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V. 1. 2020-09 1201 Mainstreet Site Plan Review (Bear Cave Brewing) May 26, 2020 Planning Application 2020-09 Site Plan Review for Rehabilitation of 1201 Mainstreet Bear Caving Brewing Brewpub Proposed Action: Staff recommends the Planning & Zoning Commission adopt the following motion: Move to adopt Planning & Zoning Commission Resolution 2020-01, recommending the City Council Approve the Site Plan application from Bear Cave Brewing to rehabilitate the property located at 1201 Mainstreet (PID 24-117-22-31-0059) into a Brewpub, subject to conditions. Overview The applicant, Brian Grafton of FMD Architects (on behalf of Bear Cave Brewing), requests site plan approval to allow rehabilitation of the property located at 1201 Mainstreet into a Brewpub (microbrewery and tasting room). The subject property is located at the northwest corner of Mainstreet and 12th Avenue directly west of the Hopkins Center for the Arts. Should the City approve the request, the applicant plans to rehabilitate the former Firestone Tire Center to include a microbrewery, indoor tasting room and event space, ground level outdoor patio and rooftop patio. Based on the findings in this report, staff recommends approval of this request subject to the conditions detailed in the attached resolutions. Primary Issues to Consider • Background • Site Plan Review • Alternatives Supporting Documents • Planning & Zoning Resolution 2020-01 • Site Location Map • Applicant’s Letter • Plans & Elevations • Virtual Neighborhood Plan Review Invitation • Virtual Neighborhood Plan Review Comments • Parking & Traffic Study _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ Notes: Planning Application 2020-09 Page 2 BACKGROUND Development Proposal. Attached for your reference is a letter from the applicant dated April 23, 2020 detailing their proposal. It describes rehabilitating the former auto use into a Brewpub with brewery facilities, tasting room, event space, ground level outdoor patio and rooftop patio. The ground level outdoor patio space will be located in the former parking lot at the corner of Mainstreet and 12th Avenue North while the rooftop patio space will be located above the former service bays abutting the alley on the northern edge of the property. The building would have 180 interior seats and 222 outdoor seats. Improvements to the building also call for a “speak-easy” style lounge space in the lower level, main level kitchen for pizzas and “elegant hors d’oeuvres” and a catering kitchen on the upper level to support banquets and private events. The COVID -19 pandemic has caused the applicant to re-evaluate their project timeline but they still plan to open by the spring of 2021. Neighborhood Meeting. Chapter 7 of the City’s Legislative Policy Manual requires applicants for certain types of zoning applications to hold a neighborhood meeting in addition to the City’s required public hearing process. The purpose of the neighborhood meeting is to expand and enhance the dissemination of information to the residents of the City and to encourage involvement by residents in the planning process. Given the current COVID -19 Emergency Declaration, staff found it was unsafe to require the applicant to hold a typical in-person public meeting. As an alternative, the applicant sent a direct mailing (attached) to neighbors within 350’ of the subject property directing them to a website where they could review their plans and provide comments. In response, the applicant received 3 comments which are summarized below. The applicant’s full Virtual Neighborhood Plan Review Comment report is also attached for your reference. • Barb Legrand 21 -12th Avenue North. Excited for the new business in Hopkins but concerned about noise and hours of operation. • Steve Anderson 1211 Mainstreet. Concerned that he could not see the plans clearly on the website. No specific concerns about the proposed development. • Steve Baiel 14 – 12th Avenue North. Excited about the new business in Hopkins but had questions about removing the tire shed in the back of the site along the alley, use of the rear stairs and activity, noise and light from the rooftop patio. Comments Received Before the Planning & Zoning Commission Public Hearing. This site plan review application requires a public hearing. As required, the City published notice of this public hearing in the local paper and mailed notices directly to those properties within 350’ of the subject property. Those notices informed the public that given the COVID-19 Emergency Declaration, the Planning & Zoning Commission will conduct their meeting virtually. The notice asked all interested parties to submit their comments and questions to City Planner Jason Lindahl by mail, phone or e-mail before noon on Tuesday, May 26, 2020 but also provided information on how they could participate in the virtual meeting. As of the writing of this report, the City had received no comments on this item. Staff will provided an update on all public comments received prior to the Planning & Zoning Commission during the public hearing. SITE PLAN REVIEW Standards for reviewing site plan applications are detailed in Article IV of the City Code. This section establishes site plan review procedures and provides regulations pertaining to the Planning Application 2020-09 Page 3 enforcement of site design standards. These procedures are established to promote high quality development to ensure the long-term stability of residential neighborhoods and enhance the built and natural environment within the City as new development and redevelopment activities occur. Section 102-126(3) call for site plan review of any developments that “expand or change the use of a building or parcel of land or modify a building, accessory structure or land feature in any manner which results in a greater intensity of use, including the construction of additional parking. In this case, the proposed development will rehabilitate a vacant automobile repair use into a Brewpub which will result in a more intense use of the property. Site plan review applications are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance or Subdivision Ordinances are being followed. Generally, if this application meets the City's established requirements, it should be approved. Standards to consider for site plan review of this proposal include those in Article VII - the B-2, Central Business District, Article XVII - the Downtown Overlay District and Article IV - Site Plan Review Standards. Staff’s review of those standards that apply to this application is provided below. Land Use and Zoning Standards. The proposed Brewpub is consistent with the subject property’s future land use and zoning designation. The subject property is guided Commercial by the Comprehensive Plan and zoned B-2, Central Business. The property also lies within the Downtown Overlay District, which serves to preserve the small-town, unique character of Mainstreet Hopkins; complement the existing historic architecture; enhance the pedestrian orientation of Downtown Hopkins; encourage streetscape design that is inviting and on a human scale; and communicate the community’s vision for the Mainstreet area. According to the 2030 Comprehensive Plan, the Commercial land uses category offers a wide variety of goods and services and Commercial uses located downtown largely to serve local needs and specialty market niches. The B-2 Cent ral Business zoning district includes Brewpubs as a permitted use. Therefore, rehabilitation of the subject property into a Brewpub is consistent with Commercial land use and B-2, Central Business district zoning standards. The Downtown Overlay District has additional standards that are evaluated below. By comparison, the 2040 Comprehensive Plan Update – Cultivate Hopkins guides this property as Downtown Center. The City envisions this area as the central economic, social and civic district for Hopkins and the region. Maintaining downtown Hopkins’ unique identity and sense of place must be a central consideration when planning for future growth. Mixed uses (vertical or horizontal) are encouraged. Overall, this land use category should include medium to larger scale neighborhood and regional uses. The estimated mix of uses throughout the land use category should be 40% commercial and 60% residential. The 2040 Comprehensive Plan organizes goals and policies by the four environments – Built, Natural, Social and Economic. Goals and policies that support this proposal are listed below by those environments. Built Environment - Land Use Goals 1. Welcome growth to the city by directing most of new housing and employment to the city’s mixed use centers and employment districts, allowing for the continuation of the scale and character of Hopkins’ existing neighborhoods. • Encourage the development of housing and employment in Neighborhoods, Centers, Planning Application 2020-09 Page 4 and Districts future land use categories, as defined and designated in the comprehensive plan. • Encourage transit-oriented development (development that emphasizes pedestrian and bicycle connectivity and a broader mix of uses at densities that support transit) in areas with high quality transit service, especially within a quarter mile of light rail stations or high frequency bus routes. • Plan for the transition of low density housing and jobs areas into moderate to higher density mixed use areas, particularly in the Neighborhood Center, Activity Center, and Downtown Center future land use categories or other areas in close proximity to transit. 2. Create and develop mixed use centers and districts throughout the city, to support livability and community vitality. • Encourage the transition of selected auto-oriented areas into Activity Centers, as defined and designated in the comprehensive plan. • Improve pedestrian and bicycle access throughout the community, particularly in the Centers future land use categories as defined and designated in the comprehensive plan or other areas in close proximity to transit. 5. Reinforce Hopkins’ unique identity and sense of community through high quality urban design. • Reinforce the distinctive characteristics of Downtown and existing neighborhoods by encouraging developments that are compatible in design and supportive within their context. 6. Create appropriate transitions between areas of the city where there are potential incompatibilities in land use or scale. • Carefully manage vehicular access and parking to minimize its impact on individual developments, the public realm, and the overall fabric of the community. 