VAC 91-04 � rs.:. . ;� y �—• �,�U KS�
CITY OF HOPKINS
^ ZONING APPLICATION
_�MARY FORM
Application Number v � � _�
P .I .D .#:
Applicant ' s Name (Last , First) Owner (if other than applicant)
Edco Products, Inc.
Mailing Address (Street , City, State , Zip Code)
845 Excelsior Ave. E.
Phone Number: (Day) 938-6313 (Evening)
Property Address Tyler Ave. - North of Excelsior Ave. E. - South of R.R. Tracks.
APPLICABLE CURRENT ZONING DISTRICT(S) TYPE OF ZONING REQUEST
[ ] R-1-A [ ] R-2 [ ] B-1 [ ] Concept Review
[ ] R-1-B [ ] R-3 [ ] B-2 L ] Conditional Use Permit
[ ] R-1-C [ ] R-� [ ] B-3 [ ] Variance
(� R-1 -D [ ] R-5 �LXI I-1 [ ] Zoning District Change
R-1-E [ ] R-6 [ ] I-2 [ ] Subdivision Approval
[ ] Ordinance Amendment
- .-[ X] Other Vacation
I hereby certify with my signature that all data
contained herein as well as all supporting data
are true and correct to the best of my knowledge: Edco Products, Inc. 10/24/91
App icants Signature Date
� ' 10/24/91
Owners Signa re Date
ADMINISTRATIVE DATA SIIMMARY
( ] Proper addendum to application Application received: Ip -�.� -ql
[ ] Detailed plans submitted
[ ] Written pro�ect description submitted Fee Paid: I50• 00
Referred to City
PLANNING COMMISSION ACTION Engineer:
Approved: without modifications Referred to City
[ ] with modifications Attorney
Denied [ ] Referred to Watershed
District
Date: 02 -��' ` �3� Date of Public
Hearing Notice
^ COUNCIL ACTION Date of Public
�ved: without modifications Hearing
[ ] with modifications
Denied: [ ]
Date: d - �v — �I Y RESOLUTION N0:
\ j Y O
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� February 14, 1992 yo Ny Planning Report VAC91-4
P K �
VACATION - TYLER AVENIIE
Proposed Action.
Staff recommends the following motion: Move to approve
Resolution RZ92-2 recommending denial of Ordinance 92-704 to
vacate part of Tvler Avenue.
Overview.
Edco is proposing to construct an addition to their existing
building at 845 Tyler Avenue. This area is zoned I-1 which
requires a 20 foot setback abutting Tyler Avenue. This
addition is needed for additional office space.
The staff reviewed the proposed addition and advised the
applicant that either a variance would have to be requested
or that Tyler Avenue had to be vacated to provide the
necessary setback area. The applicant has decided to
request the vacation of Tyler Avenue.
There has been discussion of connecting Tyler Avenue north
^ of the railroad tracks at some future date to provide
another connection between 2nd Street N.E. and Excelsior
Avenue. Tyler Avenue is the only road that could be
connected in the future. No formal study had previously
been done on the issue of connecting Tyler Avenue.
At the January Zoning and Planning meeting, the Planning
Commission continued this item in order for a study to be
completed on the Tyler Avenue connection. The attached memo
states the recommendations of the traffic consultant.
Primary Issues to Consider.
o Is the portion of Tyler Avenue requested to be
vacated needed for street purposes?
o What other options does the applicant have?
o What were the staff actions during the past month?
o What was the recommendation of the traffic
consultant?
o What are the concerns of Edco?
supporting Documents.
o Analysis of Issues .
o Location Map
o Site Plan
o Resolution RZ92-2
o Ordinance 92-704
^ o Memo from Jim Benshoof
� ' l
Nancy . Anderson
Planner
VAC91-4
Page 2
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Primary Issues to Consider.
o Is the portion of Tyler Avenue requested to be vacated
needed for street purposes? . ,
The staff has reviewed the request and determined that the
area requested to be vacated is needed in the future if
Tyler Avenue is connected. There has been talk in the past
of connecting Tyler Avenue. A connection at Tyler would
provide another access between 2nd Street N.E. and Excelsior
Avenue.
