise study?
o What are the recommendations of the staff?
5upporting Documents.
o Analysis of Issues
o Site Plan
o Resolution 93-28
o Orfield Study (applicants study)
o Braslau Study (adjacent property owners study)
o Letter from Goldmans
� o Letter from Woody Ginkel
,� ; ;� - �f,,
Nancy� . Anderson, AICP
Planner
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CUP93-7
Page 2
�` Primary Issues to Consider.
o What are the specifics of the site plan?
City Engineer
The applicant has not submitted a drainage plan. The applicant has asked that any approval is contingent
on a satisfactory drainage plan. Because the development involves a small site the City Engineer is
comfortable with approving the drainage plan at the building permit stage.
There is currently a watermain that is along Blake Road which extends around the corner along 2nd Street.
The City will need an easement from the applicant for this watermain. The City will also need a temporary
easement to work on the watermain once the well is sealed.
The staff is also recommending that a sidewalk is added adjacent to Blake Road along the frontage of the
property. The City constructed a sidewalk along 2nd Street N.E., which will join the sidewalk on Blake.
Fire Marshal
The Fire Marshal has reviewed the site plan. The Fire Marshal has found the site plan satisfactory.
Zoning
The zoning on the site is B-3. An auto repair facility is a permitted use.
^Comprehensive Plan
,he Comprehensive Plan has designated this site as "Commercial."
Landscaping
The landscaping plan shows landscaping along Blake and 2nd Street. The site is required to have 15 trees.
The landscape plan shows 15 trees and a variety of shrubs. The landscape plan does not detail the sizes of
the trees. Any trees will have to meet the minimum size as required by the Ordinance. The Ordinance also
requires a landscape bond to ensure the plantings will survive. Staff is also recommending that the site is
irrigated and bermed.
Access
There will be only one access point into the site. The access will be on the west side of the site from
Second Street. The City Engineer has found this access point acceptable.
Exterior
The applicant is proposing an exterior with a combination of rockface block that is painted and brick. The
applicant will be placing brick on the retail area and the employee room. These are the areas of the
building that are most visible from the street.
Surrounding uses
The subject site is surrounded by residential on the north and west sides, industrial to the east and
commercial to the south. The surrounding residential uses are concerned with the noise created by the
--�uto repair facility.
CUP93-7
Page 3
Signage.
The site will have a 64 square foot pylon sign that is 20 feet in height. This sign meets the zoning �--
requirements. There will also be additional signage on the building.
Parking
The site requires 24 parking spaces. The site plan shows 30 parking spaces.
Setbacks and Height requirements
The following are the setbacks for the B-3 district and the proposed development.
B=3 proqosed
front yard 10 feet 46 feet
north side yard ' 15 feet 15 feet
south side yard 0 feet 36 feet
rear yard 2S feet 42 feet
building height 45 feet 19 feet
Trash Disposal
The trash area is located on the west side of the site. The site plan shows the trash area enclosed on three
sides. Staff is recommending that the trash area is fully enclosed, this would require an addition of a gate.
Fencing
The applicant is proposing a 6 foot high cedar staggered opposite side fence. This type of fence will not
appear as such a barrier, but yet provide screening for the residential uses. The fence will be constructed
of 2" x 6" cedar boards, and 6" x 6" cedar posts. Staff finds this fence acceptable. `�
o How has the plan been revised from what was originally presented to the
Commission?
The site plan remains basically the same except the building has been reoriented so the garage doors will
face east and west. Also, the applicant will be adding absorption material in the ceiling to reduce the
reverberant noise as per the recommendation of David Braslau.
o What is the position of the abutting property owners to the revised plan?
The two abutting residential uses are concerned with potential noise created on the site. Mr. Ginkel, the
owner of the apartment building to the north, will not oppose the proposed development with the building
reoriented provided the applicant meets the noise control requirement detailed in his letter dated 12-16-93.
Mr. Ginkel has outline several conditions is his letter, the applicants site plan has addressed these
conditions.
The Goldmans, the property owners of the multifamily rental development to the west still do not support
the proposed development with the revised site plan. They have stated that they are opposed to this use on
the subject property no matter how the project is designed.
�
CUP93-7
Page 4
"� o What are the staf�'issues as relates to the project?
The staff is concerned with two issues with the development of the site. The two issues are the appearance
of the site and the noise. The staff wants a quality development on the site. Over the past several years the
City has tried to encourage projects along Blake Road which utilize top quality materials and landscaping.
The second issue is the compatibility with the sunounding uses. With respect to the proposed project, this
concern specifically relates to the residential areas abutting the site. The noise created by the use is a
concern to the residential areas. Staff feels with all the noise consultants recommendations incorporated
into the site plan, the noise generated by the site should not be a problem to the residential uses.
o What are the results of the noise study?
Two noise studies were completed regarding the proposed auto service center. The following are the
recommendations of the two reports:
Orfield Associates, Inc. study recommendations: (applicants study)
o Operating hours of the proposed auto service center should remain within the hours
designated as "daytime" by the Minnesota Pollution Control Agency (MPCA). The hours
designate as "daytime" by the MPCA are those between 7:00 AM and 10:00 PM.
o Service bay doors and any window along the north side of the auto service area should
^ remain closed at all times except monetarily for moving vehicles in and out. Noise
emanating from the service center would be significantly reduced, up to 10 db.
o Service bay doors and any windows along the north side of the auto service area should
have a minimum STC=25 rating. Typical insulated glazing constructions and 1/4" thick
monolithic glazing should meet these rating. Typical solid core or steel access doorway
should also meet this minimum rating. Note that higher STC (Sound Transmission Class)
rating should be obtainable with insulated and gasketed service doors than with glazed
service doors. These would further reduce the auto service noise to the neighboring
residences if located along the north side of the service center.
o It is our understanding that the car wash located at the north of the building will not utilize
any dryers. Car wash noise studies we have performed in the past measured significant
noise levels due to the drying operation. Doors should be located at both the entrance and
exit of the car wash and should both remain closed during the entire wash and rinse cycle.
These measures are implemented, car wash noise should be minimized at the property lines.
Car wash use should be limited to daytime hours until further study can be performed to
determine if generated noise would meet night-time criteria.
David Braslau Associates, Incorporated recommendations: (adjacent property owners study)
o Reorientation of the building
�— Orientation of the building with repair stall doors facing to the north would provide
opportunities for noise emissions from the building when any one of the doors is opened.
Because of the proximity of the apartment building to the facility, noise from hydraulic
tools, impact noise which might arise from removing muf�lers, loosening or tightening parts,
public address noise or even speech may be easily audible at the building. While it is
CUP93-7
Page 5
unlikely that noise from the facility would exceed the Minnesota State Noise Standards, the
potential for noise intrusion may exist. .,�
o Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts on the
upper levels of the adjacent residential structure since the entrances will be directly visible
from the upper floors. For this reason it is recommended that the roof be extended
approximately five feet to provide a continuous barrier along the top of the building.
Repairs would still be performed within the stalls and not underneath the extended roof,
since this would destroy its usefulness as a noise barrier.
o Hanging absorption in ceiling to reduce reverberant noise.
�'o enhance the benefit of screening fences and minimize noise emissions from the facility, it
is recommend that acoustical baf�les be hung from the ceiling throughout the facility to
minimize reverberant noise within the facility, Such treatment has been previously
recommended at other auto repair facilities. The type and number of baf�les should be
determined by a manufacturers representative to ensure that it is adequate for reducing
interior noise levels.
o Construct solid fence along perimeter of property. (north and west)
The screening fence along the north and west boundaries of the property should be as high
as the stall entry doors. This fence should also be constructed of solid material to minimize
sound transmission.
o Keep north door of car wash closed during washing operations.
`..,
o Control noise from mechanical heating and ventilating equipment.
Noise from mechanical equipment, especially blowers and chillers, should be controlled to
ensure that the MPCA standards are not exceeded at the property line. This is especially
critical for any roof-mounted equipment that could impact the upper floors of the adjacent
residential structure.
The applicant has agreed to incorporate all of the recommendations of both the noise studies into the
revised site plan.
o What are the recommendations of the stafl'?
The staff is recommending the following conditions to address the concerns identified:
VISUAL
o That there is no outside storage at any time of any type of product, material or parts.
This requirement of no outside storage will provide a neat appearing site at all times.
o That the pylon sign is 20 feet in height and 64 square feet.
A lower and smaller sign will reduce the impact on the neighborhood. This height is similar to the other
pylon signs in the area.
o That the exterior of the retail area and the employee room is brick.
This will require the applicant to upgrade the exterior of the building. The sides that the staff is �.
recommending a brick exterior are the sides that are most visible from the street.
CUP93-7
Page 6
^ o That the landscaped area on Blake and 2nd Street is bermed.
rhe berming of the site will provide for the visual appearance of the cars to be screened from the abutting
roads. The height of the berm is to be approved by the staff.
o That the landscaped area is irrigated.
This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
o That a new landscape plan is provided with the size of landscaping detailed.
The applicant will need to provide a new landscape plan showing the berming and the sizes of the
landscaping which is satisfactory to the City staff.
o That the glass in the garage doors is opaque.
By having opaque glass in the garage doors the visual appearance of looking into the garages will be
screened.
o That there is a 6 foot high wood fence located on the north and west sides of the site with
the applicant to provide a plan showing the proposed location and type of fence to be
constructed. The type and construction shall be in a manner acceptable to staff.
This plan must be approved by City staff. The staff would recommend an alternative board cedar fence.
This fencing will provide screening for the abutting residential areas, plus help to minimize the noise
generated by the site. The applicant is proposing this type of fencing.
o That a gate is added to the trash area.
By adding a gate to the trash area will screen the trash area completely.
NOISE
� o That there is no vehicle dryer on the car wash.
'here has been a problem with the noise generated with the blower on another vehicle dryer in the area.
i'his requirement will solve this situation.
o That the car wash doors are closed during use and the doors have a STC=25 rating.
This requirement will help reduce the noise impacts from the car wash.
o That the auto center closes no later than 9:00 p.m., Monday- Friday
This requirement will assure the abutting properties that there will be no noise generated on the site after
9:00 p.m. on weekdays.
o That the auto center cannot open before 8:00 a.m. on Saturday and Sunday.
This requirement will not allow the applicant to open the business at an early time on the weekend.
o That the auto center closes no later than 6:00 p.m. on Saturday and Sunday.
o That the garage doors on the west side of the building are kept closed except for
momentary times that vehicles are moved in and out.