7. Encourage all public and private developments to be well designed, durable, human-scaled, and pedestrian oriented. • Encourage all new projects to have a positive relationship to the street by orienting main entrances to the front of the property, connecting the front door to the sidewalk, and reducing parking between the building and the street as much as possible. • Encourage all development projects to be durable and environmentally responsible. • Encourage all developments to incorporate common spaces (interior or exterior) that help enhance the public realm and sense of community. Economic Environment – Downtown 1. Maintain a viable downtown core that serves as an economic and social center for the community. • Encourage creative placemaking throughout Downtown that expresses the identity of the entire community of Hopkins. • Continue the active management of public parking as a means of promoting efficient land use and creating high quality urban form. • Promote public places and Mainstreet in Downtown as places of business, social activity and gathering, thereby creating a Downtown that embodies the inclusive and welcoming goals of the City. 2. Continue to grow Downtown’s population and jobs base. • Attract specialty retail and destination uses including arts, entertainment, recreation, antiques, hobbies and crafts, gifts, and family-oriented uses. Planning Application 2020-09 Page 5 • Encourage commercial development to be clustered along Mainstreet where it reinforces and is consistent with existing establishment types. • Create a public realm throughout Downtown, the Avenues, and Excelsior Boulevard that is human scaled, pedestrian oriented and welcoming to all. Outdoor Patio Spaces. Section 102-128(6) of the Site Plan Review standards requires all developments to protect adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. This standard applies when reviewing the proposed outdoor patio areas. It should be noted that two of the comments from the Virtual Neighborhood Plan Review Comments expressed concern with noise and light from the outdoor patio spaces. To protect adjacent and neighboring properties, staff recommends a condition of approval require the applicant to revise their plans to include an adequate screen along the entire north side of the rooftop patio. The applicant shall work with staff on the final design but at a minimum, the screen shall be 9 feet high and 100 percent opaque along the entire northern side of the rooftop patio to screen it from the adjacent residential uses to the north. Signage. Signage standards in the Downtown Overlay District require signs be compatible with the style, composition, materials, colors and details of the building and with signs on other nearby buildings. Internally illuminated or ground signs are prohibited. Projecting signs are allowed provided they do not exceed 12 square feet nor 3 feet in width. The maximum area of a single sign in the B-2 Central Business zoning district is 60 square feet. The applicants have yet to finalize their sign plan. When complete, the applicant may submit them to City staff for a separate administrative sign permit review provided they are consistent with the B-2, Central Business district and the Downtown Overlay district standards. Building Height. New buildings, buildings and additions and redeveloped or remodeled buildings will complement the existing pattern of building heights. Buildings in the Overlay District may not exceed four stories or 45 feet in height. The applicant’s plans call for the addition of a rooftop patio but the building will still be well under the 45 foot height limit. Buildings. Buildings in the Overlay District will together create the wall of buildings effect associated with traditional Main Street areas. The applicant plans to maintain the building’s existing footprint and orientation to the street. This design conforms to this standard. Roofs and Parapets. Rooflines will mimic the separate yet complementary character and design of historic Main Street buildings. The existing building has a varying roofline consistent with this standard. New roof coping will enhance and complement its appearance. Utility Areas, Mechanical Equipment and Screening. Utility areas, mechanical equipment, and screening will be designed so that they do not detract from the aesthetic appeal of the district. The screening of exterior trash, storage areas, service yards, loading areas, transformers, heating, and air conditioning units must use the same materials, color and/or style as the primary building in order to be architecturally compatible with the primary building and the building it is adjacent to. If the utility area is separate from the building it serves, it should be consistent with the city streetscape theme. All roof equipment will be screened from public view so as not to be visible from the street. All exterior trash and storage areas, service yards, loading, areas, heating, and air conditioning units must be screened from view. Camouflaging heating and air Planning Application 2020-09 Page 6 conditioning units is an acceptable screening method. The applicant’s plans show a new elevator penthouse made of split-face masonry block matching the existing building. The plans also show a proposed dumpster enclosure in the northeast corner of the site behind the building. This enclosure shall be designed to meet the screening requirements detailed above. Facades. To break up the monotonous appearance of long facades, the exterior of buildings will be designed with visual breaks. A building more than 45 feet in width will be divided into increments of no more than 45 feet through articulation of the facade. This can be achieved through combinations of the following techniques: divisions or breaks in materials; window bays, separate entrances and entry treatments; variation in roof lines; or building setbacks. The existing building conforms to this standard and the addition of more and larger windows will enhance the building’s façade. Windows and Doors. The Downtown Overlay District requires that a minimum of 30 percent of the ground level façade and side of buildings adjacent to public streets consist of transparent materials. Windows are required on upper levels, and should provide privacy while aesthetically and functionally serving the building. Reflective glass or glass tinted more than 40 percent is not allowed. The subject property was constructed prior to creation of the Downtown Overlay district and fails to meet the 30 percent transparent materials on the ground floor standard. However, as mentioned above the applicant’s rehabilitation plans call for new windows on the east side of the upper level as well as on the south side of the lower level looking from the new ground floor outdoor patio space into the brewery production area. These new and enlarged windows bring the site closer to compliance with the Downtown Overlay district’s windows and doors standards. Materials and Detailing. The Downtown Overlay District requires building renovations be constructed to be long lasting and use materials that maintain the distinct character and harmony of the downtown. In this case, the applicant plans only minor changes to update the existing façade with new paint, accenting materials and windows. As stated above, the colors and design of the exterior shall be consistent with the distinct character and harmony of downtown. Franchise Architecture. To maintain the unique character of the city downtown, buildings will not be constructed or renovated using franchise architecture. Franchise architecture is not allowed. The term "franchise architecture" means building design that is trademarked or identified with a particular franchise, chain or corporation and is generic or standard in nature. In this case, the applicant plans only minor changes to update the existing façade with new paint, accenting materials and windows. The addition of the ground floor and rooftop patio areas will also help create a district architecture unique to both the business and downtown Hopkins. Streetscape. The streetscape will be uniform so that it acts to provide continuity throughout the downtown. When a redevelopment project disturbs existing streetscape elements, those items must be replaced with approved city streetscape elements compatible with the character of downtown Hopkins. This project makes no changes to the existing streetscape along either Mainstreet or 12th Avenue North. Planning Application 2020-09 Page 7 Exterior Lighting. Lighting in the Overlay District should serve to illuminate facades, entrances, and signage to provide an adequate level of personal safety while enhancing the aesthetic appeal of the buildings. Building and signage lighting must be indirect, with the light sources hidden from direct pedestrian and motorist view. The district standards encourage shaded gooseneck lamps for sign illumination. The applicant has yet to finalize their exterior lighting plan. The applicant shall prepare a detailed exterior lighting and photometric plan. This plan shall include exterior lighting for the building and both the ground floor and rooftop patio areas and pay particular attention to minimizing and managing the impact of any exterior lighting on neighboring properties. A condition of approval shall require the applicant to receive staff approval of their exterior lighting and photometric plan prior to issuance of a building permit. Vehicle Parking. Parking standards are detailed in both Article XV – Off-Street Parking and Section 102-560 of the Downtown Overlay district. The subject property is zoned B-2, Central Business District which does not have off-street parking requirements for individual businesses but rather manages parking in the City’s Downtown district parking system. Even with no specific off-street parking requirement for individual properties within the B-2 district, the City’s site plan review standards still require individual properties to demonstrate proposed developments will have adequate parking and will not create traffic hazards or excessive traffic through residential areas or otherwise cause adverse effects on residential areas or dwellings. The Overlay District also requires individual developments to adequately serve the users without detracting from the compact design that makes it a successful commercial center. If provided, off-street parking must be located in the rear of buildings on Mainstreet. To assist in the parking analysis for this site, the applicant agreed to conduct a site specific traffic and parking study which is attached for your reference. Key findings and recommendations from this study are listed below. Based on this study, there is expected to be a parking deficit of approximately 50 (winter) to 145 (summer) spaces within 300 feet of the proposed development and a parking surplus ranging from 180 to 274 spaces within two-blocks of the proposed development. As a result, staff recommends a condition of approval require the applicant to implement the potential solutions listed below to eliminate at least one-half of the 145 stall summer deficit, or 73 stalls. The applicant shall also be required to post and maintain information about parking options for their patrons throughout Downtown both at their physical location and on their website. 1. Since current ADT volumes within the study area are generally 5,400 vpd or less, there is more than 30 percent reserve capacity remaining along study area roadways before roadway capacity/geometric improvements may be needed. 2. There are approximately 800 parking spaces within a two-block radius of the proposed development, including public parking lot 400; there are approximately 65 public parking spaces within 300 feet of the proposed development. 