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CR 2004-080 Conditional Use Permit- 250 Fifth Ave. South r "- \ '""v--.- ! CITY OF ~ . HOPKINS '" ". May 26, 2004 Council Report 04~80 CONDITIONAL USE PERMIT -250 FIFTH AVENUE SOUTII Proposed Action. Staff recommends the following motion: Move to adopt Resolution 04-41, approving a conditional Use permit to construct an auto sales lot at 250 Fifth Avenue South. At the Zoning and Planning meeting, Ms. Aristy moved and Mr. Sholtz seconded a motion to adopt Resolution RZ04-17, recommending approval of a conditional uSe permit to construct an auto sales lot at 250 Fifth Avenue South. The motion was approved unaniniously. Overview. Hopkins Honda has purchased the former Knox site with plans to relocate the Honda facility to this site. This relocation will remove the entire Honda line from downtown Hopkins. Honda has outgrown the site at Fifth and Mainstreet, and this site will become a smaller franchise. The area occupied by Honda on Sixth and Seventh A venues will be available for redevelopment The former Knox site will allow all of the Honda activity to be on one site. The new building will be oriented to the east for visibility from Highway 169. The main access point will be from Fifth Avenue. There are some environmental issues with the site, and there will be a clean-up process before construction of the building will be able to be started. No one appeared at the . neighborhood meeting regarding this development. Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? . .What are the specifics of the redevelopment? . What is the schedule for the development? . What are the specifics ofthe Eighth Avenue extension? . What was the discussion at the Zoning and Planning meeting? Supporting Documents. . Analysis of issues . Site plans . Resolution 04~41 . Traffic Study and Technical Report . Stipulations for Eighth Avenue Extension (from Hennepin County) . Letter from Jim Benshoof regarding Eighth A venue Extension Nanc . Anderson, AICP Planner . Financial Impact: $ N/A Budgeted: YIN Source: - Related Documents (CIP, ERP; etc.): Notes: -- -- ~ ~ CR04-80 Page 2 . Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The zoning of the property is Business Park. In order for this development to occur, the property will have to be r~zoned for an overlay ofPUD; this will allow flexibility in the uses and site development The Comprehensive Plan has designated this site as Business Park. The base zoning will remain, and Comprehensive Plan designation will remain. There will be a PUD agreement for the redevelopment ofthis site. . What are the specifics of the redevelopment? Building The proposed building will be oriented to Highway 169. The showroom will face the east side of the site, the service department will be on the north side of the" building, and the body shop on the south. Parking . There is a total of 846 parking spaces on the site. The parking area for the customers will be located along the east side of the building. The majority of the inventory, employee, and service parking will be on the west side of the site. Access The primary access to the site will be from Fifth Avenue. The applicant is proposing a limited access from Eighth Avenue across Hennepin County Regional Railroad Authority (BCRRA) property. In order for the Eighth A venue access to occur, HCRRA will have to approve the crossmg. The City and the applicant are working with HCRRA for approval of the Eighth Avenue crossing. A traffic study W<:tS completed and is attached. The study indicates that access points on Fifth and Eighth A venue would provide the best solution for the overall traffic impacts in this area. The traffic study recommended improvements to Fifth Avenue. The first one was to expand northbound Fifth Avenue to allow for a right turn lane. The second was a southbound right turn lane on Fifth Avenue into the site. The northbound Fifth Avenue right turn lane will have to be completed, but the right turn lane into the site may not be constructed. The PUD agreement will have terms for the construction of these improvements to Fifth A venue. Attached is the technical memorandum that describes the improvements to Fifth A venue and the Eighth Avenue extension and the costs associated with the improvements. . CR04-80 Page 3 . Setbacks The following are the proposed building setbacks: Business Park Proposed Front yard 20 feet 595 feet South side yard 20 feet 35 feet North side yard 20 feet 65 feet Rear yard 20 feet 395 feet The following are the parking setbacks: Business Park Proposed Front yard 20 feet 20 feet South side yard 10 feet 5-10 feet North side yard 10 feet 5 feet Rear yard 10 feet 5 feet The PUD zoning allows flexibility in the site plan. Staff would recommend approval of the . parking setbacks. Landscaping The ordinance requires that projects over $4 million require a minimum landscape value of one percent. The value of the proposed landscaping will be approximately $100,000. The landscape plan indicates 75 trees. Most of the trees are in the east side of the site in the public area. In addition to the required trees, there are 574 ornamental trees, shrubs and perennials. Most of these plantings are in the east parking area, around the building and along the north and south property lines. The applicant has also discussed with the Hennepin County Regional Railroad Authority (HCRRA) cleaning up and adding to the landscaping along the trail area from Fifth A venue and to the west. Any landscaping of this area will have to be approved by the HCRRA. The site plan also indicates access to the walking/bike path to the north of the site. Exterior The exterior of the building will be composed ofradiused aluminum composite panels, precast base veneer, glass and precast concrete panels. There will be a steel canopy on the east side of the building. The building will be white with blue accents. . CR04-80 Page 4 . ~. Public Works The following are the comments of the public works department: Sheet C-l 04 Preliminary Grading and Erosion Control Plan 1. The plan indicates a bituminous trail along the west side of 5th Ave and south of the proposed driveway. This trail no longer exists and should be removed from the plan. 2. The plan needs to provide for temporary sediment control during construction. We suggest construction of a temporary sediment pond near the west end of the site. 3. The plan should include existing contours along the northern boundary of the site. 4. The plan should include proposed grades for the extension of 8th Ave. N. 5. The cross slope of the main east/west drive near the trail access sidewalk is about 5% and may be excessive. 