By closing the garage doors on the west side of the building, the noise generated by the business will be
minimized for the residential area on the west side of the site.
o Extend the roof over the entrances to the repair stalls
Extending the roof over the repair stalls will help reduce the noise impacts on the upper levels of the
apartment building to the north.
o Control noise from mechanical heating and ventilating equipment
All mechanical equipment must meet MI'CA standards.
o Service bay doors and any windows of the service bay area must have a minimum STC=25
rating.
�'his requirement will reduce the auto service noise
o The building is reoriented
.sy reorienting the building the doors will face east and west.
CUP93-7
Page 7
o That there is hanging absorption in ceiling to reduce reverberant noise in accordance with a
plan acceptable to staff. �
This will help reduce the noise in the building.
OTHER
o The applicant provide a temporary easement to the City to allow for work on the
watermain.
The City will need to do some work on the watermain once the well is removed. This easement will allow
the City workers to work on the watermain
o That the applicant locate the watermain on Blake and 2nd Street and provide the City with a
minimum 10 foot utility easement.
The easement will provide the City access to the watermain once the site is developed
o �'hat the applicant provide a sidewalk on Blake Road acceptable to the City Engineer that
connects with the sidewalk on 2nd Street.
The applicant will must obtain a permit for the sidewalk. A new sidewalk is being constructed on 2nd
Street. The staff is recommending that sidewalk is also constructed on Blake along the property frontage.
o That the applicant obtain permits for sealing the well.
Permits are needed to seal the well, it will be the responsibility of the applicant to obtain these permits.
o The the applicant provide a drainage plan.
This drainage plan will be acceptable to the City Engineer and provide for curb and gutter on the site.
o That all parking lot lighting on the site shall be properly directed and focused so as not to be
obtrusive to adjacent residential areas.
The staff will review the lighting to assure lighting is focused away from the residential areas.
o That there shall be no auto body repair on the site.
The Ordinance does not allow auto body repair in the B-3 district. �-�'
o That the applicant provide a landscape bond as required by the Ordinance.
The Ordinance requires that a bond is required for the landscaping to assure the plantings survive.
o That the City of Hopkins approves the extension of the purchase agreement.
Alternatives.
1. Recommend approval of the conditional use permit for an auto repair center at 302 Blake Road.
By recommending approval of the conditional use permit, the City Council will consider will
consider a recommendation of approval.
2. Recommend denial the conditional use permit for an auto repair center at 302 Blake Road. By
recommending a denial the conditional use permit, the City Council will consider a recommendation
of denial. If the Planning Commission considers this action, findings of fact will have to be stated
to support a denial of the conditional use permit
3. Continue for further information. If the Planning Commission indicates that further information is
needed the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ93-28
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
APPROVAL OF AN APPLICATION FOR A CONDITIONAL USE PERMIT
TO CONSTRUCT AN AUTO REPAIR CENTER AT 302 BLAKE ROAD
WHEREAS, an application for a conditional use permit CUP93-7,
made by Big Wheel Rossi to construct an auto repair center at 302
Blake Road, is recommended for approval.
WHERFAS, the procedural history of the application is as follows:
l. That an application for a conditional use permit CUP93-7 was
filed with the City of Hopkins on August 5, 1993 .
2 . That the Hopkins Planning Commission, pursuant to published
and mailed notices, held a public hearing on the application
and reviewed such application on August 31, 1993 , October 26
and December 28: 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.
NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP93-7 is hereby recommended for approval
based on the following Findings of Fact:
1. That an auto repair use is permitted within the B-3
zoning district.
BE IT FURTHER RESOLVED, that application for CUP93-7 is hereby
approved based on the following conditions:
1. The applicant provides the City a temporary easement for
work on the water main.
2 . That the applicant locate the water main on Blake Road
and Second Street and provide the City with a minimum
of a 10 foot utility easement.
3 . That the applicant provide a sidewalk on Blake Road
that connects with the sidewalk on Second Street and is
acceptable to staff. Permits shall be obtained from
City, as needed, for construction of the sidewalk.
^ 4 . That the auto center closes not later than 9 : 00 p.m.
Monday through Friday.
RESOLUTION NO: 93-28
Page 2
5. That the auto center closes not later than 6: 00 p.m. �
Saturday and Sunday.
6. That the auto center does not open before 8: 00 a.m. on
Saturday and Sunday.
7 . That there is no outside storage at any time of any
type product, material or parts.
8. That the pylon sign is a maximum of 20 feet in height
and a maximum size of 64 square feet.
9 . That the landscaped area on Blake and Second Street is
•bermed.
10. That the applicant provide a new landscape plan showing
the berming and size of plantings.
11. That the landscaped area is irrigated.
12 . That the applicant provide a landscape bond per the
Zoning Ordinance.
13 . That the exterior of the retail area and the employee room
is brick.
14 . That the applicant obtain permits for sealing the well.
�
15. That the garage doors on the west side of the auto
service area will remain closed at all times excepting
momentarily for moving vehicles in and out.
16. That the glass in the garage doors is opaque.
17. That there is a 6 foot wood fence located on the entire
north and west side of the site. The applicant shall
provide a plan showing the location and type of fence to be
constructed.
18 . That the applicant provide a drainage plan for City
approval.
19. That the parking lot lighting on the site is not to be
obtrusive to adjacent residential properties.
20. That there is no auto body repair on the site.
21. That the car wash doors are closed during use and the doors
have a STC = 25 rating.
22 . That there is no vehicle dryer on the car wash.
23 . That the roof is extended over the north repair stalls per
the Braslau noise study. �--
RESOLUTION NO: 93-28
Page 3
-�
24 . That the mechanical and ventilating equipment meets the MPCA
standards.
25. That the north service bay doors and any windows of the
service bay area must have a minimum STC = 25 rating.
26. That the building is oriented so that the garage doors face
east and west.
27 . That there is hanging absorption in the ceiling as per the
David Braslau study.
28. .That there are side walls on the north side of the building.
29. That the trash area is enclosed on all sides.
Adopted this 28th day of December, 1993 .
Patricia M. Reuter, Chairperson
��
��
10/14/9a 14:36 FA% 612 452 7�89 BIG WHEEL ROSSI f�0o2/020
: r
Orfield Associates Inc. OKGe/Laboratory pebign,Research,Testing Affiliations
27� • Acoustics A5A
East 25Ih Street A�dio IES
Nfinneapolis �deo AES `"'
Mmneso�a �ighting ASTM -
55406 Daylighung A[V51
Human Factors IFMA
� SID
612 S�even J. Orfield
721-2455 Marianne V, Bieker
721-2457 (� Richard G. Pierson
Fred G. Hcwitt
�avid M. Berg
MFa�rJRANDUM
To: Mr. Steve Shaller
Client: Big c�eel Rossi
Address: 2300 Pilot Kr�ob Road
Mendota Heights, M[�TT
Project: Amustic Study - New Stare Prototype
Location: Hopkins, rIlv
Phone: (612} 452-7484
FAX: (612) 452-7389 �
From: Richard G. Pierson
David M. Berg
Date: October 10, 1993
Regarding: Measuranent Results ar,d Rec�cn�enda�.ions
The following presents the results o� the enviroranental noise study
perfo�d for evaluation of projected noise levels at neighboritg
residences due to opera�ion of a proposed a Big Wheel Ro6si ser�ice
center in HoQkins, Minnesota. This study evaluated the noise levels
produced by two similat service centers at sites in Eagan, Minnesota
in accordance with noise regulations as prescr�bed by the Minnesota
Pollution Control Agency (NIFC'A). We are not aware of any additional
regulations �hich �y be in place and enfoned by local authorities in
Hopkins. �
Measurenentis kere perfonned on September 23, 1993 at tWo
representative sites; An�ono Oerticare on Yankee Dcadle Road and
Washington Dri�e in Eagan, Minnesota, and Car�X at Pilot Knob Road and
Duckw�a� Drive in Eagan, Minnesota. Measur�nents �,ere perfaaned at
these locations to doctnnent typical noise levels produced by multi-bay
auto service centers. `-
Big Wheel/Rossi 1 Orfield .Associates, Inc.
10/14/9� 14:a6 FAX 612 452 7389 BIG WHEEL ROSSI C�00�/020
��
1/3 and 1/1 octave frequency spectra as well as A-�ighted statis�ical
noise data were obtained at the two auto service center sites. These
measurements were ob�ained at distances of approuiamately 30 to 40
feet in front of the sen►ice oenter garage doors a� both sites. This
distance represents the approximate distance of the nea�st property
line fzzm the sezvice centez garage doors at th� propoeed Big i�heel
Rossi sit�e in Hopkins. Sketches of the proposed Hvpkin5 site are
g iven in E�i2BTT A.
Noise regulations established by the Minnesota Pollution Contro].
Agency (MPC�) Air Quality Di�ision are used by nany municzpalities
neighboring Minneapolis ac� statewide. The MPCA guid�lir�s require
that noise levels are analyzed statistically utilizing A�e�ghting,
� over 1 hour periods. It should be noted that A-weighting
de-etiphasizes the cantribution of the loW trequency noise content of
sou�nd.
The I�'('A noise guidelines are based on the L10 and L50 s�atistical
decibel values to deteanine ccmpliance. These are def ined as the
sound levels exceeded 10$ at�d 50$ of the time, respectively. Far
exposure to a residentia� site, the MPC'A guidelin�s limit no�.se
exposure during Daytime �ours (7:OOam tA 10:00Fan) to L50 = 60 dBA ard
L10 = 65 dBA arld limit exposure during Nighttime Houts (10-0dpa�n tio
�:oo�) � Lsa = 50 dBA and L10 = 55 dBA.
T�e following defines the A-�aeighted noise measu�s analyzed
sta�zstically �rcm the site recvrdings:
Leq - Equivalent Sv�md Level
An averaging metric indicating the mean-square (energy average) level
of sour►d over a given period of time.
L10 / L50 / I�90 (Ln)
�n�irorniental noise d�scziptors indicating the distributipn of noise
level over a given averaging period. These indicate the sound leve].
-- excEeded 10$, 50� oz 90� (n$) of the time over a given measurement
period. Note that 90$ of the time, sound levels do not exoeed the L10
le�el.
Big Wheel/Rossi 2 Orfield Associates, Inc.