3. The existing peak parking demand within 300 feet of the proposed development and within the overall study area were observed to be approximately 40 spaces and 450 spaces, respectively; there is an existing surplus of approximately 25 spaces within 300 feet of the proposed development and 350 spaces within a two-block radius of the proposed development. Planning Application 2020-09 Page 8 4. Since the proposed development is zoned B-2 Central Business District, the proposed development has no off-street parking requirement; however, the City’s site plan review standards still require individual properties to demonstrate a proposed development will have adequate parking and will not create traffic hazards or excessive traffic through residential areas or otherwise cause adverse effects on residential areas or dwellings. 5. The proposed development is expected to generate a range from 60 to 135 p.m. peak hour and 629 to 1,405 daily trips, depending on the time of the year (Winter versus Summer). 6. The average and 85th percentile parking demand for the proposed development is estimated to range from approximately 47 to 76 spaces during the winter and from approximately 106 to 170 spaces during the summer; the City parking requirement would equate to approximately 60 to 135 parking spaces, depending on the time of the year, if parking was required to be provided. 7. Based on the peak 85th percentile parking demand, there is expected to be a parking deficit of approximately 50 to 145 spaces within 300 feet of the proposed development and a parking surplus ranging from 180 to 274 spaces within two-blocks of the proposed development. 8. Patrons are expected to park as close to the proposed development as possible, which is generally on-street, and would be distributed relatively evenly surrounding the proposed development and not necessarily over-burden any one area. a. Parking along Mainstreet (west of the proposed development) and along 12th Avenue (north and south of Mainstreet) will be most impacted. b. There is a segment of parking on the east side of 12th Avenue between Mainstreet and 1st Street North that is already signed as “Parking by Permit Only”; the proposed development is not expected to impact parking for the single-family residents in this area. 9. The current site plan shows 14 U-shaped bicycle racks, which provides the opportunity for at least 28 bicycle parking spaces that can accommodate the expected bicycle demand. 10. To reduce potential impacts, several potential solutions should be considered, such as: a. Promote and incentivize alternative modes of transportation, such as walk, bike, transit, and Uber/Lyft options. b. Identify a shared parking agreement with an adjacent private business(s)/lot(s), particularly for peak event conditions, but also for regular use; the City could consider a shared parking agreement with the applicant for special event parking at Meatzold Field. c. Review on-street parking regulations along Mainstreet between 11th Avenue and 12th Avenue and along 12th Avenue between Mainstreet and the alley immediately north of the proposed development/theater to determine if an alternative regulation (i.e. from the current no parking, loading zone) can be provided to allow on-street parking, which could increase the parking supply by approximately 15 spaces within 300 feet of the proposed development. d. List specific parking areas on the business website/information page, such as public parking is provided in parking lot 400, to limit potential impacts to adjacent on-street parking. e. Discuss parking with project stakeholders to determine the optimal solution for the area. 11. Accounting for the existing ADT volumes along area roadways and expected general background growth, future area roadway volumes are expected to be 5,600 vpd or less. a. Knowing the planning level capacity of these roadways is between 8,000 and 10,000 vpd, the additional traffic from the proposed development (+ 629 to 1,405 daily trips) is not expected to result in any capacity related issues on area roadways. 12. Truck maneuverability should be reviewed to ensure adequate access can be provided. Planning Application 2020-09 Page 9 ALTERNATIVES 1. Recommend approval of the site plan application. By recommending approval, the City Council will consider a recommendation of approval. 2. Recommend denial of the site plan application. By recommending denial, the City Council will consider a recommendation of denial. Should the Planning & Zoning Commission consider this option, it must also identify specific findings that support this alternative. 3. Continue for further information. If the Planning & Zoning Commission indicates that further information is needed, the items should be continued. CITY OF HOPKINS Hennepin County, Minnesota PLANNING & ZONING COMMISSION RESOLUTION 2020-01 A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE THE SITE PLAN APPLICATION FROM BEAR CAVE BREWING TO REHABILITATE THE PROPERTY LOCATED AT 1201 MAINSTREET (PID 24-117-22-31-0059) INTO A BREWPUB, SUBJECT TO CONDITIONS WHEREAS, the applicant, Bria n Grafton of FMD Architects on behalf of Bear Cave Brewing, initiated an application for site plan approval to Rehabilitate the Property Located at 1201 Mainstreet (PID 24-117-22-31-0059) into a Brewpub, and ; WHEREAS, the subject property is legally described as Lots 10 & 11, West Minneapolis Second Addition, Hennepin County, Minnesota; and WHEREAS, the procedural history of the application is as follows: 1. That the above stated application was initiated by the applicant on April 24, 2020; 2. That the Hopkins Planning and Zoning Commission, pursuant to published and mailed notice, held a public hearing on the application and reviewed such application on May 26, 2020: all persons present were given an opportunity to be heard; and, 3. That written comments and analysis of City staff were considered; and, WHEREAS, staff recommended approval of the above stated application based on the findings outlined in the staff report dated May 26, 2020. NOW, THEREFORE, BE IT RESOLVED that the Planning & Zoning Commission of the City of Hopkins hereby recommends the City Council approve the Site Plan application from Bear Cave Brewing to rehabilitate the property located at 1201 Mainstreet (PID 24-117-22-31-0059) into a Brewpub, subject to the conditions listed below. 1. Conformance with all applicable standards of the City Code in Article VII - the B-2, Central Business District, Article XVII - the Downtown Overlay District and Article IV - Site Plan Review Standards. 2. Approval of all necessary permits from the Building, Engineering and Fire Departments. 3. The applicant shall revise their plans to include an adequate screen along the entire north side of the rooftop patio. The applicant shall work with City staff on the final design but at a minimum, the screen shall be 9 feet high and 100 percent opaque along the entire northern side of the rooftop patio to screen it from the adjacent residential uses to the north. 4. The hours of operation for the outdoor patio areas shall not extend beyond 10 PM. 5. The applicant shall prepare and receive staff approval of a detailed exterior lighting and photometric plan prior to issuance of a building permit. This plan shall include any exterior lighting for the building and both the ground floor and rooftop patio areas and minimizing and managing the impact of any exterior lighting on neighboring properties. 6. The applicant shall implement the potential solutions listed in the Traffic and Parking Study prepared by SRF Consulting dated May 20, 2020 to eliminate at least one-half of the 145 stall summer parking deficit, or 73 stalls. The applicant shall also post and maintain information about parking options for their patrons throughout Downtown Hopkins both at their physical location and on their website. 7. Approval of the development by the Minnehaha Creek Watershed District and conforms with all related conditions. 8. Payment of all applicable development fees including, but not limited to SAC and City Attorney fees. Adopted this 26th day of May, 2020. _______________________ Gerard Balan, Chair Site Location Map 1201 Mainstreet – Bear Cave Brewing Brewpub 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com Brian Grafton FMD Architects 2841 Riviera Drive Fairlawn, OH 44333, Suite 200 330-836-2343 X 2100 BGrafton@fmdarchitects.com 04/23/2020 Mr. Jason Lindahl City Planner City Of Hopkins Zoning Department 1010 1st Street South Hopkins, MN 55343 Re: Bear Cave Brewing – Planning Commission and Zoning Submittal Dear Mr. Lindahl, We are pleased to submit this narrative to describe the proposed brewpub project located at 1201 Main Street, Hopkins MN 55343. The project put forth in front of the Hopkins Planning Commission will be an adaptive re-use of the existing brick and block building formally housing a Firestone Tire Center. An open and inviting tasting room will occupy the first floor along Main Street, and connect to a large outdoor patio area that anchors the corner of Main Street and 12th Ave. To the rear of the property, a new production brewery will be built out in the formal tire center service bays and a rooftop patio will be located above it. The alterations to the building will also include a speak-easy lounge on the lower level, and an event area above the tasting room on the upper level. A kitchen is provided in the center of the ground level and customers can order specialty pizzas and elegant hors d’oeuvres directly from their phones. A catering kitchen in provided on the upper level to support banquet and private events. All alterations occur within the existing footprint of the building and paved areas on site. Page 2 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com The project is in the B-3 District in Downtown Hopkins and seeks to work in harmony and enhance the streetscape and pedestrian activity along Main Street. The primary entrance to the business, and main public areas are on the southern side of the building and utilize the existing structure to buffer the new use from the residential areas to the north. While the seasonal rooftop patio is on the northern side of the property, measures have been taken to be considerate of neighbors including adding screening to the railings, and an enclosable sunroom. To further work in harmony with the property neighbors, the hours of operation will be complementary to other businesses in the area along Main Street. Parking for Bear Cave Brewing is provided by the City of Hopkins parking garages, surface lots, and street parking. The owners recognize that city lots are within 1-block and have retained a parking study consultant to review and evaluate the needs and potential demands for parking. Opportunities for shared parking agreements are also being investigated at the time of this letter. Bike parking on site is provided free of charge and the property is located within short walking distance of two bus stops. Technology will be featured part of the business including self-serve beer taps and mobile food ordering. It is anticipated that other app-based technologies such as Uber and Lyft can be utilized by potential customers as an additional means of transportation. Ride sharing and customer drop-off are encouraged and is supported by an existing drop-off zone in front of the building. This zone allows vehicles to pull over and drop off/pick up patron’s safety without blocking traffic along Main Street. The renovations will use existing and new large window openings to showcase the activity inside the building, including the brewery equipment, and use decorative elements such as railing planters and pergola structures to accent and beautify the exterior. Bear Cave Brewing will be a Bike Friendly Businesses and a portion of the patio along main street will be dedicated to bike parking. 