In looking at the area, Tyler Avenue is the logical road to
provide a north/south connection. Van Buren is the only
other road that goes through to the railroad tracks, but Van
Buren is vacated on the north side of the tracks. The other
streets in the area, Harrison, Polk and Pierce do not go as
far north as the railroad tracks.
If Tyler is vacated an easement will be required for any
utilities in the right-of-way.
--�
o What other options does the applicant have?
The staff has spent a great deal of time examining and
discussing other options for the applicant. It seems the
other options are the following: 1) request a variance, 2)
request to vacate only a small part of Tyler Avenue to
provide the 20 foot setback, 3) reduce the size or redesign
of the addition.
In this case granting a variance would appear on the surface
to satisfy all concerns. However, it appears the applicant
does not want a variance. Edco staff have a concern that if
they construct near the right-of-way and Tyler is eventually
developed it could have a negative impact on their building.
If Edco requested a variance it would be necessary to
identify a hardship situation.
The second option is to vacate only enough of Tyler Avenue
to provide the 20 foot setback. The City Engineer has
reviewed this option but has not recommended it be used.
Tyler Avenue has a 66 foot right-of-way. If Tyler Avenue is
extended to the north, there may be a need for a 48 foot
paved area, which leaves 9 feet on each side of the paved
area. This 9 feet would be used for sidewalk and boulevard.
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All 66 feet would be used for road purposes.
The last option is to reduce the size of the addition, or to
redesign the building to meet the 20 foot setback. The
staff has discussed this with the applicant. The applicant
is not willing at this time to reduce the size of the
VAC91-4
Page 3
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building. From a design standpoint City staff have
discussed the possibility of a two story building which is
also not acceptable to Edco.
o What were the staffs activities durinq the past month?
Following the January meeting the staff contacted Jim
Benshoof a traffic consultant regarding the Tyler Avenue
connection. At Edco's request, Mr. Benshoof and the City
staff inet with the representatives of Edco at their site
during the month.
o What was the recommendation of the traffic consultant?
After the last Zoning and Planning meeting the staff
contacted Jim Benshoof from Benshoof and Associates
regarding a further analysis of the Tyler Avenue connection.
In 1989 Mr. Benshoof's firm completed the Phase I study for
the future expanding of County Road 3 between 5th avenue
and Blake Road. His firm is now undertaking Phase II of the
County Road 3 study, which has not yet been completed.
Although the studies are not focusing on the Tyler Avenue
connection, the Tyler Avenue connection is discussed as one
option to upgrade the County Road 3 corridor. His
--` recommendation was not to vacate Tyler Avenue at this time.
Attached is the memo from Jim Benshoof.
o �Phat are the concerns of Edco?
Edco's main concern at this time is securing City approval
to allow them to construct an expansion to their office
building. However they also have a concern about the impact
the connection of Tyler would have on their future expansion
and operation. They have indicated that such a connection
could have the following negative impacts:
- restrict movement between buildings with forklifts
and trucks
- reduce available parking
- cause potential access problem
Alternatives.
1. Recommend approval to vacate Tyler Avenue as requested.
By recommending approval of the vacation, the City
Council will consider a recommendation of approval to
vacate a portion of Tyler.
2 . Recommend approval to vacate only the amount needed for
the 20 foot setback. By recommending approval of this
—' option, the City Council will consider a recommendation
of vacating only the amount needed to provide the 20
foot setback.
VAC91-4
Page 4
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3 . Recommend denial of the vacation. By recommending
denial of the vacation, the City Council will consider
a recommendation of denial to vacate a portion of Tyler
Avenue.
4 . Continue for further information. If the Commission
indicates that further information is needed, the item
should be continued.
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BENSHQOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
� 7301 OHMS LANE,SUITE 500/EDINA, MN 55439/(612) 832-9858/FAX(612) 832-9564
REFER TO FILE:
February 14, 1992 92-08
MEMORANDUM
TO: Nancy Anderson, City of Hopldns
FROM: James A. Benshoof�a1J
I
RE: Proposal by Edco Products, Inc. to Vacate a Portion of Tyler Ave.