10/14/9� 14:36 FAX 612 452 7389 BIG WHEEL ROSSI 1�004/020
�
Il�iP,X — S ing Ze �ve�nt Max imnn
An envir.vnmentai descriptor that indicates the loudest level of sound
during a given pex�iod, hased on the response time (fast) used �or the
zneasur�ent.
The follawing presents the results of the statistical noise
measure�nents of the representative service center sites in
Eagan, Minnesota. The maximun noise levels allv�ed by the MPCA a�ce
also ir,dicated:
Measurarent l�ocation #1: Am4co Certicare (11:15 to 11:45 AM)
�.-
measured
Stat. � levels � M� Limits exceedance
Ltt�x 66.3 dBA
L10 60.1 dBA 65 dBA no
L50 55.5 dBA 60 dBA no
L90 53.1 c7SA
L99 51.3 dBA
Leq 57.9 dBA
Measured approximately 40 feet directily in front of 3 adjacent open
bay doozs. Three of 5 bay doors wez�e c�Qen With 3 vehicl�s being
serviced in hays with open garage doors.
�...
Big Wheel/Rrssi 3 Orfield Associates, Inc.
10/14/9a 14:37 FAX 612 452 7�89 BIG WIiEEL ROSSI f�005/020
��
CC�ICLUSIONS:
fihe above data shvws that the typical noise levels created by the
repzesentative multi-hay auto service centers n�asuz�d in our survey
were NOT in e7cceedance of MPCA "daytime" guidelines for coautami.ty
noise. These ueasur�nents were obtained at a distance representative
of the closest property line at the proposed facility in Hopkins.
"Diaytime" haurs are defined as the period of time fram 7:OOACR
until 10:00PM. It is our �clerstandirx3 that operating hours of the
praposed Big Ffieel Rossi service centez� wauld fall into the "daytime"
categozy. The levels recorded wvuld, t�awever, be in violation if
campared to � "n�ght-time" guidelines �or o�nmunity noise levels.
MpCP. defines "night-time" hours as those between the hours of 10:00 PM
and 7:00 AM.
---�
It should be noted that noise levels recorded at the representati've
sites also included noises other than those ca�eated by the auto
service stations, namely noise created by autanobi�e traffic on
neighboring streets and highWays, aircraft noise, and any other
envirorm�2nta1 noises. Note that the above measurements were obtained
with the service bay doors vpen and that the measured auto service
related n�oise would decrease $ignificantly (at least 10 dB) With the
setvice bay doors closed. The opezations zneasured were only opera�ing
at up to 60$ capacity, theoretically the naise levels could increase
up to 3 dB at 100g capacity. Thi,s could put propErty line exposure
just sl�ghtly (up to 2 dB) over the daytime limits with the service
bay door5 open, tivwever closing the setviee bay doors raould decrease
the noise leve]�s significantly belo�a the oode.
Exhibit B presents the A-Weighted sound leve� plotted vs. time for
each of the three measurenent sites. Annotations have been made to
identify the sources af sane of the maxima �•►hich occur. Note that
traffic noise due to nearby raads and Y35E keep the minimtun background
noise levels at approoximately 55 dBA, which alone would keep the
noise levels measured in excess of the night�time criteria.
�1
Big Wheel/RosSi 5 Orfield Associates, Inc.
10/14/93 14:a7 FAX 612 452 7a89 BIG �HEEL ROSSI [�006/020
�
Exhi,bit C presents the results of the 1/3 octave and 1/1 octave band
measurenents of noise level frequency mntent obtained at the three
measurement locations. These measurements are the Leq or energy
average aver the measuranent period. The gx�aph at the top of these
pages gives the results of the I/3 octave band measurements With the
table at the bottan of thEse pa.ges giving the results of the 1/1
octave band t�easurements.
------�-- RECO[�ff�1EIVLIATIONS ----------
Based on the information gathered in this study, the follosaing
measures are recc�ended to help minimize the noise contribution of
the prq�osed Big Wheel/Ro6si se=vice center to the m�amm�ty
sur�ounding it and to keep the r�ise levels res�alting fran the auto
service operation helow Hopkins and MPC� criteria.
�
1. Operating houts of the proposed auto service centez should remain
within the hours desigr�ated as "daytime" by the MPCA (Minnesota
Pollution Control Agency) . The hours designated as "daytime" by
the 1�C'A are those between 7:00 AM and 10:00 PM. Levels measwred
at the rnp�esenLati�e auto serv�ice centers wnu�.d be in violatioh
it ccnnpared to MPCA "night-time" noise liinits.
2. Service bay doors and any windows along the north side of the
auto service area should remain closed at all times excepting
mamentarily for moving vehicles in and out. Noise emanating fran
the service cen�er would be significantly reduced, up to 10 d8.
3. Service bay doors and any windows along the rx�rth side of the auto
service area should have a minimum STC,25 rating. Typical
insulated glazing constructions and 1/4" thick monolithic glazing
should meet these ratings. 'I�pical salid core or steel access
doorways shoeil.d aiso meet this minim�un rati.ng. Note that higher
STC (Sound T�ansmission Cl.ass) ratings shalld be obtainable with
insulated and gaslceted se.tvice doors than with glazed service
doors. These would further reduce the auto service noise to the
neighboring residences if lo�ated along the rnrth side of the
service center.
�
Big Wheel/Rassi 6 Orfield Associates, Inc.
10/14;93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI . 1�007/020
�'�
4. It is our tatderstanding that the car wash located at the north of
. the builing will not utiliae any dryers. Ca.r wash r�oise studies
we have performed in the past measured significant noise Ievels
due to the drying operation. Loars st,ould be located at bath the
e ntrance and exit of the car wash and should both remain closed
during the entire wash and rinse cycle. These doors should have a
m�.ninam STC=25 ratirg. If these measures are i.mplemented, car
Wash nois� should be minimized at the property lines. Car wash
use should be limited to daytime hours until further study can be
perfo�d to detersnizie if genera�ed noise would meet night-time
criteria.
,,.� The above recc�mendations will keep daytime noise le�rels for the
auto service and car �aash operations below the hiPC1� criteria. It
should be noted that only auto senrice related noise has been
investigated as part of this study. Sound levels produced by any HVAC
(heating, ventilating and air conditioning) equipment and any exhaust
ventilating systems which may be used at the proposed site have not
been specificaly evaluated. However, contribution fiom such systems
at the sites measured is included in the measur�nents used for this
study and �uld meet daytime code �riteri.a, indicating that typical
HVAC and mechanical systaas should meet the ccde at the site.
�\
B�.g �eel/Rassi � 7 Orf�eld Assrxiates, Inc.
10/14/93 14:38 FA% 612 452 7389 BIG WHEEL ROSSI �008/020
.�
--.— EQUIPMENT — --
The follo�ing equipment was utilized for this studye
1. Bruel � Kjaer Z`yp�e 4133 Precision Measureil�g Miczvphone
2. Brue� & Kjaer Z�ipe 2639 Microphone Preampli��ez�
3. Bruel & Kjaer Z� W81057 Mic�phone Power Supply
4. Bruel � Kjaer Type 4427 Statistical Noise Analyzer
5. B=vtel � Kjaer ��ipe 2133 Dual Channel Frequency Analyzer
6. TEAC RD1U1T Precision Digital Audio Tape Recoider �
��
Big Wheel/Rossi 6 Otfield Assoczates, Inc.
10/14/93 14:38 FA% 612 452 7389 BIG WHEEL ROSSI �j009/020
��
�3IBIT A:
r�
�--.
Big Wheel/Rossi 9 Orfield Associates, Inc.
10/14/93 14:38 FAX 612 452 7�89 BIG WHEEL ROSSI
. ,. . � ._+_ ._ ^—, f�oio�o2o
.ti_ , . :.i
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* - Car Wash has no Dryers
� � � - Air Cornpressor Located within 6uilding
,
� Propos�d Site Layout .
- Hopkins, MN �
� � --- --'_:
10/14/9� 14:38 FAX 612 452 7a89 BIG WHEEL ROSSI �011/020
V
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, � � � . Proposed Site �
: . 13 � Hopkin�, MN
10/14/93 14:a9 FA% 612 452 7a89 BIG WHEEL ROSSI C�012/020
�.,.-
II�HIBIT B:
.__-
�
Big i�h�eel/Rossi 10 Orfield Associates, Inc.
10/14/9a 14:39 FA% 612 452 7�89 BIG WHEEL ROSSI C�101a/o2o
r�
dBA levels vs. time . �
Amoco C�rticare
� � .
�,�, -----
� � . __------
. ........ ......... ........ ........ ......... ......... ......... ........�....�. ......... �
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10/14/93 14:39 FA% 612 452 7389 BIG WHEEL ROSSI
f�014/020
. ��
dBA levels vs. time � .
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10/14/9a 14:40 FAX 612 452 7389 BIG WHEEL ROSSI I�015/020
---� �
dBA le�eis vs. time � . �
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.—.
10/14/9a 14:40 FAX 612 452 7389 BIG WHEEL ROSSI f�016/020
L
FxEiIBIT C:
��
�i
Big �eel/Rossi 11 Orfield Associates, Inc.
10/14/9a 14:40 FAX 612 452 7a89 BIG WIiEEL ROSSI �017/020
--�
B&K Typa �Ijj 29-Sev-93 1�:04:�7 '
241 $vectrum [=,� lf� oct . Hein }:; R
C 3 �n. n #il4+crlo�sd 'i 59. Od3
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63 67 . %
125 65 .2
250 5?. 8
500 S� , $
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C �envrn�ntl noise at Am�to Certica-t. Yankee Daod!d Rd. CHz7
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10/14/9a 14:40 FAg 612 452 7389 BIG WHEEL ROSSI f�018/020
• �,..
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Freq. Ch. A
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A 62 .8 _�
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C = envrmm�tl nois9 aL Car-f -Pilot k:n�b kd. E, Duckuood Dr CNxl
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10/14/93 14:4o FAX 612 452 7389 BIG WHEEL ROSSI 1�019/020
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• bi9w05_
10/14/93 14:41 FAX 612 452 7389 BIG WHEEL ROSSI f�020/020
�
l�easurement location #2= Car X (12:40 to 12:30 PM)
measured
stat. � levels j MPCCA Limits exceedance
Lmax 71.3 dBA
L10 63.7 dBA 65 dBA m
L50 59.5 dBA 60 dBA no
L90 56.3 dBA
L99 54.5 dBA .