12-14 Inverted-U bike racks and a bike maintenance station will be provided free of charge. We look forward to the opportunity to work with the you and the Planning Commission and are excited to help bring a new destination to the City of Hopkins. Should you have any questions or would like to discuss any aspect of the project in greater detail, we would love to hear from you. Sincerely, Brian Grafton, Project Architect FMD Architects Brian Grafton 101 ROOM NAME 101 1t W 01 A-101 1 1 1 1 EARTH POROUS FILL CONCRETE CONCRETE MASONRY UNIT BRICK STEEL WOOD - ROUGH GYPSUM BOARD RIGID INSULATION BATT INSULATION ROOM NAME DOOR NUMBER WINDOW TYPE WALL TYPE PLYWOOD SHEET NUMBER INTERIOR ELEVATION NUMBER ROOM NUMBER A-101 1 SIM SECTION NUMBER SHEET NUMBER DETAIL NUMBER SHEET NUMBER EXTERIOR ELEVATION NUMBER SHEET NUMBERA101 1 1 A101 MATERIALS SYMBOLS W CODED NOTE FINISH CLASSIFICATION FINISH CODE FINISH TAG ALTERNATE # LICENSED 58068 STATEOF M I ARCHITECT N N ESOTAR.MFRIE D A NLEINAEM © COPYRIGHT 2020 FMD ARCHITECTS INC. ALL RIGHTS RESERVED JOB NUMBER:2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333Phone: 330.836.2343 Fax 330.836.7359ARCHITECTS ●PLANNERS ●INTERIORS ●CONSTRUCTION ADMINISTRATION ●LEED ACCREDITED4/23/2020 2:53:29 PMTS-101 19-1173ATITLE SHEET - PLANNINGCOMMISSIONBUILD OUT AND RENOVATION1201 MAIN STREETHOPKINS, MN 55343PLANNING COMMISSION REVIEWBEAR CAVE BREWING04/23/2020 APRIL 23, 2020 PLANNING COMMISSION SUBMITTAL BUILD OUT AND RENOVATION GENERAL NOTES DRAWING INDEXARCHITECT STRUCTURAL ENGINEER LARSON ENGINEERING, INC 3524 LABORE ROAD WHITE BEAR LAKE, MN 55110 (P) 651-481-9120 (F) 651-481-9201 OWNERS BEAR CAVE BREWING 1201 MAINSTREET HOPKINS, MN 55343 FMD ARCHITECTS 2841 RIVIERA DRIVE, SUITE 200 FAIRLAWN, OHIO 44333 (P) 330-836-2343 (F) 330-836-7359 PROJECT MANAGER: BRIAN GRAFTON (BGRAFTON@FMDARCHITECTS.COM PROJECT TEAM LOCATION MAPDRAWING LEGEND 1 COMPLY WITH ALL APPLICABLE CODES, ORDINANCES, LAWS, SAFETY ORDERS, AND DIRECTIVES OF THE STATE, COUNTY AND CITY. 2 EACH CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS, FEES, CERTIFICATES OF INSPECTION AND APPROVAL, ETC, UNLESS OTHERWISE NOTED. 3 THE SUBMISSION OF A BID BY CONTRACTOR SHALL INDICATE HE HAS BECOME FAMILIAR WITH ALL THE CONSTRUCTION DOCUMENTS, AND UNDERSTANDS THE LABOR AND MATERIALS REQUIRED TO COMPLETE THE PROJECT. 4 PRIOR TO CONSTRUCTION EACH CONTRACTOR SHALL VISIT THE SITE, AND VERIFY ALL DIMENSIONS AND CONDITIONS. ANY DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. 5 IN THE CASE OF DISCREPANCIES OR INCONSISTENCIES APPEARING IN THE CONSTRUCTION DOCUMENTS, OR FIELD CONDITIONS, THE ARCHITECT SHALL BE NOTIFIED. IN NO CASE SHALL WORK PROCEED IN UNCERTAINTY OR WITH INSUFFICIENT DATA. BID PLANS TO THE MOST RESTRICTIVE WAY. 6 ALL WORK, FIXTURES AND THE STRUCTURE SHALL BE PROTECTED IN ALL RESPECTS FROM WEATHER, CONSTRUCTION HAZARDS, FIRE, UNNECESSARY INTRUSIONS, DUST, DIRT OR DEBRIS. 7 EACH CONTRACTOR SHALL PROVIDE, INSTALL AND MAINTAIN, FOR THE DURATION OF CONSTRUCTION, ALL REQUIRED SCAFFOLDS, TARPAULINS, WARNING SIGNS, FENCES, AND OTHER TEMPORARY CONSTRUCTION ITEM FOR THE PROPER AND SAFE COMPLETION OF THEIR WORK AND FOR COMPLIANCE WITH ALL APPLICABLE REGULATIONS, INCLUDING OSHA. 8 THE CONTRACTORS SHALL DETERMINE CONSTRUCTION PROCEDURES AND SEQUENCES, AND ENSURE THE SAFETY OF THE STRUCTURE AND ITS COMPONENTS DURING CONSTRUCTION. SAFETY MEASURES SHALL INCLUDE, BUT NOT BE LIMITED TO BRACING, SHORING FOR LOADS DUE TO CONSTRUCTION EQUIPMENT, MATERIALS, ETC. 9 ALL MATERIALS, FABRICATION, AND/OR INSTALLATION SHALL COMPLY WITH ALL TECHNICAL AND INDUSTRY STANDARDS AND SPECIFICATIONS FOR EACH DIVISION OF WORK. 10 ALL WORK SHALL BE CHECKED AND ACCEPTED BY THE ARCHITECT AND OWNER BEFORE CONSIDERED COMPLETE. 11 ALL CONSTRUCTION MATERIALS, IF PLACED ON ROOF, SHALL BE SPREAD OUT TO ADEQUATELY DISTRIBUTE THE LOAD ON THE STRUCTURE. EACH CONTRACTOR SHALL PROVIDE ADEQUATE SHORING AND/OR BRACING WHERE THE STRUCTURE DOES NOT PROVIDE ADEQUATE STRENGTH. 12 THE CERTIFICATE OF PLAN APPROVAL SHALL BE POSTED IN A CONSPICUOUS LOCATION OUTSIDE OF THE BUILDING AND IN THE FRONT PART OF THE PREMISES WHERE THE BUILDING WILL BE LOCATED. THE CONSTRUCTION MANAGER AND CONTRACTOR SHALL, SO FAR AS POSSIBLE, PRESERVE AND KEEP THE CERTIFICATE OF PLAN APPROVAL POSTED UNTIL THE WORK IS COMPLETED PER THE OBC. 13 AN APPROVED SET OF PLANS FROM THE BUILDING DEPARTMENT SHALL BE KEPT AT THE SITE AND SHALL BE AVAILABLE FOR REFERENCE BY THE BUILDING OFFICIAL AT ALL TIMES DURING WORKING HOURS WHILE SUCH WORK IS IN PROGRESS PER THE OBC. 14 THE CONTRACTOR SHALL SCHEDULE ALL REQUIRED INSPECTIONS AND THE BUILDING DEPARTMENT SHALL PERFORM INSPECTIONS BEFORE ANY WORK IS COVERED UP BY OTHER CONSTRUCTION, INCLUDING, BUT NOT LIMITED TO ALL REINFORCING, FRAMING, PLUMBING, MECHANICAL AND ELECTRICAL WORK PER THE OBC. 15 ALL SHOP DRAWINGS, INCLUDING SUBMITTALS FROM SUB-CONTRACTORS, SHALL BE REVIEWED BY GENERAL CONTRACTOR PRIOR TO FORWARDING TO ARCHITECT. 16 CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING SHOP DRAWINGS ARE COMPLETED BASED ON MOST RECENT CONSTRUCTION DRAWINGS/BULLETIN(S) AND NOT SOLELY RELY UPON ORIGINAL BID SET. 17 CHANGES BY THE CONTRACTOR TO THE DESIGN INTENT SHALL BE HIGHLIGHTED TO THE ARCHITECT IN SHOP DRAWINGS. ACCEPTANCE OF NON-CONFORMING SHOP DRAWINGS DOES NOT RELIEVE THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE WHAT IS IN THE CONTRACT DOCUMENTS. 18 ALL COLOR SELECTIONS SHALL BE APPROVED BY OWNER/ARCHITECT. CONTRACTOR SHALL LEAVE COLOR SELECTIONS OPEN IN SHOP DRAWINGS, HIGHLIGHT WHERE SELECTIONS NEED TO BE MADE, AND PROVIDE FULL RANGE OF SAMPLES BY LEVEL OF FINISH NOTED IN FINISH SCHEDULE. 19 DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. 20 IF ANY QUESTIONS OCCUR DURING THE BID PROCESS THE CONTRACTOR IS RESPONSIBLE TO SUBMIT AN (RFI) REQUEST FOR INFORMATION TO THE ARCHITECT FOR CLARIFICATION AND INTENT. 21 EACH CONTRACTOR TO FULLY REVIEW ALL SHEETS IN THE CONSTRUCTION DOCUMENTS FOR OWN SCOPE OF WORK AND COORDINATE SEQUENCE OF WORK BETWEEN TRADES. A.F.F.ABOVE FINISH FLOOR ALUM.ALUMINUM BD.BOARD B/O BOTTOM OF... C.J. CONTROL JOINT C.L.CENTERLINE CMU CONCRETE MASONRY UNITS CONC.CONCRETE DIA.DIAMETER DIM/DIM'S DIMENSIONS D.O.DOOR OPENING D.S.DOWNSPOUT DWG(S)DRAWING(S) E.J.EXPANSION JOINT EQ EQUAL EWC ELECTRIC WATER COOLER EXIST.EXISTING EXT.EXTERIOR F.E.FIRE EXTINGUISHER FD FLOOR DRAIN FF FINISH FLOOR FIN FINISH FLR FLOOR F.R.T.FIRE RETARDENT TREATED FT.FEET/FOOT GALV.GALVANIZED GC GENERAL CONTRACTOR GWB GYPSUM WALL BOARD HT.HEIGHT HM HOLLOW METAL INT.INTERIOR JAN.JANITOR LAV LAVATORY MFR MANUFACTURER MAX MAXIMUM MECH MECHANICAL MTL METAL MIN MINIMUM N.I.C.NOT IN CONTRACT N.T.S.NOT TO SCALE O.C.ON CENTER P.LAM PLASTIC LAMINATE PLUMB.PLUMBING PLYWD.PLYWOOD PT PAINTED RD ROOF DRAIN REQ'D.REQUIRED RCP REFLECTED CEILING PLAN RTU ROOF TOP UNIT SF SQUARE FOOT SIM.SIMILAR SPECS SPECIFICATIONS S.S.STAINLESS STEEL S.S.M.SOLID SURFACE MATERIAL STRUCT.STRUCTURAL T/O TOP OF ... TYP.TYPICAL U.L.UNDERWRITERS LABORATORY U.N.O.UNLESS NOTED OTHERWISE V.I.F.VERIFIED IN FIELD W/WITH W/O WITHOUT WD WOOD ABBREVIATIONS MEP ENGINEERS THORSON BAKER + ASSOCIATES 330 W. STREETSBORO ROAD RICHFIELD, OH 44286 (P) ENGINEER (F) ENGINEER PROJECT LOCATION GENERAL TS-101 TITLE SHEET - PLANNING COMMISSION ARCHITECTURAL A-001 ARCHITECTURAL SITE PLAN A-200 PLANNING COMMISSION ARCHITECTURAL ELEVATIONS INTERIORS F-200 GROUND FLOOR AND LOWER LEVEL EQUIPMENT PLANS F-201 UPPER LEVEL EQUIPMENT PLANS 04/23/20 PLANNING COMMISSION SUBMITTAL 1 2" D IP W AT ER L IN E 1 2 " DIP W AT ER LIN E 6" CIP WATERLINE6" CIP WATER6" CIP WATERLINE6" CIP WATERLINE36" STORM36" STORM36" STORM36" STORM36" STORM36" STORMG G G G G G E (UND E RG R O U ND) E (U NDERG R O U ND ) E (UND ERGROUND )E (U NDERG ROUND ) 18" PV 18" PVC SAN . 18" PVC S AN. 36" ST O RM 36" S 36" ST O RM 36" ST O RM 8" VCP SAN.8" VCP SAN8" VCP SAN.8" VCP SAN.15 15 17 17 16 16 19 19 13 13 12 8 9 7 11 11 12 12 12 12 RENAISSANCE CT 12TH AVENUE NMAINSTREET 14 18 5 4PARCEL ID: 2411722310135 1 4 2 3 3 3 3 3 3 3 3 3 (OPEN AIR AREA) OUTDOOR PATIO ROOF TOP PATIO 20 PROPERTY LINE PARCEL ID: 2411722310059 5 LOADING / UNLOADING ZONE 7'-5 1/2"50 '-6 " 40 '-8 " 10'-0" 10'-2" DUMPSTER ENCLOSURE SIDING TO MATCH BRICK PAINT COLOR 21 21 6 6 5 22 LOADING DIRECTION 23 23 23 10 10 10 1/4" / 1'-0" D.S. 18 TYP.5'-0"(CENTER) NOT IN SCOPE EXISTING TO REMAIN 2 A-001 3 A-001 A-401 1 A-401 3 1 1/2" SQUARE HORIZONTAL RAIL. SHOP PRIME, FIELD PAINT 3/4" SQUARE VERTICAL POSTS. SHOP PRIME, FIELD PAINT 36"X12"X12" FIBERGLASS PLANTER BOX W/ DRAINAGE HOLES (2) SIDE)3'-6" 8" DIA CONC. FOOTING 4"X4"X3/8" SQUARE PLATE. WELD POST TO PLATE PAINT TO MATCH RAILING.4" 2'-2" 6" 6" 1 1/2" SQUARE VERTICAL POST. SHOP PRIME FIELD PAINT3'-6"1 1/2" SQUARE HORIZONTAL RAIL. SHOP PRIME, FIELD PAINT STEEL PLANTER BRACKET - VERIFY SIZE W/ PLANTER BOX. SHOP PRIME, FIELD PAINT TOP RAIL BEYOND PATIO SLAB/SIDEWALK 1-1/2" SQUARE RAIL ON BOTH SIDES OF PLANTER. SHOP PRIME FIELD PAINT. NOTE: ALL RAILING CONNECTIONS TO BE WELDED, MITERED, AND GROUND SMOOTH 1 1/2" SQUARE HORIZONTAL RAIL. SHOP PRIME, FIELD PAINT 3/4" SQUARE VERTICAL POSTS. SHOP PRIME, FIELD PAINT 3'-6" 8" DIA CONC. FOOTING 4"X4"X3/8" SQUARE PLATE. WELD POST TO PLATE PAINT TO MATCH RAILING.4" 2'-2" 6" 1 1/2" SQUARE VERTICAL POST. SHOP PRIME FIELD PAINT 1 1/2" SQUARE HORIZONTAL RAIL. SHOP PRIME, FIELD PAINT PATIO SLAB/SIDEWALK3'-0"NOTE: ALL RAILING CONNECTIONS TO BE WELDED, MITERED, AND GROUND SMOOTH LICENSED 58068 STATEOF M I ARCHITECT N N ESOTAR.MFRIE D A NLEINAEM © COPYRIGHT 2020 FMD ARCHITECTS INC. ALL RIGHTS RESERVED JOB NUMBER:2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333Phone: 330.836.2343 Fax 330.836.7359ARCHITECTS ●PLANNERS ●INTERIORS ●CONSTRUCTION ADMINISTRATION ●LEED ACCREDITED4/23/2020 2:49:43 PMA-001 19-1173AARCHITECTURAL SITEPLANBUILD OUT AND RENOVATION1201 MAIN STREETHOPKINS, MN 55343PLANNING COMMISSION REVIEWBEAR CAVE BREWING04/23/2020 SCALE:1/8" = 1'-0"A-001 1 ARCHITECTURAL SITE PLAN ZONING NOTES #CODED NOTES 1 INVERTED-U BIKE RACK 2 BIKE REPAIR AND TIRE PUMP STATION. BASIS OF DESIGN: SARIS INFRASTRUCTURE DELUXE PUBLIC WORK STAND 3 RAILING MOUNTED HANGING BASKETS - REFER TO RAILING DETAIL FOR BASIS OF DESIGN. 4 36" DECORATIVE STEEL RAILING - REFER TO RAILING DETAIL AND ELEVATIONS FOR ADDITIONAL INFORMATION. 