6. The drainage crossing the trail/park and ride access sidewalk is shown to flow under the trail in a drainage-way covered by a steel plate. This is .not generally very successful and becomes a big maintenance problem. We suggest placing a catch basin west of the walk . to collect drainage 7. A permit from Nine Mile Creek Watershed may be required for construction. 8. It appears there. is a lot of fill required for the building pad. Has the fill needed been calculated? 9. It is expected that much ofthe site will not be needed until the building nears. completion. In order to control erosion, it is suggested that construction be staged or a temporary cover crop be planted until pavement can be put in place 10. An NPDES construction permit will be required for the construction. 11. A parking lot pemiit will be required from the Engineering Department. Sheet C-l 05 Preliminary Utility Plan 12. Add a drain down pipe and valve out of access MH#l to be used to draw down the water level in the storm water treatment facility (SWTF) to facilitate maintenance. 13. Add an access manhole at the upstream end of the storm water treatment facility. . 14. Hopkins storm water management ordinance requires sumps in catch basins. 15. Show locations of roof drain connections to the proposed'drainage system. CR04-80 Page 5 . 16. The sanitary service to this property has been inactive fora number of years. It would be beneficial to televise the condition of the pipe from the building to the manhole on the east side of 5th Avenue to assess the condition and better describe work needed to assure service to the proposed building. 17. The sanitary sewer service is extremely shallow. Based on the proposed plan it is anticipated pumping will be required. Insulation may need to completely incase the pipe to prevent freezing. 18. At the intersection of the 24-inch storm sewer and 6-ihch sanitary service it appears there may be a vertical conflict between the two pipes. 19. The 6-inch waterline along the north side of the building, appears to be redundant; consider eliminating it. 20. No individual drainage calculations have been provided for the storm sewer inlets. It appears a number of the proposed catch basin locations drain very large areas. Inlet capacity should be reviewed. For example, CB#4 shows a 24-inchpipe draining the area but only one inlet proposed. 21. A right-of-way excavation permit will be required for any work withiri public right-of- . way 22. A plumbing permit will be required from the inspection division for the sanitary sewer service and water service work. Contact Art Carlson (952) 548-6322 Sheet C-l 03 Preliminary Site Plan 23. The site plans indicates a sidewalk on both the west and east side of 8th Ave. Eliminate the sidewalk on the east side. Add pedestrian ramps On the southwest and southeast quadrants of the intersection of 8th Ave, and the driveways. Show pedestrian crossing to be painted on the south side of this intersection. Stormwater Narrative 24. Describe the anticipated method for removing sediment from the storm water treatment facility. 25. Maintenance described in the narrative such as parking lot sweeping, catch basin sump cleaning and sediment removal from the storm water treatment facility should be formalized in a recorded document detailing the owner's responsibilities. The owner should provide an annual written report to the City Engineer documenting maintenance . activities completed. . 26. The proposed 48-inch outlet appeats to discharge much more storm water into the trunk 66-inch storm sewer than the existing 24-inch pipe. The existing site discharges storm water to three distinct systems. The first is the 66-inch trunk storm sewer. The second is CR04-80 Page 6 . a 12-inch stonn sewer connection to the 5th Ave. System. The third discharge flows to the ditch along the CP rail corridor. The storm water calculations do not show the individual outlet flow rates to these three systems. The proposed development discharges the entire site to the 66-inch trunk storm sewer. In order to more closely simulate the existing condition, we suggest abandoning the connection to the 5th A venue system as shown, connect to the 66-inch trunk system with a 24-inch pipe as currently exists and provide overflow pipes from the detention facility to the CP rail ditch. Calculations should be provided to show that the discharge to the CP rail ditch do not exceed the existing condition. 27. The storm water calculations show the invert of the 11 foot CMP storage facility is 907.0. The utility drawing shows this elevation as 906.0, please correct the discrepancy. 