Leq . 62.8 dBA
Measured appzoximately 30 feet in fr�t of an c�pen bay door with a
vehicle being ��ked on. Eight bays total with 4 at each side of
buildir�g. Four vehi.cles were being worked on in two alternate bays at "
each side of hlilding with both bay doors c�en at mea.surement side of
buildirg.
Measwc'a�ent location #3: Caz X (12:45 to 1:00 PM}
(second location at Car X)
measur�d
Stat. � levels � MPCA Limits exceedance
Lmax 70.5 dBA
L10 62.5 dBA 65 dBA no
LSO 56.9 dBA 60 dBA no
L9d 54.9 dBA
L99 53.3 dBA
I� 61.4 dBA
Measu,red approximat�ly 30 feet in front of an open bay door with a
vehicle being worked on. Eight bays total .vi�h 4 at each side of
buildirig. Five vehicles were being worked on, four at the measurement
side of the building with ca�e at the opposite side. 1�ao bay doors
open at measurement side of buildir►g.
�.-
Big F�ee�./Rassi 4 Orfield Associates, Inc.
�
david braslau associates, incorporated
1 3'I 3 5th street s.e. . suite 322 • minneapolis, mn. 55414 • telephone: 61 2-33'I-4571
20 September 1993
Woody Ginkel
Real Estate Office
1045 Hiawatha Avenue
Hopkins, MN
RE: Big Wheel Rossi Auto Center - Noise Control Recommendations
Dear Mr. Ginkel:
Based upon our meeting and discussion at Hopkins City Hall and a review of the
proposed plans for the proposed facility, I have recommended some measures which I
�
feel will reduce the noise impacts from the proposed facility. These are described below.
(1) Reorientation of the building
Orientation of the building with repair stall doors facing to the north would provide
opportunities for noise emissions from the building when any one of the doors is
opened. Because of the proximity of the apartment building to the facility, noise
from hydraulic tools, impact noise which might arise from removing mufflers,
loosening or tightening parts, public address noise or even speech may be easily
audible at the building. While it is unlikely that noise from the facility would exceed
the Minnesota State Noise Standards, the potential far noise intrusion may exist.
One means of minimizing the potential for noise emissions close to the adjacent
residential structure is to rotate the proposed facility 90 degrees so that the repair
stall doors face east and west. The residential development to the west of the
facility is not a high rise and is located further from the site. Therefore shielding of
these structures from noise is greatly simplified compared with the closer highrise.
One possible configuration of the rotated building is shown on the attached ex-
hibit. Such an orientation would probably entail the loss of some on-site parking
spaces which could cause some adverse impact operation of the facility.
Whether any other layout could be developed to retain the original parking is not
-- known.
Woody Ginkel
20 September 1993
Page 2
•_--
(2) Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts
on the upper levels of the adjacent residential structure since the entrances will be
directly visible from the upper floors. For this reason, it is recommended that the
roof be extended approximately five feet so as to provide a continuous barrier
along the top of the building. Repairs would still be performed within the stalls
and not underneath the extended roof, since this would destroy its usefulness as
a noise barrier.
(3) Hanging absorption in ceiling to reduce reverberant noise
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommended that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility. Such treat-
ment has been previously recommended at other auto repair facilities. The type
and number of baffles should be determined by a manufacturers representative to
ensure that it is adequate for reducing interior noise levels.
(4) Construct solid fence along perimeter of properry (north and west)
_.-
The screening fence along the north and west boundaries of the property should
be as high as the stall entry doors. This fence should also be constructed of solid
material to minimize sound transmission.
(5) Keep north door of car wash closed during washing operations
The car wash exit (north) door could be kept closed during the wash cycle to mini-
mize unnecessary noise propagation to the nortn. This is not uncommon in mini-
wash facilities such as this.
(6) Control noise from mechanical heating and ventilating equipment
Noise from mechanical equipment, especially blowers and chillers, should be con-
trolled to ensure that the MPCA standards are not exceeded at the properiy line.
This is especially critical for any roof-mounted equipment that could impact the
upper floors of the adjacent residential structure.
�
Woody Ginkel
� 20 September 1993
Page 3
With the above noise control measures, the auto repair facility would have minimal noise
impacts on the adjacent residential land uses. Please let me know if you have any ques-
tions or would like more detail on any of the above recommendations.
Sincerely,
U �---` � ��
David Braslau
President
Attachment
glnkel.let ws85
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RECOMMENDED ORIENTATION OF AUTO REPAIR CENTER
.--�
.
wln Realty Investment Co.
5401 GAMBLE DRIVE, SUITE 103 �
MINNEAPOLIS, MINNESOTA 55416
MAURICE GOLDMAIU (612) 545-9155 �
DANIEL P. GOLDMAN EQU�LNOUSlpO
0►PORTUkITY
Mr. James D. Kerrigan June 9 , 1993
Plannin� & Econornic Development Director
City of Hopkins
1010 First Street South
Hopkins , i•1IJ 55343
Dear l�ir . �:errigan:
��e are the ow-ners and managing agents oi 'riopKins l�rches t�part�en�s
locateci at 1005 , 1015 , 1025 , 1111, 1121 2nd Street P1.E . This letter
is sent in response your letter dated P�Iay 2£3 , 1993 which states
two proposed uses for the land located in the northwest corner of
Blake Road and 2nd Street N.E . The land is adjacent to our
apartmeiit buildings .
We understand the need for the City of Hopkins to gain some taxable
use for the land. However, we are firmly opposed to a Big Whee1
Rossi facility or a i�cDonalds restauran�. The intersection of
Blake Road and 2nd Street N. E . is eYtremely busy already. Adding
a commercial facility with mediurn to high traffic would be dangero�
and not in the public ' s best interest. Furthermore , that intersectic
gets very backed up every time a train goes by just south of the
parcel . In addition to the traffic problems , the two proposed
businesses would have a negative effect on our residents for the
following reasons :
BIG WHEEL ROSSI
1) Lack of adequate parking.
2) Lights shining on residents windows in the evening hours .
3) Noise . You state in your letter that there would be no
autc b��y r�pair. T?�at d•,es •-�nr makP ,is comfortable at
a11 . The fact of the matter is that car engines in shops
make noise and pneumatic tools like impact guns , air
ratchets , air haimners , and air chisels make noise: VERY
LOUD NOISE "
4) Fumes rom cars that are being repaired.
MC DONEILD' S
1} Lack of adequate parking.
2) Lights in the evening hours .
3) Noise
4) High potential for youth hangout causing potetial problems
for vandalism in the area.
5) Smells coming from kitchen vents all the time .
�
��
Page 2 of 2
Repeatedly we find patrons of Bakers Square using
our parking facilities . Also , wnere a driveway is
proposed on 2nd St . is a school bus stop where fourteen
(14) children also congregate.
'�]e have been working very closely with Pat Granam
of your inspections departnent as we11 as other owners
and managers of apartments in �Iopkins . Our goal has been
� to make Iiopkins a good place to live. By considering an
auto repair shop or a fast food restaurant as our next
Ci00I' Z�i��'i��J� W� f�22 �i11� �Oii WOul� 't�z i1t1uZ1S:ii1iI�� Glit
efforts . You would be going in the wrong direction It
would be unfair to us and unfair to our residents . Fur-
thermore, you tiaould be putting pedestrians and motorists
in a dangerous position.
For these reasons we ask that you reconsider these
proposed uses and search for a use that would be rr�re
beneficial to the City of Hopkins and its residents .
--�
Sincerely,
`--��'-<-�-�-��������
��� ��:��
P�IAURICE GOLDMAPY�
��
�
Knollwood Towers East
320 Blake Rd. N.
Hopkins , MN 55343
U�cember 16 , 1993
Hopkins Planning Commissior�
t�ity of Ho�kir�s
1011 First Street South
Hopkins , MN 55343
RE: Big Wheel-Rossi
C��mmission Members :
As you know, I have sent you letters and made comments at a
Plar�r�ing Commission meeting registering concern aboL�-t the
proposed construction of a 1C) bay service center for Big
Wheel-Rossi at 3C12 Blake Road North. I have since m�t
privatEly with the �roponents for this store and outlined our
c�r�cerns . They agreed tU rotate the building 9C) degrees from
trieir original plan. 'Fheir revised plan dated December 3 ,
1993 has been sent to me . There are eight noise cor�trol
rrieasures we proposed be included in their final revised plan .
They verbally agreEd in principal to -these measures . I
ir�dicated to them ar�d to the Hopkins Planning staff that I ,
representing Knollwood Towers East, would remove my �-
opposition to this project if all of these measures were
implemented . These noise control measures are as follows :
1} C�nstru�t side Walls (nortri � � �uildin�) � � alor��
traffic "island" � feasible �t � riei�ht � ],.;z feet -
Trieir new plan shows this change
2) �xtended roof over stalls minimum � � feet - Their new
plar� shows this change
3) Canstruct salid fence ��orlg perimeter � pronertv (n�r#�
� west boundaries) � height g� $ feet - Discussioii rias
be�n for 6 foot fence . Triis is accepta�,le , if fence is
��olid .
4) K� ns�.r�h S�� � s�� ��.h_ ��. �urir�� washin�
operations .
5) P1_a�� anv mechanical squipment near retail �� office area
� provide noise cor�trol measures .
�
.--.
6) � public address system �.,� used , j� should � restricted
t� �nclosed �aces .
7) ��,y doors �� r�mair� closed excer�t for enterir�� �rl.s1
rle�artiri� vehicles .
8) Hs�g_ �coizstical �bsorntior� f ram ce i 1 ;n� #� reduce overall
r�vise level - I would lil�e to address mir,imum measur�,
r�commer�ded . We ar�e assumir�g tl���t the 10 bay worl�ir�g sr�ace
is ap�raximately 45 f�et ry 60 feet arid 15 fee-t in �ieight .
Uavid Braslau, expert acoustic consultant, has triade a
recommendation to install enough baffles where the sound
level within the working space is reduced by approximately 5
dBA . He and I both feel this is a reasonable request. This
w�uld require installation of 1C1C1 baffles with dimensions 2 `X
4' ( 1C1 baffles per k�ay) . The rec�mmendecl baffles should have
a ;our�d r�dl�ction value of 8 . 2 sabins or better. Pr�ducts
made by Soundcoat, Ir�dustrial Noise Control , Kinetics or
equal should be used. Triis detailed description wher�
irriplemer�ted will provide some protection for adjacer�t
pr�perties while not being excessive treatment for the space .