5 GAS FIRE PLACE. BASIS OF DESIGN: TBD 6 OWNER PROVIDED OUTDOOR PATIO FURNITURE 7 WOOD PERGOLA 8 ROOFTOP CONSERVATORY 9 ELEVATOR ROOFTOP PENTHOUSE 10 NEW HVAC EQUIPMENT. SEE ENGINEERS DRAWINGS 11 OUTLINE OF ADJACENT BUILDING 12 EXISTING STREET TREE - TO REMAIN (NOT IN SCOPE) 13 EXISTING MANHOLE - TO REMAIN (NOT IN SCOPE) 14 EXISTING TRAFFIC LIGHT - TO REMAIN (NOT IN SCOPE) 15 EXISTING STREET LIGHT - TO REMAIN (NOT IN SCOPE) 16 EXISTING ADA ACCESS PLATE - TO REMAIN (NOT IN SCOPE) 17 EXISTING CROSSWALK - TO REMAIN (NOT IN SCOPE) 18 EXISTING ADA ACCESSIBLE SIDEWALK - TO REMAIN (NOT IN SCOPE) 19 EXISTING CROSSWALK BUTTON - TO REMAIN (NOT IN SCOPE) 20 SIGN POLE AND POLE BASE TO REMAIN - PROVIDE POWER - COORDINATE WITH ELECTRICAL DRAWINGS 21 RAISED PLANTER BOX - BY OWNER 22 DUMPSTER MANUEVERABILITY CLEARANCE (ON WHEELS) 23 PROVIDE TRELLIS SCREENING FULL HEIGHT OF RAILING SEGMENT WHERE INDICATED ON PLAN PARCEL: 2411722310059 ZONED: B3 GENERAL BUSINESS PROJECT LOCATED DOWNTOWN AND WITHIN DOWNTOWN OVERLAY DISTRICT PROJECT WILL OPERATE AS A BREWPUB AND IS ABUTTED TO MAIN STREET PARKING NOTES • THE PARCEL IS A PART OF THE HOPKINS DOWNTOWN DISTRCT. PARKING IS AVAILABLE VIA CITY GARAGES AND STREET PARKING. NEAREST CITY GARAGE IS APPROXIMATELY 450'-0" FROM THE EDGE OF THE LOT. • ADA PARKING AND ACCESSIBLE ROUTES ARE PROVIDED AS PART OF THE CITY PARKING AND SIDEWALK INFRASTRUCTURE. • THE EXISTING BUILDING OCCUPIES A CORNER LOT FRONTING MAIN STREET AND 12TH AVENUE. • AS PART OF THE DOWNTOWN DISTRICT, A PEDESTRIAN LEVEL OUTDOOR PATIO IS PROVIDED ON THE ORIGINAL PAVED LOT AREA FOR PARKING. • THE REAR PORTION OF THE PROPERTY BEHIND THE BUILDING IT UTILIZED FOR LOADING/UNLOADING AS WELL AS THE DUMPSTER ENCLOSURE. • A PARKING STUDY HAS BEEN AUTHORIZED WITH THE CITY OF HOPKINS ON 4/10/2020 • 12 PUBLIC BICYCLE PARKING SPACES ARE PROVIDED ALONG MAIN STREET. SCALE: 1" = 1'-0"A-001 2 TYP. RAILING DETAIL @ PLANTER SCALE: 1" = 1'-0"A-001 3 TYP. RAILING DETAIL 04/23/20 PLANNING COMMISSION SUBMITTAL UP 102 101 100 103 104 105 106107 108 109 110 114 113 125 118 118 111115 116 116 115 112 106106 104103 117 LAB/OFF. 110 BREWERY PRODUCTION 109 KITCHEN 104 TASTING ROOM 101 WORK ROOM/STO. 112 WALK-IN COOLER 114 GRAIN 113 BOILER 108 CORR. C101 CORR. C102 MENS RR 107 WOMENS RR 106 WAREWASH. 105 MECH. RISER RM. 111 KEG COOLER 102 OUTDOOR PATIO 115 ELEV. 103 123 122 122 117 124 CORR./CIRC. C001 KITCHEN SUPPLIES/STORAGE 004 BREWERY WAREHOUSE 003 KITCHEN MANAGER 002 ELEV. 007 LOUNGE 001 LICENSED 58068 STATEOF M I ARCHITECT N N ESOTAR.MFRIE D A NLEINAEM © COPYRIGHT 2020 FMD ARCHITECTS INC. ALL RIGHTS RESERVED JOB NUMBER:2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333Phone: 330.836.2343 Fax 330.836.7359ARCHITECTS ●PLANNERS ●INTERIORS ●CONSTRUCTION ADMINISTRATION ●LEED ACCREDITED4/23/2020 2:53:21 PMF-200 19-1173AGROUND FLOOR ANDLOWER LEVELEQUIPMENT PLANSBUILD OUT AND RENOVATION1201 MAIN STREETHOPKINS, MN 55343PLANNING COMMISSION REVIEWBEAR CAVE BREWING04/23/2020 SCALE:1/8" = 1'-0"F-200 1 GROUND FLOOR EQUIPMENT PLAN SCALE: 1/8" = 1'-0"F-200 2 LOWER LEVEL EQUIPMENT PLAN MARK DESCRIPTION PROVIDED BY OWNERPROVIDED BY CONTRACTORINSTALLED BY OWNER/OWNERS VENDORINSTALLED BY CONTRACTORREQUIRES ELECTRICREQUIRES WATERREQUIRES GASREQUIRES STEAMREQUIRES GLYCOLCOMMENTS 100 15 BBL BREWHOUSE ● ● ● ● ● 101 30 BBL HOT LIQUIR TANK (HLT) ● ● ● ● 102 2 BBL PILOT BREWING SYSTEM ● ● ● ● 103 2 BBL PILOT FERMENTER ● - - - ● 104 15 BBL BRITE TANK ● - - - ● 105 30 BBL FERMENTER ● - - - ● 106 15 BBL FERMENTER ● - - - ● 107 15 BBL LAGER TANK ● ● - - - ● 108 GLYCOL CONTROL PANEL ● ● - - - ● 109 PORTABLE PUMP (1.5 HP) ● ● - - - - 110 3-HEAD KEG WASHER ● ● ● - - - 111 GLYCOL CHILLER ● ● - - - ● 112 BULK C02 TANK ● - - - 113 STEAM BOILER (MPH-20) ● ● ● ● 114 GRAIN ROLLER ● ● - - - - 115 EVAPORATIVE COIL - WALK IN COOLER ● ● - 116 REMOTE CONDENSOR - WALK IN COOLER ● ● - - 117 IPOURIT TAP SYSTEM 118 6'-0" DRIP TRAY W/ GLASS SPRITZER 119 5'-0" DRIP TRAY W/ GLASS SPRITZER 122 7'-6" DRIP TRAY W/ GLASS SPRITZER ● - - - 123 WINE/BEER BARREL - AGING ● - ● - - - - - - 124 TAXIDERMY BEAR ● - ● - - - - - - 125 7'-2 1/2" DRIP TRAY W/ GLASS SPRITZER ● ● ● - - - EQUIPMENT SCHEDULE GENERAL NOTES A FURNITURE IS SHOWN FOR SPACE PLANNING AND TO DESIGNATE EGRESS ROUTES ONLY. FINAL FURNITURE SELECTION INCLUDING QUANTITIES AND INSTALLATION REQUIREMENTS IS TO BE PROVIDED BY THE OWNER. ALL EGRESS ROUTES ARE TO REMAIN CLEAR AND UNRESTRICTED TO EXITS PROVIDED. B REFER TO FOOD SERVICE VENDOR DRAWINGS FOR KITCHEN EQUIPMENT. KITCHEN EQUIPMENT SHOWN ON PLANS FOR CLARITY OF LAYOUT ONLY. COORDINATE ALL REQUIRED UTILITIES WITH FOOD SERVICE DRAWINGS, EQUIPMENT MANUFACTURER, AND MEP DRAWINGS. C CONTRACTOR TO COORDINATE WITH OWNER FOR REQUIREMENTS TO RECEIVE AND UNLOAD OWNER PROVIDED EQUIPMENT DELIVERED TO THE SITE PRIOR TO BIDDING. D ALL EQUIPMENT SHOULD REMAIN PROTECTED/COVERED WHEN POSSIBLE DURING CONSTRUCTION ACTIVITIES, UNLESS NOTED OTHERWISE BY OWNER. E WHERE CONTRACTOR IS FURNISHING EQUIPMENT, VERIFY ALL SELECTIONS WITH OWNER/ARCHITECT PRIOR TO ORDERING AND FABRICATION. F CONTRACTOR TO COORDINATE W/ OWNER FOR TIMELINE OF OWNER PROVIDED EQUIPMENT. COORDINATE ALL ANTICIPATED DELIVERY/INSTALLATION DATES W/ OWNER TO EVALUATE WHAT ASSOCIATED CONSTRUCTION ACTIVITIES NEED TO BE COMPLETED PRIOR TO EQUIPMENT ARRIVAL. 04/23/20 PLANNING COMMISSION SUBMITTAL DN DN DN CATERING 201 EVENT SPACE 200 CIRCULATION C200 WOMENS RR 203 CIRC. 201AMENS RR 202 CIRC. 201E ROOFTOP PATIO - ZONE A 201A CONSERVATORY 205 CIRCULATION 201D ROOFTOP PATIO - ZONE C 201C CIRCULATION 201D ROOFTOP PATIO ZONE B 201B LICENSED 58068 STATEOF M I ARCHITECT N N ESOTAR.MFRIE D A NLEINAEM © COPYRIGHT 2020 FMD ARCHITECTS INC. ALL RIGHTS RESERVED JOB NUMBER:2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333Phone: 330.836.2343 Fax 330.836.7359ARCHITECTS ●PLANNERS ●INTERIORS ●CONSTRUCTION ADMINISTRATION ●LEED ACCREDITED4/23/2020 2:53:28 PMF-201 19-1173AUPPER LEVELEQUIPMENT PLANSBUILD OUT AND RENOVATION1201 MAIN STREETHOPKINS, MN 55343PLANNING COMMISSION REVIEWBEAR CAVE BREWING04/23/2020 SCALE:1/8" = 1'-0"F-201 1 UPPER LEVEL EQUIPMENT PLAN MARK DESCRIPTION PROVIDED BY OWNERPROVIDED BY CONTRACTORINSTALLED BY OWNER/OWNERS VENDORINSTALLED BY CONTRACTORREQUIRES ELECTRICREQUIRES WATERREQUIRES GASREQUIRES STEAMREQUIRES GLYCOLCOMMENTS 100 15 BBL BREWHOUSE ● ● ● ● ● 101 30 BBL HOT LIQUIR TANK (HLT) ● ● ● ● 102 2 BBL PILOT BREWING SYSTEM ● ● ● ● 103 2 BBL PILOT FERMENTER ● - - - ● 104 15 BBL BRITE TANK ● - - - ● 105 30 BBL FERMENTER ● - - - ● 106 15 BBL FERMENTER ● - - - ● 107 15 BBL LAGER TANK ● ● - - - ● 108 GLYCOL CONTROL PANEL ● ● - - - ● 109 PORTABLE PUMP (1.5 HP) ● ● - - - - 110 3-HEAD KEG WASHER ● ● ● - - - 111 GLYCOL CHILLER ● ● - - - ● 112 BULK C02 TANK ● - - - 113 STEAM BOILER (MPH-20) ● ● ● ● 114 GRAIN ROLLER ● ● - - - - 115 EVAPORATIVE COIL - WALK IN COOLER ● ● - 116 REMOTE CONDENSOR - WALK IN COOLER ● ● - - 117 IPOURIT TAP SYSTEM 118 6'-0" DRIP TRAY W/ GLASS SPRITZER 119 5'-0" DRIP TRAY W/ GLASS SPRITZER 122 7'-6" DRIP TRAY W/ GLASS SPRITZER ● - - - 123 WINE/BEER BARREL - AGING ● - ● - - - - - - 124 TAXIDERMY BEAR ● - ● - - - - - - 125 7'-2 1/2" DRIP TRAY W/ GLASS SPRITZER ● ● ● - - - EQUIPMENT SCHEDULE GENERAL NOTES A FURNITURE IS SHOWN FOR SPACE PLANNING AND TO DESIGNATE EGRESS ROUTES ONLY. FINAL FURNITURE SELECTION INCLUDING QUANTITIES AND INSTALLATION REQUIREMENTS IS TO BE PROVIDED BY THE OWNER. ALL EGRESS ROUTES ARE TO REMAIN CLEAR AND UNRESTRICTED TO EXITS PROVIDED. B REFER TO FOOD SERVICE VENDOR DRAWINGS FOR KITCHEN EQUIPMENT. KITCHEN EQUIPMENT SHOWN ON PLANS FOR CLARITY OF LAYOUT ONLY. COORDINATE ALL REQUIRED UTILITIES WITH FOOD SERVICE DRAWINGS, EQUIPMENT MANUFACTURER, AND MEP DRAWINGS. C CONTRACTOR TO COORDINATE WITH OWNER FOR REQUIREMENTS TO RECEIVE AND UNLOAD OWNER PROVIDED EQUIPMENT DELIVERED TO THE SITE PRIOR TO BIDDING. D ALL EQUIPMENT SHOULD REMAIN PROTECTED/COVERED WHEN POSSIBLE DURING CONSTRUCTION ACTIVITIES, UNLESS NOTED OTHERWISE BY OWNER. E WHERE CONTRACTOR IS FURNISHING EQUIPMENT, VERIFY ALL SELECTIONS WITH OWNER/ARCHITECT PRIOR TO ORDERING AND FABRICATION. F CONTRACTOR TO COORDINATE W/ OWNER FOR TIMELINE OF OWNER PROVIDED EQUIPMENT. COORDINATE ALL ANTICIPATED DELIVERY/INSTALLATION DATES W/ OWNER TO EVALUATE WHAT ASSOCIATED CONSTRUCTION ACTIVITIES NEED TO BE COMPLETED PRIOR TO EQUIPMENT ARRIVAL. 04/23/20 PLANNING COMMISSION SUBMITTAL 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com Bear Cave Brewing Company 1201 Main Street Hopkins MN, 55343 Re: Neighborhood Virtual Plan Review and Comments Dear Mr. Lindahl, The property Owners of the proposed brewery project at 1201 Main Street mailed hard copies of the letter included as Exhibit A in this report on Friday May 8, 2020. In the letter, the owners have openly invited the neighborhood, Planning Commission, and City Council members to review a digital set of PDFs showing the proposed site plan, floor plans, and elevations and provided and opportunity for feedback. Is the intent for this proposed brewery to be a good neighbor, and it was a priority to give adjacent residences and businesses and opportunity to share their thoughts with the design team early on. The comment period ended on Tuesday May 19th, 2020, and we have compiled a transcript of all comments given during this time. Feedback = comments provided by neighbor(s) Response = FMD Architects reply Thank you again for the opportunity to work together, and we are looking forward to the Planning Commission Meeting on Tuesday May 26, 2020. If there are any follow up questions or comments, please do not hesitate to reach out to myself or the property owners for continued collaboration and coordination. Sincerely, Brian Grafton Project Architect FMD Architects 330-836-2343 X 2100 Brian Grafton Page 2 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com Order Date Contact Name Contact Address E-mail Phone (if provided) 1. 05/11/20 Barb Legrand 21 12th Ave N Hopkins, MN 55343 barb.legrand@alerus.com - • E-mail Feedback: I currently live kitty corner to the site of the new Bear Cave Brewing site on 12th Ave. As excited as I am to have a new brewery in Hopkins, I am a little concerned about noise. Can you tell me what the operation hours are expected to be and will the patios (both rooftop and ground level facing 12th) have any sort of barrier to help with noise? o Response: Thank you for reaching out. The owners anticipated hours will match the other businesses similar to theirs along Main Street. Tentatively they would be Monday through Friday 10a-10p and 10:00a to no later than 12:00p on weekends. The owners have shared they want to be good neighbors, and will consider all feedback as they go through the rest of the zoning process. For the patios, there will be an enclosed portion on the rooftop patio for groups, and a screen along the railing on the northern side. The ground level patio will have a railing around the perimeter and is fortunate to have the bulk of the building as a buffer between the residential areas and the patio itself. 2. 05/11/20 Steve Anderson 1211 Main Street Hopkins, MN 55343 Sma.inky@gmail.com 952-405-8657 • E-mail Feedback: I just received your letter in my mail regarding your placing the plans for the new Bear Cave Brewing site and wanted to say that the Pdf fidelity is so low that I cannot read anything in the type areas. Can you try to somehow put a larger size online so it can at least be read? o Response: The PDF on the dropbox can be zoomed in on. Due to the size of the file and number of guests viewing the files at one time today, we have noticed that it does take a moment for the file to refresh. We also recommend viewing files on a desktop computer or utilizing the desktop mode for the site if using a mobile phone for the best viewing experience. Please try that these suggestions and let us know if those recommendations provide more clarity. • E-mail Feedback: So just FYI . . . my business is in the arts so I am more than familiar with imaging, including the use of Pdf files. Being somewhat of a techno-dinosaur relative to iPhones, I never use Page 3 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com my phone for anything, short of making an occasional call or sending a text. I otherwise have the newest model iMac with a 28” screen. So the file I get when I go to your site has a resolution of 6.57 MB. I did a screen shot (see attached) and made a Pdf to send back to you. • E-mail Feedback: Did you receive the screen shot I sent you yesterday ?? o Response: I received your screenshot. We have looked into this with a number of different machines and devices including PC and Apple and are not seeing results like those you have shared. Attached is a PDF copy of the same drawings uploaded to the dropbox account in case there is a connectivity conflict preventing them from loading properly for you. • E-mail Feedback: So the one you attached is now clear. Perhaps you failed to see that the one you initially send was 30% smaller in final mega bytes. That makes a big difference in legibility. 