South of Railroad Tracks
PURPOSE AND BACKGROUND
In response to your request we have reviewed the traffic implications regarding the
proposal by Edco Products, Inc. to vacate a portion of Tyler Ave. immediately south of
� the railroad tracks. The two key questions addressed through this review are: 1) Do
public traffic needs exist to preserve the Tyler Ave. right-of-way? and 2) Would any
adverse traffic impacts be caused if the Tyler Ave. right-of-way were vacated as
proposed by Edco Products, Inc.?
To address these questions, we related to the work we have been performing since the
fall of 1989 to analyze traffic needs in the CSAH 3 corridor between Sth Ave. and
Blake Rd. Also, we met with representatives of Edco Products, Inc. to understand
their needs, their development objectives, and their particular reasons for the proposed
vacation of a portion of Tyler Ave. The meeting with Edco representatives was
beneficial in providing insights regarding the history of their operation and the
opportunities and constraints affecting their future operation on the Hopldns site.
For background purposes, it is important to understand that between Milwaukee St. and
Blake Rd. public rights-of-way are provided for five streets north of CSAH 3--Van
Buren Ave., Harrison Ave., Tyler Ave., Polk Ave., and Pierce Ave. Of these five
street rights-of-way, the rights-of-way only for Van Buren Ave. and Tyler Ave. extend
the full distance between the railroad tracks and CSAH 3. The rights-of-way for the
other three streets terminate just a short distance north of CSAH 3. The Tyler Ave.
right-of-way south of the railroad tracks is aligned directly with inplace Tyler Ave.
north of the raikoad tracks, which eztends north to Lake St.
This memorandum next discusses the Phase 1 and Phase 2 results from the CSAH 3
corridor study that pertain to Tyler Ave., followed by our overall conclusions.
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Ms. Nancy Anderson 2- February 14, 1991
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FINDINGS REGARDING TYLER AVE. FROM PHASE 1 CSAH 3 CORRIDOR
STUDY
The CSAH 3 Corridor Study was initiated in the fall of 1989 to address traffic issues
along CSAH 3 between T.H. 169 and Blake Rd. Two principal purposes for the Phase
1 portion, which was documented in a memorandum dated November 22, 1989, were:
to analyze existing traffic conditions in the corridor and to identify potential alternative
solutions to resolve traffic difficulties.
This Phase 1 work resulted in the idendfication of several major traffic issues and in
the development of six basic alternative solutions. One of the six alternatives (labelled
as Alternative A in the report) would involve the eztension of Tyler Ave. north across
the railroad tracks. The evaluation presented in the Phase 1 study report indicated that
such an extension of Tyler Ave. would serve several traffic functions, but that it would
not provide as much overall benefit as would several other alternatives. The Phase 1
study report recommended that three other alternatives, not including the Tyler Ave.
option, be analyzed in detail for potendal implementation.
FINDINGS AFFECTING TYLER AVE. FROM PHASE 2 CSAH 3 CORRIDOR
STUDY
The Phase 2 portion of the CSAH 3 Corridor Study, which has been underway for
about two years, has focused on detailed traffic analyses and preparation of an
—` improvement plan for the CSAH 3 corridor between Sth Ave. and Blake Rd. This
work is nearly finished, and a project report soon will be submitted to the City and
County. Two major findings from this Phase 2 portion of the CSAH 3 Corridor Study
which affect Tyler Ave. are:
. Serious problems have been identified regazding implementation of the three
preferred alternatives that resulted from the Phase 1 portion of the corridor
study. The types of problems identified included:
- Weaving problems on CSAH 3 between the T.H. 169 east ramp
intersection and St. Louis St. if a new railroad crossing were established
at the east ramp intersection.
- Traffic safety problems regarding an extension of Jackson St. due to
limited "stacking" distance on CSAH 3 and Jackson St. between the
railroad tracks and the prospective new signalized intersection at CSAH
3 and Jackson S t.