�--�.
Please review trie Big Wrieel-Rossi rev�sed plan to inclucle the
eigrit recommended noise control measures I h�ve outlined
above . All measures are reasonable, attainable, and
riecessary in order to produce a facility -that will not hav�
ar� adverse effect on its neighk�ars .
Sir�cerely,
�- o
. K. Ginliel , Property Manager
Kl30LLWt)OD TC)WERS EAST
��-•
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October 18, 1993 ° P K � � Planning Report CUP93-7
CONDITIONAL USE PERMIT - BIG WHEEL ROSSI
Proposed Action.
Staff recommends the following motion: Move to ap�rove Resolution RZ 93-18
recommendin� a,�proval of a conditional use permit to construct an auto repair center at 302
Blake Road.
Overview.
The City has entered into a purchase agreement with the applicant to sell the fonner City well
site at 302 Blake Road. The applicant is proposing to construct a 10 bay Big Wheel Rossi
auto repair center. The auto repair center will also include a car wash on the north side of the
site and a service drive thru on the east side of the site. The purpose of the service drive thru
is to provide headlight and wiper repair while the car owner waits.
The site is situated on the northwest corner of Blake Road and 2nd Street N.E. The site was
formerly used as a City well. The well has not been used by the City for many years and the
site has been for sale by the City. Big Wheel Rossi and McDonalds submitted proposals to
develop the site. The City Council choose to enter into a purchase agreement with Big Wheel
� Rossi. The obligation of both parties to the purchase agreement is subject to a conditional use
permit being issued.
At the August 31 Zoning and Planning meeting, the Commission continued the conditional use
permit so the applicant could obtain a noise study. The applicant has completed a noise study.
The noise study is attached to this report. The owner of the apartment complex to the north
also completed a noise study, this study is also attached.
Primarv Issues to Consider.
o What are the specifics of the site plan?
o What are the concerns of the abutting properties?
o What are the concerns of the staff?
o What are the results of the noise study?
o What are the recommendations of the staff?
Sunporting Documents.
o Analysis of Issues
o Site Plan
o Resolution RZ93-18
o Orfield Study ( applicants study)
o Braslau Study (adjacent property owners study)
'� � fC �- �.
Nan S. Anderson, AICP
Planner
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CUP93-7
''� Page 2
Primary Issues to Consider.
o What are the specifics of the site plan?
City Engineer
The applicant has not submitted a drainage plan. The applicant has asked that any approval is
contingent on a satisfactory drainage plan. Because the development involves a small site the
City Engineer is comfortable with approving the drainage plan at the building permit stage.
There is currently a watermain that is along Blake Road which eYtends around the corner
along 2nd Street. The City will need an easement from the applicant for this watermain. The
City will also need a temporary easement to work on the watermain once the well is sealed.
The staff is also recommending that a sidewalk is added adjacent to Blake Road along the
frontage of the property. The City constructed a sidewalk along 2nd Street N.E., which will
join the sidewalk on Blake.
Fire Nlarshal
The Fire Marshal has reviewed the site plan. The Fire Marshal has found the site plan
satisfactory.
�
Zoning
The zoning on the site is B-3. An auto repair facility is a permitted use.
Comprehensive Plan
The Comprehensive Plan has designated this site as "Commercial."
Landscaping
The landscaping plan shows landscaping along Blake and 2nd Street. The site is required to
have 15 trees. The landscape plan shows 18 trees and a variety of shrubs. The landscape plan
does not detail the sizes of the trees. Any trees will have to meet the minimum size as
required by the Ordinance. The Ordinance also requires a landscape bond to ensure the
plantings will survive. Staff is also recommending that the site is irrigated and bermed.
Access
There will be only one access point into the site. The access will be on the west side of the
site from Second Street. The City Engineer has found this access point acceptable.
Exterior
The applicant is proposing an exterior of rockface block that is painted. The staff wouid
recommend that the exterior of the building is brick.
.�
CUP93-7
Page 3
Surrounding uses �"
The subject site is surrounded by residential on the north and west sides, industrial to the east
and commercial to the south. The surrounding residential uses are concerned with the noise
created by the auto repair facility.
Signage.
The site plan shows an 80 square foot pylon sign that is 35 feet in height. This sign meets the
zoning requirements. However, staff would recommend changes to the proposed signage
which are discussed later in this report.
Parking
The site requires 24 parking spaces. The site plan shows 34 parking spaces.
Setbacks and Height requirements -
The following are the setbacks for the B-3 district and the proposed development.
B-3 proposed
front yard 10 feet 20 feet
north side yard 15 feet 20 feet
south side yard 0 feet 55 feet
rear yard 25 feet 52 feet
building height 45 feet 19 feet
�
Trash Disposal
The trash area is located on the west side of the site. The site plan shows the trash area fully
enclosed.
o What are the concerns of the abutting properties?
The two abutting residential uses are concerned with the noise created on the site. Mr.
Ginkel, the owner of the apartment building to the north had a noise consultant look at the
proposed development. The consultants recommendations are contained within this report.
o What are the staff issues as relates to the project?
The staff is concerned with two issues with the development of the site. The two issues are
the appearance of the site and the noise. The staff wants a quality development on the site.
Over the past several years the City has tried to encourage projects along Blake Road which
utilize top quality materials and landscaping.
The second issue is the compatibility with the surrounding uses. With respect to the proposed
project, this concern specifically relates to the residential areas abutting the site. The noise
created by the use is a concern to the residential areas.
�
CUP93-7
--� Page 4
o What are the results of the noise study?
Two noise studies were completed regarding the proposed auto service center. The following
are the recommendations of the two reports:
Qrfield Associates, Inc. study recommendations: (applicants study)
o Operating hours of the proposed auto service center should remain within the
hours designated as "daytime" by the Minnesota Pollution Control Agency
(MPCA). The hours designate as "daytime" by the MPCA are those between
7:00 AM and 10:00 PM.
o Service bay doors and any window along the north side of the auto service area
should remain closed at all times excepting monetarily for moving v�hicles in
and out. Noise emanating from the service center would be significantly
reduced, up to 10 db.
o Service bay doors and any windows along the north side of the auto service
area should have a minimum STC=25 rating. Typical insulated alazing
constructions and 1/4" thick monolithic glazing should meet these rating.
� Typical solid core or steel access doorway should also meet this minimum
rating. Note that higher STC (Sound Transmission Class) rating should be
obtainable with insulated and gasketed service doors than with �lazed service
doors. These would further reduce the auto service noise to the neighborin�
residences if located along the north side of the service center.
o It is our understanding that the car wash located at the north of the building
will not utilize any dryers. Car wash noise studies we have performed in the
past measured significant noise levels due to the drying operation. Doors
should be located at both the entrance and exit of the car wash and should both
remain closed during the entire wash and rinse cycle. These measures are
implemented, car wash noise should be minimized at the property lines. Car
wash use should be limited to daytime hours until further study can be
performed to determine if generated noise would meet night-time criteria.
David Braslau Associates, Incorporated recommendations: (adjacent property owners study)
o Reorientation of the building
Orientation of the building with repair stall doors facing to the north would
provide opportunities for noise emissions from the building when any one of
the doors is opened. Because of the proximity of the apartment building to the
facility, noise from hydraulic tools, impact noise which might arise from
� removing muf�lers, loosening or tightening parts, public address noise or even
speech may be easily audible at the building. While it is unlikely that noise
from the facility would exceed the Minnesota State Noise Standards. The
potential for noise intrusion may exist.
o Extended roof over entrances to repair stalls
�
CUP93-7
Page 5
With the reorientation of the facility, there remains the potential for noise �
impacts on the upper levels of the adjacent residential structure since the
entrances will be directly visible from the upper floors. For this reason it is
recommended that the roof be extended approximately five feet to provide a
continuous barrier along the top of the building. Repairs would still be
performed within the stalls and not underneath the extended roof, since this
would destroy its usefulness as a noise barrier.
o Hanging absorption in ceiling to reduce reverberant noise.
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommend that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility, Such
treatment has been previously recommended at other auto repair facilities. The
type and number of baf�les should be determined by a man�facturers
representative to ensure that it is adequate for reducing interior noise levels.
o Construct solid fence along perimeter of property. (north and west)
The screening fence along the north and west boundaries of the property
should be as high as the stall entry doors. This fence should also be
constructed of solid material to minimize sound transmission.
o Keep north door of car wash closed during washing operations.
o Control noise from mechanical heating and ventilating equipment. "
Noise from mechanical equipment, especially blowers and chillers, should be
controlled to ensure that the MPCA standards are not exceeded at the
property line. This is especially critical for any roof-mounted equipment that
could impact the upper floors of the adjacent residential structure.
o What are the recommendations of the stafT!
Several of the recommendations are the same from the two consultants. Staff is
recommending that many of the consultants recommendations are incorporated into the site
plan. The staff will discuss the recommendations at the meeting, several of the consultants
recommendations have not been included in the staff recommendations.
The staff is recommending the following conditions to address the concerns identified:
VISUAL
o That there is no outside storage at any time of any type of product, material or
parts.
This requirement of no outside storage will provide a neat appearing site at all times.
o That there is no overnight outside storage of cars on the site.
This requirement is one that was also attached to the auto mall. This will require the applicant
�..,
to store any cars overnight inside the building.
o That there are no pylon signs on the site.
CUP93-7
� Page 6
The staff feels that the pylon sign proposed does not fit with the neighborhood. There are no
other signs in the area that are 35 feet in height in the neighborhood and the site abuts two
residential areas. The stafF is recommending that a ground sign is used.
o That the exterior of the building is brick.
This will require the applicant to upgrade the exterior of the building. A brick e:cterior
provides for a more quality looking building.
o That the landscaped area o�Biake and 2nd Street is bermed.
The berming of the site will provide for the visual appearance of the cars to be screened from
the abutting roads. The height of the berm is to be approved by the staff.
o That the landscaped area is irrigated.
This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
o That a new landscaped plan is provided with the size of landscaping detailed.
The applicant will need to provide a new landscape plan showing the bernung and the sizes of
the landscaping which is satisfactory to the City staff. -
o That the glass in the garage doors is opaque.