3. 05/14/20 Steve Baiel 14 12th Ave. North Hopkins, MN 55343 steve@ummbvideo.com - • E-mail Feedback: I received a letter earlier this week from Nathan Bergeland with information about the Bear Cave Brewing project. It indicated I could contact you with questions and comments. I am Steve Baiel and my home is at 14 12th Ave. North. (The second house north of the Bear Cave.) I am appreciative of receiving the information and I have a couple of preliminary questions I would like to ask. 1. Am I correct in thinking that the current wooden structure on the northern edge of the property is being removed? 2. The exterior stairs on the northern edge of the property going from the roof top deck to the ground are labelled as emergency. Would they ever be used as an entrance or exit? Or, would they only be used as an emergency exit? o Response: 1. Yes, it is the intent to remove the old wooden tire shed on the northern side of the property. 2. The design intent for the new stair is to be used for emergency exit only as code required second exit. Based on the anticipated operations, customers would need to check in with a hostess to be seated, and we would anticipate the entrance on Main street and the ground patio to be the primary points of access. • E-mail Feedback: There is a lot that I like in the project drawings. I think the main ground level patio fits in well with the adjacent theaters. It is bicycle friendly. Removing the tire shed will improve the appearance of the property. This will be a nice additional to the Hopkins Mainstreet Page 4 2841 Riviera Drive, Suite 200 Fairlawn, Ohio 44333 p. 330.836.2343 f. 330.836.7359 www.fmdarchitects.com community. But I do want to mention a concern I have. Given that my house is close to the Bear Cave, I am concerned that there will be large groups, perhaps 100 or more, on the roof top deck. I am thinking of this in terms of noise, direct line of sight and possibly light spill. More specifically, the areas labelled Rooftop Patio Zone C, Conservatory and Rooftop Patio Zone A have a direct view into my backyard. It is my understanding that there is a 42” high metal guardrail around the roof top patio. Would it be possible to place a 72” wall along the north side of the roof top patio to provide a block towards the houses and other residential properties? I think this would address, noise, line of sight and light. Could this also be done on the top landing of the emergency stairs? More generally speaking, I am interested in seeing more of a barrier between the roof top patio and the residences to the north. There may be ways to achieve this other than my suggestion of the wall that are more appealing to you and Nathan. I am more interested in expressing a concern that trying to define a specific plan. 05/08/2020 Dear Neighbor, We at Bear Cave Brewing, a new proposed brewery, have applied to the City of Hopkins for certain land use approvals at 1201 Mainstreet that will allow rehabilitation of the existing building, previously used as a Firestone Tire Auto Service Center into a new microbrewery and tasting room. We are excited to be a part of Downtown Hopkins and would like to share our proposed plans with our neighbors, listen to feedback, and answer any questions regarding such plans. Due to ongoing concerns related to the COVID-19 pandemic, in lieu of holding an in-person neighborhood meeting to discuss our plans directly with you, we invite you to review and comment on our plans virtually by entering the following link in your web browser: https://tinyurl.com/BearCaveNeighbor. You will be directed to a Dropbox Folder with a copy of our proposed plans and elevations for viewing. Please e-mail all questions and comments to our Project Architect Brian Grafton at Bgrafton@fmdarchitects.com. Comments must be received by Tuesday, May 19, 2020. To help make sure we get your comments, please include “Bear Cave Brewing – Neighborhood Feedback” in the subject line. If you prefer to call and talk with someone directly, you may reach out to Brian Grafton with FMD Architects at 330-836-2343 Extension # 2100 Monday-Friday between 8:00a-11:00a CST. Additionally, certain components of our plans must be reviewed and approved by the City of Hopkins. It is our understanding that the Hopkins Planning & Zoning Commission will hold a public hearing to review our application on May 26, 2020 starting at 6:30 p.m., and the Hopkins City Council will review and act upon our application on June 2, 2020 starting at 7:00 p.m. More information about those meetings can be found on the City’s website (www.hopkinsmn.com). Sincerely, Nathan Bergeland Bear Cave Brewing EXHIBIT A Memorandum 1 CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM SRF No. 13727.00 To: Jason Lindahl City of Hopkins From: Matt Pacyna, PE, Principal Ethan Bialik, EIT, Engineer Date: May 20, 2020 Subject: Bear Cave Brewing Traffic and Parking Study Introduction SRF has completed a traffic and parking study for the proposed brewery development located in the northwest quadrant of the Mainstreet and 12th Avenue intersection in Hopkins, MN. For purposes of this study, the study area focuses on a two-block radius of the proposed development as shown in Figure 1. The main objectives of this study are to review traffic and parking impacts associated with the proposed development and recommend any necessary improvements or strategies to accommodate the proposed development. The following sections provide the assumptions, analysis, and study conclusions offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes various data collection efforts, including a review of area roadway characteristics, average daily traffic (ADT) volumes, planning-level roadway capacity, and parking regulations, supply, and demand. The following sections outline the existing conditions within the study area. Roadway Characteristics Observations were completed to identify area roadway characteristics (i.e. roadway geometry, speed limits, and traffic controls). Currently, all roadways within the study area are two-lane undivided facilities with 30-mile per hour (mph) posted speed limits. The intersections along Mainstreet at 10th Avenue, 11th Avenue, 12th Avenue, and 14th Avenue are signalized. The intersections along 1st Street North at 10th Avenue, 11th Avenue, 12th Avenue, and 14th Avenue , as well as along 1st Street South at 12th Avenue are all-way stop-controlled. The remaining study intersections are side-street stop-controlled. Average Daily Traffic Volumes Given the current “stay-at-home” order related to COVID-19, new traffic volume data is not able to be collected as area travel patterns have been significantly impacted. Therefore, historical average daily traffic (ADT) volumes, provided by the Minnesota Department of Transportation (MnDOT), were obtained. A summary of the most recent ADT volumes available within the study area are included in Figure 1. NORTHNorth02013727 May 2020 Project Location and Existing Average Daily Traffic Volumes Figure 1H:\Projects\13000\13727\TraffStudy\Figures\Fig01_Project Location and Existing Average Daily Traffic Volumes.cdrBear Cave Brewing Traffic and Parking Study City of Hopkins, MN Project Location14th Ave N13th Ave N12th Ave N11th Ave N10th Ave N13th Ave S12th Ave S11th Ave S10th Ave S1st Street S 1st Street N Mainstreet 2,250 2,500 5,400 5,400 2,700 - Existing Average Daily Traffic - Study Focus Area LEGEND X,XXX Excelsior Blvd 3 HENNEPIN COUNTY Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 3 The existing (i.e. year 2016) ADT volumes along Mainstreet between 11th Avenue and 12th Avenue are approximately 5,400 vehicles per day (vpd). The ADT volumes along 11th Avenue range from 2,500 vpd to 5,400 vpd to the north and south of Mainstreet, respectively. ADT volumes along 1st Street North are approximately 2,250 vpd, while ADT volumes along 1st Street South are approximately 2,700 vpd. Daily traffic volumes along the other study roadways are estimated to be similar to or less than these roadways. Planning Level Roadway Capacity Review A planning level roadway capacity review was completed to understand current operations and reserve capacity. The review compared existing study area roadways, which are all two-lane undivided urban roadways, with the typical planning level roadway capacity threshold values outlined in Table 1. Based on the information in Table 1, the roadway capacity of an urban two-lane undivided roadway is generally between 8,000 and 10,000 vpd. Therefore, since the current ADT volumes within the study area are generally 5,400 vpd or less, there is more than 30 percent reserve capacity remaining along study area roadways before roadway capacity/geometric improvements may be needed. Table 1. Planning Level Roadway Capacities by Facility Type Facility Type Planning Level Daily Capacity Ranges (ADT) Under Capacity Approaching Capacity Over Capacity LOS A B C D E F 0.2 0.4 0.6 0.85 1.0 >1.0 Two-lane undivided urban 8,000 – 10,000 2,000 4,000 6,000 8,500 10,000 > 10,000 Two-lane divided urban (Three-lane) 14,000 – 17,000 3,400 6,800 10,200 14,450 17,000 > 17,000 Parking Current public parking was reviewed to understand the existing parking supply and demand within the study area. Observations were completed to identify the existing parking supply and regulations within the study area, which are summarized in Figure 2. This includes both on-street and public off- street parking. Note that there are approximately 800 parking spaces within a two-block radius of the proposed development, including public parking lot 400; there are approximately 65 public parking spaces within 300 feet of the proposed development, which corresponds with a typical city block. To identify the existing parking demand, a combination of resources were leveraged, including the City of Hopkins Parking Study, completed in 2013, and historical aerial mapping. Note that there are 14 days of aerial mapping dating back to 2015, which includes a variety of days and times during the week (i.e. weekday/weekend and morning/afternoon data). Shadows within the aerial photography were used to estimate the approximate time of day that the images were collected. Note that no evening data was able to be obtained using the aerial approach, but based on the City of Hopkins Parking Study, the peak demand in downtown generally occurred during the weekday afternoon period. Therefore, the parking demand identified using aerial photos is considered valid for this study purpose. NORTHNorth02013727 May 2020 Existing Parking Supply Figure 2H:\Projects\13000\13727\TraffStudy\Figures\Fig02_Existing Parking Supply.cdrBear Cave Brewing