- Loss of parking and other adverse impacts on Super Valu property
caused by a hybrid of the prefened alternatives
. Need exists for a land use/redevelopment study along CSAH 3 between the
railroad tracks and Blake Rd. to provide a sound basis for decisions regarding
improvements to this segment of CSAH 3. Such a study is needed to address
issues involving widening of CSAH 3 and access provisions along this roadway.
� The roadway needs to be widened from its existing 44 feet to 66 feet. In this
context the nght-of-way needs to be widened from the existing 66 feet to 90 or
100 feet. Decisions need to be made regarding whether this widening should
occur to the north or south. From an access standpoint, numerous private
Ms. Nancy Anderson 3- February 14, 1991
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` driveways and several City streets presently access CSAH 3 between the
railroad tracks and Blake Rd. Reducdon in the number of access points is
needed to improve traffic safety. From a land use standpoint, several major
issues should be addressed in the CSAH 3 land use/redevelopment study,
including:
- Future growth for Edco Products, Inc.
- Types of development on north and south sides of CSAH 3 that are
preferred relative to the City's Comprehensive Plan
- Future needs for City street rights-of-way that extend north of CSAH 3.
As previously mentioned, five streets have right-of-way that extend north
of CSAH 3. The right-of-way for two of those streets (Van Buren Ave.
and Tyler Ave.) extends to the railroad tracks. These rights-of-way need
to be examined to determine which specific rights-of-way have a long-
term public need for a new crossing of the railroad tracks or for local
access to properties between the railroad tracks and CSAH 3.
Though a detailed work program for a land use/redevelopment study along
CSAH 3 has not yet been established, it is clear that such a study would require
a major involvement. Specifically, it is expected that at least a year would be
required to complete a CSAH 31and use/redevelopment study.
^ CONCLUSIONS AND RECONIlVIENDATIONS
A principal conclusion that we have established from the work previously described on
the CSAH 3 Corridor Study is that the City should preserve its Tyler Ave. right-of-way
at this time. This right-of-way may have a long-term need in providing access to local
properties plus a possible need to connect across the railroad tracks. The difficulties
that have arisen during the Phase 2 CSAH 3 Corridor Study regarding other candidate
solutions involving railroad crossings indicate a need to preserve the Tyler Ave. option
at the present time. Another reason to preserve the northern portion of the Tyler Ave.
right-of-way at this time is to avoid creating another "stub" nght-of-way situation, such
as exists on Harrison Ave., Polk Ave., and Pierce Ave., where the right-of-way
extends for just a portion of the distance between the railroad tracks and CSAH 3.
On an overall basis from the traffic review discussed in this memorandum, we would
offer the following two recommendations:
. Preserve the Tyler Ave. right-of-way at the present dme
. Continue to negotiate with Edco Products, Inc. regarding an acceptable means
of ineeting the short-term needs of both parties unt�l a long-term development
and transportation framework is established.
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CITY OF HOPKINS
Hennepin County, Minnesota
ORDINANCE NO. 92-704
AN ORDINANCE VACATING PART OF TYLER AVENUE NORTH
BE IT ORDAINED by the City Council of the City of
Hopkins as follows:
That the following described thoroughfare in the
followings designated area in the City of Hopkins is hereby
vacated as a public thoroughfare:
That part of Tyler Avenue North, originally dedicated on the
recorded plats of West Minneapolis Center and "Anderson's
lst Addition to St. Louis Park" and now to be vacated, which
lies southerly of the southerly right-of-way line the Soo
Line Railroad Company (formerly the Chicago, Milwaukee and
St. Paul Railway, Hastings and Dakota Division) , and lying
northerly of the following described line:
Commencing at the most northerly corner of Tract A,
� Registered Land Survey No. 248, Hennepin County, Minnesota,
^ thence easterly at a right angle to the westerly line of Lot
90, Auditors Subdivision Number 239, Hennepin County,
Minnesota and said line there terminating.
First Reading: March 2, 1992
Second Reading: March 17, 1992
Date of Publication: April 1, 1992
Date Ordinance Takes Effect: April 21, 1992
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk
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