By having opaque glass in the jara�e doors the visual appearance of looking into the garages
will be screened.
o That there is a solid 6 foot high wood fence located on the north and west
sides of the site and the applicant provide a plan showing the proposed
location and type of fence to be constructed.
^ This plan must be approved by City staff. This fencing will provide screening for the abutting
residential areas, plus help to minimize the noise generated by the site.
NOISE
o That there is no vehicle dryer on the car wash.
There has been a problem with the noise generated with the blower on another vehicle dryer in
the area. This requirement will solve this situation.
o That the car wash doors are closed during use and the doors have a STC=25
rating.
This requirement will help reduce the noise impacts from the car wash.
o That the auto center closes no later than 9:00 p.m., Monday - Friday
This requirement will assure the abutting properties that there will be no noise �enerated on
the site after 9:00 p.m. on weekdays.
That the auto center cannot open before 8:00 a.m. on Saturday and Sunday.
This requirement will not allow the applicant to open the business at an early time on the
weekend.
o That the auto center closes no later than 6:00 p.m. on Saturday and Sunday.
o That the garage doors on the north side of the building are closed at all times.
By closing the garage doors on the north side of the building, the noise generated by the
business will be minimized.
o E:ctend the roof over the entrances to the repair stalls
i Extending the roof over the repair stalls will help reduce the noise impacts on the upper levels
of the apartment building to the north.
CUP93-7
Page 7
o Control noise from mechanical heating and ventilating equipment �--
All mechanical equipment must meet MPCA standards.
o Service bay doors and any windows of the service bay area must have a
minimum STC=25 rating.
This requirement will reduce the auto service noise
OTHER
o The applicant provide a temporary easement to the City to a11ow for work on
the watermain.
The City will need to do some work on the watermain once the well is removed. This
easement will allow the City workers to work on the watermain
o That the applicant locate the watermain on Blake and 2nd Street and provide
the City with a minimum 10 foot utility easement.
The easement will provide the City access to the watermain once the site is developed
o That the applicant provide a sidewalk on Blake Road that connects with the
sidewalk on 2nd Street that is approved by the City Engineer. Applicant will
obtain a permit to construct a sidewalk, if one is needed.
A new sidewalk is being constructed on 2nd Street. The staff is recommending that sidewalk
is also constructed on Blake along the property frontage.
o That the applicant obtain pernuts for sealing the well.
Permits are needed to seal the well, it will be the responsibility of the applicant to obtain these
permits.
o The the applicant provide a drainage plan. �
This drainage plan will be acceptable to the City Engineer and provide for curb and gutter on
the site.
o That all parking lot lighting on the site shall be properly directed and focused
so as not to be obtrusive to adjacent residential areas.
The staff will review the lighting to assure lighting is focused away from the residential areas .
o That there shall be no auto body repair on the site.
The Ordinance does not allow auto body repair in the B-3 district.
o That the applicant provide a landscape bond as required by the Ordinance.
The Ordinance requires that a bond is required for the landscaping to assure the plantings
survive.
Alternatives.
1. Approve the conditional use pernvt for an auto repair center at 302 Blake Road. 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 for an auto repair center at 302
Blake Road. By recommending denial of the conditional use permit, the City Council
will consider a recommendation of denial.
3. Continue for further information. If the Planning Commission indicates that further �
information is needed the item should be continued.
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�^ Knollwood Towers East
320 Blal�e Rd . N .
Hopkins , MN 55343
September 23 , 1993
City of Hopkins
Hopkins Planning Commission
1011 First Street South
Hopkins , MN 55343
RE : Big Wheel-Rossi Auto Service Center
Members of Planning rommission:
On August 31st , a proposal was pres�nted to the Plar�ning Commission
to construct a 10 bay auto service center at 302 Blake Road North .
I was there and presented my views about this proposal development
on behalf of the owners and residents of Knollwood Towers Eas t, an
apartment complex north of the subject property . Concerns about
the potential noise disturUances caused by such a service center
were registered by me and reiterated by several of your members .
I think the present plan will cause great hardship on Knollwood
Towers East residents . I am greatly concerned about this proposal .
Although the potEntial noises generated by such a facility may not
actually ex�eed the necessary decibel levels per noise ordinances ,
� trie real result will be true disruptions to normal living for 129
riomes in Knollwood Towers East .
I am not against development and , therefore , wish to make some
positive suggestions to you that may assist you in your review
process . To �ake some meaningful suggestion I felt it best to
eng�ge an expert in acoustics to assess the Big Wheel-Rossi
proposal . David Braslau Associates made such a rzview and sent tc,
me a list of suggesti�ns to reduce the noise impacts of this
proposed facility. I have attached a copy of his letter for your
study. He commented on many items from building orientation to
building construction to use of sound baffles and fencing and
l�ndscaping . He registered concern over mechanical equipment
naises . His comments are good and would do much to "�n,pr.ove" the
potential noise probl�ms of this prJposal . I remain Conr'eY'ned,
however, that problems could easily arise in this noise c�ntrol
arPa because af the close proximity of the building to the
nnallwood Towers East property line . Simple speech could Ue easily
heard from such a short distance .
David Braslau had made a brief study for me concerning the Big
Wheel-Rossi proposal . His area of expertise comes in proposing
steps to lessen noise problPms . His suggestions will most
definitely lessen the noises generated by such a service center.
It will not eliminate these nroblems . To subject Knollwo�d Towers
East residents to such a potential unpleasant living environmer�t
� wouid be unfair an�� not go�d planning . I once again ask you to
reject this proposal .
Sincerely,
0
�..J�
Woady Ginkel , �eneral Partner
KNOLLWUGD TOWERS EAST
�
david brasiau associates, incorporated
1 31 3 5th street s.e. • suite 322 • minneapolis, mn. 55414 • telephone: 61 2-331-4571
20 September 1993
Woody Ginkel �
Real Estate Offics
1045 Hiawatha Avenue .
Hopkins, MN _
RE: Big Wheel Rossi Auto Center- Noise Control Recommendations
Dear Mr. Ginkel:
Based upon our meeting and discussion at Hopkins City Hall and a review of the
proposed plans for the proposed facility, I have recommended some measures which I
feel will reduce the noise impacts from the proposed facility. These are described below.
�
(1) Reorientation of the building
Orientation of the building with repair stall doors facing to the north would provide
opportunities for noise emissions from the building when any one of the doors is
opened. Because of the proximity of the apartment building to the facility, noise
from hydraulic tools, impact noise which might arise from removing mufflers,
loosening or tightening parts, public address noise or even speech may be easily
audible at the building. While it is unlikely that noise from the faciiity would exceed
the Minnesota State Noise S►ardarus, tne potartial far no�se i�trusion rray exist.
One means of minimizing the potential for noise emissions close to the adjacent
residential structure is to rotate the proposed facility 90 degrees so that the repair
stall doors face east and west. The residential development to the west of the
facility is not a high rise and is located further from the site. Therefore shielding of
these structures from noise is greatly simpiified compared with the closer highrise.
One possible configuration of the rotated building is shown on the attached ex-
hibit. Such an orientation would probably entail the loss of some on-site parking
spaces which couid cause some adverse impact operation of the facility.
Whether any�ther layout could be developed to retain the original parking is not
known.
�!
'— Woody Ginkel
20 September 1993
Page 2
(2) Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts
on the upper levels of the adjacent residential structure since the entrances will be
directly visible from the upper floors. For this reason, it is recommended that the
roof be extended approximately five feet so as to provide a continuous barrier
along the top of the building. Repairs would still be performed within the stalls
and not underneath the extended roof, since this would destroy its usefulness as
a noise barrier.
(3) Hanging absorption in ceiiing to reduce reverberant noise _ �
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommended that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility. Such treat-
ment has been previously recommended at other auto repair facilities. The type
and number of baffles should be determined by a manufacturers representative to
� ensure that it is adequate for reducing interior noise levels.
(4) Construct solid fence along perimeter of property (north and west)
The screening fence along the north and west boundaries of the property should
be as high as the stall entry doors. This fence should also be constructed of solid
material to minimize sound transmission.
(5) Keep north door of car wash cfosed during washing operations
The car wash exit (north) door could be kept cfosed during the wash cycle to mini-
mize unnecessary noise propagation io the north. This is not uncommon in mini-
wash facilities such as this.
(6) Control noise from mechanical heating and ventilating equipment
Noise from mechanical equipment, especially blowers and chillers, should be con-
trolled to ensure that the MPCA standards are not exceeded at the property line.
This is especially critical for any roof-mounted equipment that could impact the
upper floors of the adjacent residential structure.
..-,
, _ _
Woody Ginkel
20 September 1993
Page 3 �-
With the above noise control measures, the auto repair facility would have minimal noise
impacts on the adjacent residential land uses. Please let me know if you have any ques-
tions or wouid like more detail on any of the above recommendations.
Sincerely,
U a-� `�
David Braslau
President -
. Attachment
ginkel.let ws85
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RECOMME�IDED ORIE�ITATION OF AUTO REPAIR C��1TER
�
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10/14/9a 14:�6 F.�1Y 61� �52 i 389 BIG F9HEEL ROSSI f�002/020
, �
'"� Orfield Associdtes Inc. OKce/Laboratory Desiqn, Research.Testing Affilialions
2709 • Acoustics �A
Easf 251h S[reet A�dio IES
Minneapolis vdea AES
Minne�..ota �ighting ASTM -
55406 Daylighung ANSI
Human Factors IFMA
' SID
612 Sle�en J. Ort�eld
72i-2G55 Marianne V. 3ieicar
721-2a57 (F) Richard G. Pierson
Fred G. Hewitt
pa�id M. Berg
MF.t90RALVD('M
To: Mr. Steve Shaller
Client: Hig �eel Rassi
Address: 2300 Pilot Knob Road
Mendota Heights, P�IN
Project: Amustic Stiudy - New Store Prototype
� Location: Hopkins. 1�l
Phone: (612) 452-7484
FAX: t612) 452-7389
From: Richard G. Pierson
David M. Berg
Date; actober 10, 1993
Regardir�: Measur�nent Results and Recmza��endations
The follawing presents the Yesults of the en�riroranental noise study
perfoLa�d for evaluation of p=ojected noise levels at neighborir�g
residetices due to vpera�ion of a proposed a Big wheel Rossi ser�ice
center in HoQkins, Minnesota. This study evaluated the noise levels
pro�uced by two similat ser�ice centers at sites in Eagan, Minnesota
in accordance with noise zegulations as prescribed by the Minnesota
Pollution Ccntrol Agency (MPC�}. We are not aware of any additional
regulations Which �.y be in place and enforced by local authorities in
Hopkins.