Traffic and Parking Study City of Hopkins, MN 13th Ave S12th Ave S11th Ave S10th Ave S1st Street S Mainstreet14th Ave N13th Ave N12th Ave N11th Ave N10th Ave N8 10 - Existing Number of Parking Spaces - No Parking - 15-Minute Parking - 30-Minute Parking - 1-Hour Parking - 2-Hour Parking - 3-Hour Parking - No Limit - Public Parking Area - Private Parking - Permit Parking Only LEGEND 11 12 X 11 9 5 10 7 2 6 3 6 3 3 7 26 6 6 3 8 12 5 4 2 3 17 4 4 919 21 5 20 2529 414 Parking Lot Not Included in Evaluation 1st Street N 1 13 13 9 11 5 Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 5 To provide a conservative approach, the observed peak parking demand within the study area (i.e. on- and off-street), regardless of the day/time of the week, was used to identify the available supply. The peak parking demand within 300 feet of the proposed development and within the overall study area were observed to be approximately 40 spaces and 450 spaces, respectively. Based on this demand, there is a surplus of approximately 25 spaces within 300 feet of the proposed development and 350 spaces within a two-block radius of the proposed development. Of the total available spaces, approximately 130 spaces are on-street and 220 spaces are off-street. A summary of the available on- and off-street peak parking utilization is provided in Figure 3, while detailed parking utilization by day and time is provided in the Appendix. Proposed Development The proposed development is located at the northwest quadrant of the Mainstreet and 12th Avenue intersection, which was once occupied by the Firestone Tire Center. The project would reconfigure the existing site and construct a brewery with 180 interior seats and 222 outdoor seats (see Figure 4). Within the building, multiple seating areas are planned, including a taproom and event space. The proposed development was assumed to open by the end of year 2021. The existing 10-space surface parking lot would be repurposed for outdoor seating. No parking on-site would be provided after construction. The subject property is zoned B-2, Central Business District which does not have off-street parking requirements for individual businesses but rather manages parking in the City’s Downtown district parking system. Even with no specific off-street parking requirement for individual properties within the B-2 district, the City’s site plan review standards still require individual properties to demonstrate a proposed development will have adequate parking and will not create traffic hazards or excessive traffic through residential areas or otherwise cause adverse effects on residential areas or dwellings. Further discussion regarding potential impacts is provided later in this document. Year 2022 Build Conditions To help determine impacts associated with the proposed development, year 2022 conditions were reviewed, which represents one year after anticipated opening. The year 2022 assessment accounts for general area background growth and traffic generated by the proposed development and looks at potential impacts to parking and roadway capacity. The following information summarizes the year 2022 build condition assessment. Background Growth To account for general background growth in the area, an annual growth rate of one-half (0.5) percent was applied to the existing ADT volumes to develop year 2022 background forecasts. This growth rate is consistent with historical growth in the study area based on MnDOT ADT volumes . This equates to an ADT volume increase of approximately 100 to 200 vpd on area roadways by year 2022. NORTHNorth02013727 May 2020 Existing Peak Parking Utilization Figure 3H:\Projects\13000\13727\TraffStudy\Figures\Fig03_Existing Peak Parking Utilization.cdrBear Cave Brewing Traffic and Parking Study City of Hopkins, MN 13th Ave S12th Ave S11th Ave S10th Ave S1st Street S Mainstreet14th Ave N13th Ave N12th Ave N11th Ave N10th Ave N1st Street N - ~0% Full - ~25% Full - ~50% Full - ~75% Full - ~100% Full LEGEND 02013727 May 2020 Site Plan Bear Cave Brewing Traffic and Parking Study City of Hopkins, MN Figure 4NORTHNorthH:\Projects\13000\13727\TraffStudy\Figures\Fig04_Site Plan.cdr Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 8 Trip Generation A trip generation estimate for the proposed land use was developed for the p.m. peak hour and on a daily basis. The estimate, shown in Table 2, was developed using the ITE Trip Generation Manual, Tenth Edition. Note that since a brewery is a relatively new use, there is not a land use category specifically for a brewery land use. However, breweries typically have similar travel patterns as high-turnover sit- down restaurants, which was used for the trip generation estimate. Note that since the brewery is not expected to be open during the morning, no a.m. peak hour trip generation was included. The estimate includes both a summer and winter condition. Table 2. Trip Generation Estimates Proposed Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips Daily Trips In Out In Out Winter Estimate High-Turnover Sit-Down Restaurant (932) 180 seats -- -- 43 33 787 Multiuse / Modal Reduction (20 percent) (-1) -- -- ( - 9) ( - 7) ( - 158) Total Site Trips (Winter) -- -- 34 26 629 Summer Estimate High-Turnover Sit-Down Restaurant (932) 402 seats -- -- 96 73 1,757 Multiuse / Modal Reduction (20 percent) -- -- ( -19) ( - 15) ( - 352) Total Site Trips (Summer) -- -- 77 58 1,405 Results of the trip generation estimate indicate that the proposed development is expected to generate a range from 60 to 135 p.m. peak hour and 629 to 1,405 daily trips, depending on the time of the year. This estimate includes a 20 percent reduction, which accounts for multi-use between existing adjacent businesses, as well as patrons arriving by alternative transportation modes (i.e. bike, walk, transit, etc.). Note that available and planned transit options in the study area include Metro Transit Routes 612, 615, 664, 670 and the future Green Line LRT which is expected to be operational by year 2023. The modal reduction also accounts for the walkability of Downtown Hopkins and regional trail connections near the proposed development. Parking Generation Although no off-street parking is required for the proposed development, since the site is zoned B-2 Central Business District, the development is still expected to generate parking demand in the area. To determine how much parking may be needed, a parking demand estimate for the proposed land use was developed for a typical weekday p.m. peak hour. The estimate, shown in Table 3, was developed using the ITE Parking Generation Manual, 5th Edition, and includes the average and 85th percentile parking demand. Similar to the trip generation, a brewery is a relatively new use and there is not a land use category specifically for a brewery land use. However, breweries typically have similar travel patterns and parking demand as high-turnover sit-down restaurants, which was used for the parking demand estimate. The estimate once again includes both a summer and winter condition, as well as multi-use and modal reductions. Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 9 Results of the parking demand estimate using ITE data indicates that the average and 85th percentile parking demand for the proposed development is estimated to range from approximately 47 to 76 spaces during the winter and from approximately 106 to 170 spaces during the summer. This estimate includes a 20 percent reduction, which accounts for multi-use between existing adjacent businesses, as well as patrons arriving by alternative transportation modes. Table 3. Parking Generation Estimate * The range represents the average and 85th percentile parking demand based on the ITE Parking Generation Manual. City parking requirements for a similar use were considered to provide another estimate to identify the expected parking demand. This approach used a one (1) parking space for every three (3) seats ratio. Using this approach, the City parking requirement would equate to approximately 60 to 135 parking spaces, depending on the time of the year. The City parking requirement approach identifies a parking demand that is approximately 20 percent less than the ITE approach. Therefore, to provide a conservative evaluation, the ITE parking demand approach was used for study purposes. Parking Analysis As previously noted, there is a surplus of approximately 25 spaces within 300 feet of the proposed development and 350 spaces within a two-block radius of the proposed development. For purposes of this analysis, the ITE 85th percentile peak parking demand for the proposed development was used, which equates to a range between 76 and 170 parking spaces depending on the time of the year. Based on this demand, there is expected to be a parking deficit of approximately 50 to 145 spaces within 300 feet of the proposed development. However, there is a parking surplus ranging from 180 to 274 spaces within two-blocks of the proposed development. Patrons are expected to park as close to the proposed development as possible, which is generally on- street. Although patron parking is expected to be distributed relatively evenly surrounding the proposed development and not necessarily over-burden any one area, parking along Mainstreet (west of the proposed development) and along 12th Avenue (north and south of Mainstreet) will be most impacted. Note that there is a segment of parking on the east side of 12th Avenue between Mainstreet and 1st Street North that is already signed as “Parking by Permit Only” and therefore the proposed development is not expected to impact parking for the single-family residents in this area. Land Use (ITE Code) Parking Demand * High Turnover Sit-Down Restaurant - Winter - 180 seats (932) 59 to 95 spaces Multiuse / Modal Reduction (20 percent) ( - 12 to - 19 spaces) Total Peak Parking Demand (Winter) 47 to 76 spaces High Turnover Sit-Down Restaurant - Summer - 402 seats (932) 133 to 213 spaces Multiuse / Modal Reduction (20 percent) ( - 27 to – 43 spaces) Total Peak Parking Demand (Summer) 106 to 170 spaces Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 10 To reduce potential impacts, several potential solutions should be considered, such as: 1) Promote and incentivize alternative modes of transportation, such as walk, bike, transit, and Uber/Lyft options. a. The current site plan shows 14 U-shaped bicycle racks, which provides the opportunity for at least 28 bicycle parking spaces than can accommodate the expected bicycle demand. 2) Identify a shared parking agreement with an adjacent private business(s)/lot(s), particularly for peak event conditions, but also for regular use; the City could consider a shared parking agreement with the applicant for special event parking at Meatzold Field. 3) Review on-street parking regulations along Mainstreet between 11th Avenue and 12th Avenue and along 12th Avenue between Mainstreet and the alley immediately north of the proposed development/theater to determine if an alternative regulation (i.e. from the current no parking, loading zone) can be provided to allow on-street parking within these area, which could increase the parking supply by approximately 15 spaces within 300 feet of the proposed development. 