Measuranen�s were perfonned cn September 23, 1993 at t�o
. representative sites; ,Atn�rro Certicare on Yankee Dmdle Road and
'� Washington Dri�e in Eagan, Minnesota, and Car�-X at Pilot KnQb Road aryd
Duckwovd Drive in Eagan, Minnesota. Measvr�ents Were perfa�ed at
these locations tc� docinnent typical noise levels produced by mu].ti-bay
auto ser�ice centers.
.,__ �:�.,,,,.� /fl��+�+� i Orfield .Associates, Inc.
10/14/93 14:�6 F.�Y 61: 452 7389 BIG tiVHEEL ROSSI (�00�:020
�
1/3 and 1/1 octave frequency s�ectra as well as A-s�ighted statistical
noise data �re obtained at the tWo auto ser�ice center sites. These
measurements were ob�ained at distances of approxiamate].y 30 to 40
feet in front of the sezvice center garage doors a� both sites. This -
distance �presents the approximate distance of the nearest p=opeLty
line fran the service centez garage doors at the proposed Big iaheel
Rossi site in Hopkins. Sketches of the proposed Hopkins site are
g iven in E�IIBTT A.
Noise zec�lations established by the Minnesvta Pollution Control
Agency (MPCA) Air Quality Di�ision are used by many municipalities
neighboring Minneapolis and statewide. The MPCA guidElines require
that noise levels are analyzed statistically utilizing A�eighting,
over 1 hour periais. It shvuld be noted that A-weighting
de-�nphasizes the contribution of the low trequency noise content of
�
sound.
The I�'C'A noise guidelines are based on the L10 and L50 st�atistical
decibel �alues to deteanine canpliance. These are defined as the
sound levels exceeded 10$ ar�d 50� of the time, �spectively. Far
expcsure to a residentia�. site, the MPc'A guidelines limit nD�se
exposure during Daytime t3ours t7:00am tr� 10:00pm) to L50 = 60 dBA and
L10 = 6� c�A and limit exposure during Nighttime �iouts (lO:Odpm �o
7:OOam) ta L50 = 50 dBA and L10 = 55 ciBA.
The following defines the A-weighted noise measures analyzed
sta�istically f� the site �cardings:
Leq - Equivalent Sv��d Level
An averaging metric indicating the rrean-square (energy average) level
of sound over a given period of time.
L10 / L50 / L90 (Ln)
Eh�iroranental noise descriptr�rs indicating the distributian of noise
level over a given averaging p��iod. These indicate the sound level
exceeded 10$, 5�$ or 90$ (n$) of the time over a gi�en measurement
period. Note that 90$ of the time, sound le�els do not excsed the L10 �
level.
- • -- � n. __ � n..F;..1.7 21�o.v.;nf-oc_ Tnn
10/1�/9� 1�:�6 F.�Y 612 �52 i 389 BIG WHEEL ROSSI C�004;0�0
��
LMAX - Single Event Maxitrnmt
An envirot�ental descriptor that indicates the laudest level of sound
during a gi�en period, hased az the =esperose time (fast) used �or th� .
zneasur�ent.
The following presents the results of the statistical noise
measute�nents of the representati�e sezvice center sites in
Eagan, Minnesota. The maxi�un noise levels allwed by the MP'CA az'e
also irdicated:
—� .
Measur�ent l,ocation #1: Am4co Certicare (11:15 to 11:�5 AM)
measured
Stat. � levels � MFCA Limits exceedance
Lmax 6b.3 c�A
L10 60.1 dBA 65 dBA rr�
L50 55.5 dEA 60 dBA no
L90 53.1 cIBA
L99 51.3 dBA
Leq 57.9 �A
Measured a�proximately 40 feet directly in front of 3 adjacent open
bay dcors. Three of 5 bay daors were oQen �ith 3 vehicles being
serviced iri bays with open garage doors.
�
A;c� w1,Pel/R�si 3 Orfield Associates, Inc.
10;1�/9� 14:37 F_�% 612 452 7�89 BIG F9HEEL ROSSI C�005/020
�
CC�1CLZJSI{l�tS:
The above data shows that the typical noise levels c�ated by the
repzesentative m�1.ti-bay auto se=vice centers measuz�d in our_survey
were NOT in exceedance vf MPCA "daytime" guidelines for cantra�ni.ty
noise. These ueasuranents were obtained at a distance representative
of the closest property line at the proposed facility in Haokins.
"Daytime" hours are def ined as the period of time frota 7:OOAM
until 10:00PM. I� is our imderstandirx� that operating hours of the
proposed �ig Tn�eel Rossi service center would fa11 into the "daytime"
category. The levels remrded wauld, however, be in �iolation if
ccmpared � � "night-time" guidelines �or �unity noise levels.
MPCA defines "night-time" k�ou.rs as those betWeen the hours of 10:00 PM
and 7:00 AM.
It should be noted that noise levels recorded at the representative �
sites also included noises other than those cxeated by the auto
servi� stations, namely noise created by autamobile traffic on
neighboring streets and highWays, aircraf t noise, and any other
envirormental noises. Note that the above meas�r�►ents were obtained
with the service hay doors open and that the measured auto service
related noise would decrease $ignificantly (at least 10 d�) Wi.th the
service �iay daors closed. The opezations zneasured �ere only operatiing
at up to 60$ capacity, theoretically the noise levels could increase
up to 3 � at 100g capacity. Th�,s could put prop�2rty line exp�osure
�ust slightly (up to 2 dB) over the daytime limits with the service
bay doors open, riowever closing the service bay dcors Taould decrease
the noise leve]�s significantly beloW the code.
Exhibit B presents the A-Weighted sound level plotted vs. time for
�ach of the thtee measurenent sites. Annotations ha�e been made to
identify the sources of sane of the maxima �hich occur. Note that
traffic noise due to nearby roads and I35E keep the minim�un back�cround
noise levels at approoximately 55 dBA, which alone �uld keep the
noise levels measured in ex�ss of the night-time .criteria.
��
n:,. T.,.,.��, ID/�CG1 � Orfield Associates. Inc.
loi1�/9� 14:37 F_�LY 612 �52 7389 BIG �HEEL ROSSI �006/020
��
E�ihit C presents the results of the 1/3 octave and 1/1 octave band
measurenents of noise level frequency mntent obtained at the three
measurement locations. These measurements are the Leq or energy
average over the measur�ent period. The g�caph at the top of these
pages gives the results of the 1/3 octave band measurements with the _
table at the bottan of these pages giving the results of the 1/1
octave band measur�nents.
-- RECOh4�l�ND,�ZZONS --
Based on the infozmation gathered in this study, the foll�ring
� measuzes are reca�ended to help minimi2e the noise cflntribution of
the prq�osed Big Wheel/Rossi service center to the ea�n�mity
surzvunding it and to keep the noise lavels resulting fran the auto
service opez�ation below Hopkins and MPCA criteria.
1. OQerating hours of the proposed auto service center should remain
within the hours designated as "daytime" by the MPCA (Minnesota
Pollution Control Agency) . The hours desi�nated as "daytime" by
the MPG� are those betwe�n 7:00 AM and 10:00 PM. Levels measured
at the representati�e auto service centers wr�uld be in violation
i t c�tpared to MPCA "night-time" r�oise limits.
2. Service bay doors and any windaws along the north side of t�e
auto service area should r�main closed at all ti�res excepting
mane.ritarily for moving vehicles in and out. Noise emanating fran
the service centier would be significantly reduced, up to 10 dB.
3. Se=vice bay doors and any windoWs along the ra�rth side of the auto
service area should have a minimwn STC-25 rating. TyQical
insulated glazing constzuctions and 1/4" thick ironolithic glazing
s�uld meet these ratings. 'I�ipical salid core or steel access
doo=ways should also meet this mi.nim�mi rating. Note that higher
STC (5ound Transnission Class) ratings shculd be obtainable with
insulated and gasketed se.zvice doors than with gla2ed service
doors. These would further reduce �he auto sezvice noise to the
-� neighboring residences if located along the mrth sidE of the
service center.
Bia Wheel/Rcssi 6 Orfield Psscciates, Znc.
l0/1�/93 14:57 F.� B1� 452 i�89 BIG FVHEEL ROSSI �I007/020
�.
4. Zt is aur Lmderstanding that the car wash located at the noz�th of
the b.iiling urill not utilize any dryers. Car wash r�oise studies
we ha�e performed in the past measured significant noise Ievels
due to the dtying operation. Doors should be located at -both the -
e ntrance and exit of the car wash and shcaild both remain Flosed
during the entire wash and rinse cycle. These doors should have a
mi.ninuan STC=ZS ratir�g. If these measures are implemented, car
Wash noise should be minimizd at the property lines. Car wash
use should be limited to daytiune hc�urs until further study can be
perfo�d t� detsanine if generat�d noise wculd meet night-t�.me
criteria.
The above =ecc��ndations h*ill keep daytime noise levels for the
auto service and car Wash operations belc�w the 1`�CA criteria. It �
shculd be rx�ted. that onJ,y auto service related noise has been
investigated as part of this study. Sound levels produced by any HVAC
(heating, ventilating and air co�ditioning} equipRent and any exhaust
ventilating systems which may be used at the proposed site ha�e not
been specificaly evaluated. HaWever, contri.bution fzom such systems
at the sites �asured is included in the measurenents used for this
study and �uld meet daytime code criteria, indicating that typica7.
AVAC and mechanical systems should meet the code at the site.
�
-• -- , ,.. -- ' -, n,.r;olra A�c��r•iata�_ Tn�_
lo:1-�/9s 1�:ss F.�3 612 -152 7a89 BIG �fHEEL ROSSI C�j o08/020
��
�-- EQUIPMENT --
The follotiring equipment Was utilized for this study� _
3.. Bruel � Kjaer 'I�rpe 4133 Precision �leasureit�g Miczaphone
2. Brue� & Kjaer Z�ipe 2639 Microphone Preampli��er
3. Bruel & Kjaer Type U�105� Miczaphone Power Supply
.,,� 4. Bru,el � Kjaer �pe 4427 Statistical Noise Analyzer
5. Bruel � Kjaer ��pe Z133 Dual Channel Frequency Analyzer
6. TFAC R[)I01T Precision Digital Audio Tape RecoLder
/'�
i
I
B;n wh�l /R�ssi 6 Ozfield Associates, Inc.