4) List specific parking areas on the business website/information page, such as public parking is provided in parking lot 400, to limit potential impacts to adjacent on-street parking. Further discussion with project stakeholders regarding parking should occur to determine the optimal solution for the area. Planning Level Roadway Capacity Review A year 2022 planning level roadway capacity review was completed to understand future operations and reserve capacity. Since there is not one specific location that trips from the proposed development are expected to park, the impact to the adjacent roadway network is expected to be relatively minimal as motorists disperse evenly throughout the study area. As noted earlier, the proposed development is expected to generate a range between 629 to 1,405 daily trips, depending on the time of the year. Accounting for the existing ADT volumes along area roadways and expected general background growth, future area roadway volumes are expected to be 5,600 vpd or less. Knowing the planning level capacity of these roadways is between 8,000 and 10,000 vpd, the additional traffic from the proposed development (+ 629 to 1,405 daily trips) is not expected to result in any capacity related issues. Site Plan Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements. One key item that warrants consideration is the loading zone/garbage area. As currently shown, it appears that access to this area is provided via the alley along the north side of the proposed development. Truck maneuverability should be reviewed to ensure adequate access can be provided in this location. No other site plan improvements were identified from a transportation perspective. Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 11 Summary and Conclusions The following study summary and conclusions are offered for your consideration: 1) Since current ADT volumes within the study area are generally 5,400 vpd or less, there is more than 30 percent reserve capacity remaining along study area roadways before roadway capacity/geometric improvements may be needed. 2) There are approximately 800 parking spaces within a two-block radius of the proposed development, including public parking lot 400; there are approximately 65 public parking spaces within 300 feet of the proposed development 3) The existing peak parking demand within 300 feet of the proposed development and within the overall study area were observed to be approximately 40 spaces and 450 spaces, respectively; there is an existing surplus of approximately 25 spaces within 300 feet of the proposed development and 350 spaces within a two-block radius of the proposed development. 4) Since the proposed development is zoned B-2 Central Business District, the proposed development has no off-street parking requirement; however, the City’s site plan review standards still require individual properties to demonstrate a proposed development will have adequate parking and will not create traffic hazards or excessive traffic through residential areas or otherwise cause adverse effects on residential areas or dwellings. 5) The proposed development is expected to generate a range from 60 to 135 p.m. peak hour and 629 to 1,405 daily trips, depending on the time of the year (Winter versus Summer). 6) The average and 85th percentile parking demand for the proposed development is estimated to range from approximately 47 to 76 spaces during the winter and from approximately 106 to 170 spaces during the summer; the City parking requirement would equate to approximately 60 to 135 parking spaces, depending on the time of the year, if parking was required to be provided. 7) Based on the peak 85th percentile parking demand, there is expected to be a parking deficit of approximately 50 to 145 spaces within 300 feet of the proposed development and a parking surplus ranging from 180 to 274 spaces within two-blocks of the proposed development. 8) Patrons are expected to park as close to the proposed development as possible, which is generally on-street, and would be distributed relatively evenly surrounding the proposed development and not necessarily over-burden any one area. a. Parking along Mainstreet (west of the proposed development) and along 12th Avenue (north and south of Mainstreet) will be most impacted. b. There is a segment of parking on the east side of 12th Avenue between Mainstreet and 1st Street North that is already signed as “Parking by Permit Only”; the proposed development is not expected to impact parking for the single-family residents in this area. 9) The current site plan shows 14 U-shaped bicycle racks, which provides the opportunity for at least 28 bicycle parking spaces than can accommodate the expected bicycle demand. Bear Cave Brewing Traffic and Parking Study May 20, 2020 Page 12 10) To reduce potential impacts, several potential solutions should be considered, such as: a. Promote and incentivize alternative modes of transportation, such as walk, bike, transit, and Uber/Lyft options. b. Identify a shared parking agreement with an adjacent private business(s)/lot(s), particularly for peak event conditions, but also for regular use; the City could consider a shared parking agreement with the applicant for special event parking at Meatzold Field. c. Review on-street parking regulations along Mainstreet between 11th Avenue and 12th Avenue and along 12th Avenue between Mainstreet and the alley immediately north of the proposed development/theater to determine if an alternative regulation (i.e. from the current no parking, loading zone) can be provided to allow on-street parking, which could increase the parking supply by approximately 15 spaces within 300 feet of the proposed development. d. List specific parking areas on the business website/information page, such as public parking is provided in parking lot 400, to limit potential impacts to adjacent on-street parking. e. Discuss parking with project stakeholders to determine the optimal solution for the area. 11) Accounting for the existing ADT volumes along area roadways and expected general background growth, future area roadway volumes are expected to be 5,600 vpd or less. a. Knowing the planning level capacity of these roadways is between 8,000 and 10,000 vpd, the additional traffic from the proposed development (+ 629 to 1,405 daily trips) is not expected to result in any capacity related issues on area roadways. 12) Truck maneuverability should be reviewed to ensure adequate access can be provided. 13727_Final_BearCaveBrewing_Traffic_Parking_Study_200520.docx Appendix Sunday Tuesday Friday Friday Wednesday Tuesday Saturday Wednesday Thursday Sunday Thursday Friday Monday Monday5-Apr-20 24-Sep-19 19-Apr-19 7-Sep-18 2-May-18 17-Oct-17 30-Sep-17 13-Sep-17 6-Apr-17 6-Oct-16 5-May-16 16-Aug-15 15-Jun-15 27-Apr-151:00 PM 11:00 AM 10:00 AM 12:00 PM 12:00 PM 1:00 PM 12:00 PM 11:00 AM 2:00 PM 11:00 AM 10:00 AM 11:00 AM 2:00 PM 2:00 PMMainstreet(12th Avenue to 13th Avenue, North Side)On-Street 2-Hour Parking 9 1 3 4 2 6 4 2 4 2 5 3 1 1 0 6 3 9 6 3Mainstreet(12th Avenue-13th Avenue, South Side)On-Street 2-Hour Parking 10 0 3 3 7 2 5 4 3 2 5 1 3 0 0 7 3 10 7 3Mainstreet(13th Avenue-14th Avenue, North Side)On-Street 2-Hour Parking 11 0 7 0 0 0 0 0 0 2 9 9 0 0 0 9 2Mainstreet(13th Avenue-14th Avenue, South Side)On-Street 2-Hour Parking 12 0 7 0 1 1 0 1 1 4 2 4 3 0 0 7 5Mainstreet(11th Avenue-12th Avenue, North Side)On-Street No Parking Loading Zone 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Mainstreet(11th Avenue-12th Avenue, South Side)On-Street No Parking Loading Zone 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Mainstreet(10th Avenue-11th Avenue, North Side)On-Street 1-Hour Parking 11 0 4 4 8 1 9 8 7 4 2 0 7 0 5 9 2Mainstreet(10th Avenue-11th Avenue, South Side)On-Street 1-Hour Parking 9 0 8 9 7 7 9 9 9 9 7 6 7 0 8 9 02-Hour Parking 5 0 3 2 2 4 3 4 3 3 5 2 2 2 3 5 03-Hour Parking 10 2 9 8 9 8 6 8 8 7 10 9 10 8 10 10 03-Hour Parking 7 7 3 3 2 4 3 6 5 5 2 0 4 7 4 7 0No Limit 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2No Parking Time Limit 6 3 3 3 4 3 4 4 4 2 5 3 3 3 3 5 1No Parking Time Limit 3 0 3 2 2 3 3 1 2 1 2 2 3 3 2 3 02-Hour Parking 6 1 4 3 3 3 5 3 6 1 3 2 1 3 3 6 03-Hour Parking 26 1 10 5 11 12 20 8 8 13 10 15 11 13 10 20 630-Minute Parking 6 1 3 2 5 4 4 5 2 1 3 3 2 2 3 5 12-Hour Parking 3 0 1 0 0 2 0 0 1 1 2 2 0 0 1 2 115-Minute Parking 3 0 0 0 0 0 0 0 0 0 1 3 0 1 1 3 02-Hour Parking 7 0 0 0 2 2 2 0 2 2 2 1 2 1 0 2 53-Hour Parking 6 0 4 4 3 0 4 4 5 0 4 5 1 2 2 5 13-Hour Parking 3 1 1 3 1 0 1 3 3 1 1 3 1 1 0 3 03-Hour Parking 8 0 2 3 3 5 4 5 3 2 4 6 4 1 0 6 2No Limit 2 0 1 1 1 0 1 1 1 0 2 2 1 0 1 2 03-Hour Parking 4 0 2 1 2 1 3 3 3 1 2 3 1 3 0 3 130-Minute Parking 5 0 1 2 3 3 4 1 2 1 1 2 1 2 3 4 1No Limit 4 0 1 1 1 2 2 3 2 0 2 1 1 2 1 3 1No Limit 3 0 0 2 0 0 1 2 1 2 0 0 2 0 0 2 12-Hour Parking 17 0 1 1 6 1 2 3 2 2 0 0 0 1 2 6 11 12th Avenue (Mainstreet-Alley, West Side)On-Street 3-Hour Parking 4 0 1 2 0 2 3 4 2 2 1 3 4 3 2 4 0 4 4 0 No Limit 5 0 2 1 1 1 1 2 1 1 2 2 2 2 1 2 3 5 2 3 Permit Only 9 0 4 3 3 3 3 3 3 1 3 3 5 3 2 5 4 3-Hour Parking 4 0 2 1 0 2 2 1 2 2 3 3 2 0 2 3 1 12th Avenue (Alley-1st Street N, West Side)On-Street 2-Hour Parking 19 0 5 3 1 2 10 9 5 1 4 12 5 6 10 12 7 14 9 5 12th Avenue (Mainstreet-1st Street S, East Side)On-Street No Limit 21 1 8 7 9 5 8 10 8 10 10 5 5 9 1 10 11 11 5 6 3-Hour Parking 5 0 1 1 2 3 3 3 3 3 2 3 3 3 2 3 2 5 3 2 No Limit 20 0 9 8 6 6 7 12 12 5 11 7 5 6 4 12 8 7 4 3 14th Avenue Mainstreet-1st Street N, East Side)On-Street No Limit 25 0 9 0 8 13 15 7 7 7 6 12 5 9 4 15 10 14th Avenue (Mainstreet-1st Street N, West Side)On-Street No Limit 29 12 15 12 7 15 10 8 9 18 8 13 13 13 13 18 11 1st Street S (12th Avenue-13th Avenue, North Side)On-Street No Limit 13 0 2 0 2 3 2 3 3 1 2 3 1 0 0 3 10 1st Street S (11th Avenue-12th Avenue, North Side)On-Street 2-Hour Parking 13 4 2 0 3 2 1 4 4 1 1 3 0 1 1 4 9 1st Street S (10th Avenue-11th Avenue, North Side)On-Street 3-Hour Parking 9 0 6 3 0 4 6 7 7 2 3 5 3 7 6 7 2 1st Street S (10th Avenue-11th Avenue, South Side)On-Street 3-Hour Parking 11 0 6 0 10 8 9 1 1 4 6 5 5 5 4 10 1 Public Parking Lot 400 Off-Street N/A 414 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 194 220 % Reserve Parking Capacity 799 34 156 107 137 143 179 162 154 126 153 166 129 123 114 451 348 44%64 40 24 385 34 156 107 137 143 179 162 154 126 153 166 129 123 114 257 128 33% 414 0 0 0 0 0 0 0 0 0 0 0 0 0 0 194 220 53% Represents parking impacted by COVID-19 Stay-at-Home Closure Represents Public Off-Street Parking Parking within 300 feet of the proposed development (excludes permit only area) Represents peak demand observed (including ties) Peak Parking Utilization / Location Parking Type On-Street Parking Regulations Existing Parking Supply Parking Utilization/Demand by Date/Time Total Total On-Street On-Street10th Avenue(Mainstreet-1st Street N, West Side)On-Street10th Avenue(Mainstreet-1st Street S, East Side)On-Street Total Off-Street 300 foot Supply11th Avenue(Mainstreet-1st Street S, West Side)On-Street 12th Avenue (Alley-1st Street N, East Side)On-Street 10th Avenue(Mainstreet-1st Street S, West Side)On-Street11th Avenue(Mainstreet-1st Street N, East Side)On-Street11th Avenue(Mainstreet-1st Street N, West Side)On-Street Remaining Parking Supply / 10th Avenue(Mainstreet-1st Street N, East Side) 12th Avenue (Mainstreet-1st Street S, West Side)On-Street 300 foot Surplus 300 foot Surplus 300 foot Supply 300 foot Demand 300 foot Demand