10;1��9� 14:3s F.a% a12 45� 7a89 BIG WHEEL Rossi �oos;o2o
�
F�EiIBIT A:
...�
i '�
� _ ._ . n n�f'�.�1.� Rr...i.�.��}...n Tnr
loil�/9� 1�:a8 F.�[ 612 �52 i589 BIG �EL ROSSI 1�010/020
� • ' � � - •-- •- •
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Scale: 1" = 20'-0' NQTES:
, t
- Car Wash has no Dryers
N . - - Air Cornpressor Located within Buiiding
.-.
� Proposed Site Layout _
: Hopkins, MN �
l0/1�/93 14:38 F.�Y 612 4�2 i�89 BIG R'HEEL ROSSI �011/020
�' � �. = t78) v p� �
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' (36)
• . � - . Proposed Site -
� . 13 � Hopkins, M�1
�e ---- - --- - - -
lo;i�i9s 1�:a9 F�Y 612 452 7389 BIG VVHEEL ROSSI �oiZ�o2o
��
r1 E�iIBIT B:
/�
n;., uh,Aoi ����; 10 Orfield Associates, Inc.
io;i��ss 14:ss F.� 612 452 7ssa BIG WHEEL RossI �oia�o2o
�
dBA leve�s vs. time . �
Amoco C�rticare
,�. �, .
, � m�` ..... ...... ...... ...... t ------ .-..-. ---... ._.--- �---�-- ...... ..._._ .__... ---... ..... ---
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, � � � � ��. _ _ �_,.__..�.T - _�.r.� _
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;..... ......... ........ ........ ......... ......... ......... ........ ......... ......... ...•----- ....._... .._..... - ------- .._ .
. ... 8 '
� ati tool w rking. .bay 1 $ �
..�._ ._
c idlfng in bay 3
. �
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r� r� r; �� r� m r� r� r� m . �r � � . �- a� � u �
�- �-- � - -- - � � - - - - ---. .... ., .
�
l0/1�/9� 1�:39 F.� 61� 4�2 i389 BIG �EL ROSSI �014/020
� � .
dBA fe�els vs. time � .
CAR-X (location 1)
� � poundng and pnuma�c toois
�,�y ---- __—_.
� ' • �c r with I ud ez ust
n � � .. � ..-•-- •_•---... ...... .... .. ...._�. ....--- ��.... ..�... .... ...... ...... r.�.
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,.. . -• - -�=---�---. . . . . _i
10/14/9� 1�:40 F.�Y 612 452 7�89 BIG WHEEL ROSSI �015/020
. �
dBA levefs vs. time . � �
CAR-X (location 2) �
, � 1
4 � -_ �
� n a1 pnum tic to
. r� � __... . ..... ...... ... ...... ...... ...•--- ---... ...... ...... ...... ...... ... ._._.. :
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f � � �`� . .� � � _._._.�..�_.__..;
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�
10;1�/9� 1�:�0 F.�Y 612 452 i389 BIG �EL ROSSI �jo1B/o2o
�`\
� F�IBIT C:
�1
i
'� . .
n;�, ti�,00i ��«; 11 Orfield Associates. Inc.
10/1�/9� 1�:�0 F.�Y 61� 45. 7�89 BIG VPHEEL ROSSI Q�017/020
�
8&K Type Z13� :9-SeD-93 1�:0�:�i
ZL� $Dectrum � 1/'� oct . Hein ��� �
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B8K Type 2i» 29—Se0-9� 15:�i :27
2L1 Spectrua � P� 1�1 ott . Main X� R
[ 3 Ci�.fl �Ov�erloa4 Y� 58.od6
;UO .OdB �e ZO .OyV RMS Ay9 •T= 30 � OQ
Freq� Ch.fl
k_ d6
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500 S?., $
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31 .Sk • '
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125k •
p SS .O
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C �envrnTntF noisr at Amuto Certic��t, Yankee 6oa�!a Rd. CHz] !
b iguo5_
10i1�/9� 14:�0 FA% 612 452 7�89 BIG FVHEEL ROSSI C�018/020
---�, .
B&H; Type ��3� 29—Sep-9� 15::;Z:29 '
2W �prrctru�n BISWOo 1�� �ct , Main 'i� A
� � Cn . n Y� o"2.EdB
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bI9�D5_
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BS�K Type Z13� 29-Sep-�3 15:33:20
2W Spectrue �IGW03 P � 1/� oct . Aain X� F1
[ J Ch .R Y= 62.Sd6
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fr-e9. Ch.R
Nz de
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250 58 . 8 •
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63k
225k
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q 62 .8 •
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C�env�mm�tl noie� -�ti Car-� -PiloE Kn�ab Rd. S Duckuood Dr CNx1
bi9Wo5_
10/1�/9a 1�:40 F.� 612 452 7389 BIG PPHEEL ROSSI �019/020
�
E�K T�JDe 213� 29—Sea—?3 1�:3a:08 �
2W Spe�trum � l:'3 9c+ , Main X� R
] �n. R i, 51 S�j6
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C � ?n+rrmm�tl noise at Cir-� - 39' out fr�m Day �
ei9wa5_
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66�f; Tyoe 2133 29—Sep-93 15��5�16
261 �p�cirum � F� !�1 ��Ct . Pkain X = A
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C00 . OdBpre ?a .4yV R1�S Avg. T= 15 � of�
Frea . Ch.H
• H- dB
31 .5 59 .3 _
63' 69 . 3
125 65.5
zsu ss.a
300 55.4 '
lk 57. i
� �k 52.9
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• � 16k 41 .9
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q 61 . 1 ��
L 7�.9
C �anvrn�+nf I noi�o �4 Car-% - 39' out f�•�m bay 3 CH_]
Di9W05_
10/14/9� 14:�1 F.�Y 612 452 7389 BIG WHEEL ROSSI f�o20/020
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Measurecoent location #�= �-X (1�:00 to 12:30 PM}
mea sured =
Stat. � levels , MPCA Limits ex�eedance
�.g 71.3 dBA
L10 63.7 dBA 65 dBA �
L50 59.5 �A 60 �3A T�
L90 56.3 dBA
L99 54.5 dBA -
^ I,eq . 62.8 dBA
Measured approximately 30 feet in front of an open bay door with a
vehicle being Worked on. Eight bays total with 4 at each side of
buildirg. Four vehi.cles were being 'worked on in two alternatE bays at
each side of building wi.th both bay doors open at measur�nent side of
buildirq.
r
Measut�ent location #3: Car X (12:45 to 1:00 PM)
(second location at Car-X)
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measured
stat. � levels j [�CA Limits exceeclance
I,max 70.5 cIBA
L10 62.5 dBA 65 d&�, r�
L50 56.9 dBA 60 �A n'°
L90 54.9 �A
L99 53.3 dBA
Leq 61.4 dBA
Measured approximately 30 feet in front of an c�en b�ay dmr with a
vehicle being �z'ked on. Eight hays total �vi�h 4 at each side of
^ building. Five vehicles were being worked on, four at the measurement
side of the building with c�e at the oQposite side. 'IW bay doors
open at msasurenent side of ta�ilding.
BiQ ���5� 4 Orfi�ld Associates, Inc.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ93-18
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
APPROVAL OF AN APPLICATION FOR A C�NDITIONAL USE PERMIT
TO CONSTRUCT AN AUTO REPAIR CENTER AT 302 BLAKE ROAD
WHEREAS, an application for a conditional use permit CUP93-7 ,
made by Big Wheel Rossi to construct an auto repair center at 302
Blake Road, is recommended for approval.
WHEREAS, the procedural history of the application is as follows:
. 1. That an application for a conditional use permit CUP93-7 was
filed with the City of Hopkins on August 5, 1993 . -
2. That the Hopkins Planning Commission, pursuant to published
and mailed notices, held a public hearing on the application
and reviewed such application on August 31, 1993 and October
26: 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.
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NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP93-7 is hereby recommended for approval
based on the following Findings of Fact:
1. That an auto repair use is permitted within the B-3
zoning district.
BE IT FURTHER RESOLVED, that application for CUP93-7 is hereby
recommended for approval based on the following conditions:
l. The applicant provides the City a temporary easement for
work on the water main.
2 . That the applicant locate the water main on Blake Road
and Second Street and provide the City with a minimum
of a 10 foot utility easement.
3 . That the applicant provide a sidewalk on Blake Road
that connects with the sidewalk on Second Street and is
acceptable to staff.
4 . That the auto center closes at 9: 00 p.m. Monday through
Friday.
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RESOLUTION NO: RZ93-18
Page 2
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5. That the auto c��ter closes at 6: 00 p.m. Sunday through
Saturday.
6. That the auto center does not open before 8 : 00 a.m. on
Saturday and Sunday.
7 . That there is no outside storage at any time of any
type product, material or parts.
8 . That there is no overnight outside storage of cars on
the site.
9 . That there are no pylon signs on the site.
10. That the landscaped area on Blake and Second Street is .
bermed. - -
11. That the applicant provide a new landscape plan showing
the berming and size of plantings.
12 . That the landscaped area is irrigated.
13 . That the applicant provide a landscape bond per the
Zoning Ordinance_
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14 . That the exterior of the building is brick.
15. That the applicant obtain permits for sealing the well.
16. That the garage doors on the north side of the building
are closed at all times.
17 . That the glass in the garage doors is opaque.
18 . That there is a 6 foot wood fence located on the north and
west side of the site. The applicant provide a plan showing
the location and type of fence to be constructed.
19 . That the applicant provide a drainage plan for City approval
20. That the parking lot lighting on the site is so as not to be
obtrusive to adjacent residential properties.
21. That there is no auto body repair on the site.
22 . That the car wash doors are closed during use and the doors
have a STC = 25 rating.
23 . That there is no vehicle dryer on the car wash.
'�'� 24 . That the roof is extended over the repair stalls per the
Braslau noise study.
RESOLUTION NO: RZ93-18
Page 3
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25. That the mechanical and ventilating equipment meets the MPCA
standards.
26. That the service bay doors and any windows of the service
bay area must have a minimum STC = 25 rating.
27 . That the car wash doors are closed during use.
Adopted this 26th day of October, 1993 .
Patricia M. Reuter, Chairperson _
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