28. Describe the construction of the wiers. Will they be constructed of steel or concrete? Will they have hydraulic forces acting on them that require structural analysis? Will they have baffles or drain-down holes that will facilitate draining the facility for maintenance? Fire Marshal The fire marshal has reviewed the site plan and found it acceptable. Watershed District . The Watershed District will have to approve the proposed development. Signage Honda is proposing a pylon sign on the east side of the site. The proposed sign will be 14' x 14,' or 196 square feet per side and 50 feet in height. The east side of the site will have a wall sign identifying the various uses in the building and the Honda logo and Honda signs. The following are the sizes of the signs on the east side of the building: 1- Hondalogo 9'1l"x 8' 79 square feet 2 - Honda sign 26' 6" x 3' 79 square feet (158 square feet) 1 - Dealer Name 33' 8" x 3' 101 square feet 1 - Service Center 26'2" x 2' 6" 65 square feet 1 - Honda sign 17' x 2' 34 square feet 2 - Used Cars 14' 8" x 2' 29 square feet (58 square feet) 1 - Body shop 14' x 2' 28 square feet The north side will have two wall signs with the following dimensions: . 1 - Honda 26' 6" x 3' 79 square feet I-DealerName33'8"x 3' 1 0 1 square feet CR04-80 Page 7 . There will be six directional sign monuments within the site. The following is the size of each sIgn: 4'9" x 4' 19 square feet (doubled sided) There will also be signs over the garage doors indicating their use. These signs will be 8' x 2'. There will be five of this type of signs. The Business Park does not allow the number, size and type of signs that the applicant is proposing. The PUD overlay allows flexibility in the zoning requirements. The signage requested by Honda is similar to the signage used by Walser. Walser received variances for their signage. Walser has a pylon sign that is 215 square feet with a height of 53 feet. Staff would recommend the signage requested, as it is very similar to the other auto dealerships in Hopkins. Surrounding Uses The site is surrounded by the trail to the north, commercial to the east, industrial to the south, and industrial to the west. . What is the schedule for the development? . There are some environmental issues on the former Knox site. Once the site is clean, the applicant would like to start construction in the summer of 2004. . What are the specifics of the Eighth A venue extension? The Hennepin County board has now authorized their staff to negotiate an agreement with the City of Hopkins for an easement across the HCRRA property to facilitate the extension of Eighth A venue from Excelsior Boulevard to the Luther property. There are a variety of conditions that are attached to the County approval. These requirements will be incorporated into the agreement that will be signed between the City and County concerning this matter. Part of the PUD/development agreement with the Luther Group will assume all terms, covenants, and stipulations of the easement agreement and are detailed in the easement agreement executed between the City and Hennepin County concerning this improvement. There are three stipulations required by the County as part of the approval for this easement that the City will be agreeing to that will not be assumed by the Luther Company. These are Bullets 6, 7, and 8 on the attachment, and relate to the following: . It will be agreed that any transit service that operates on the HCRRA right-of-way will have priority over auto vehicle and pedestrian traffic using the right-of-way. . CR04-80 Page 8 . . The City will agree at a future date to provide an easement measuring 400 feet X 36 feet north of the HCRRA property, directly east of Eighth Avenue. This easement would be provided at no cost. Attached is a map of this easement area. . The City will agree to provide an access easement off of Excelsior Boulevard for a future LRT transit station/bus transference circulation area. This easement, again, would be provided at no cost. The specifics of all of the conditions relating to the Eighth Avenue easement will need to be spelled out in a document and approved by the City Council. . What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the site plan with the Commission. John Baker, Lynn Robson, and Kyle Allison appeared before the Commission. Mr. Baker reviewed the site plan and elevations with the Commission. The Commission discussed the access to the site, design of the building, and use of Eighth A venue by auto transports. The orientation of the building was also discussed by the Commission. No one appeared at the public meeting regarding this item. Alternatives. . 1. Approve the conditional use permit. By approving the conditional use permit, the applicant will be able to construct the development as proposed. 2. Deny the conditional use permit. By denying the conditional use permit, the applicant will not be able to construct the development as proposed. If the City Council considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the City. Council indicates that further information is needed, the item should be continued. . ~-- CITY OF HOPKINS . Hennepin County, Minnesot~ RESOLUTION NO: 04-41 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT AN AUTOSALES FACILITY AT 250 FIFTH STREET SOUTH WHEREAS, an application for Comprehensive Plan Amendment ZN04-8 has been made by The Luther Company Limited Partnership and Hopkins Real Estate, LLC; WHEREAS, the procedural history of the application is as follows: 1. That an application for a Comprehensive Plan amendment was made by The Luther Company Limited Partnership and Hopkins Real Estate, LLC, on April 23, 2004; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published notice, held a public hearing on the application and reviewed such application on May 25, 2004: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staffwere considered; and . 4. A legal description of the subject property is as follows: Lot 5 and that part of Lot 4, Auditor's Subdivision Number 195, Hennepin County, Minnesota and that part of the southwest quarter of the southeast quarter of Section 24, Township 117, Range 22 and that part of the northwest quarter of the northeast quarter of Section 25, Township 117, Range 22, all described as beginning at the northwest corner of said Lot 4; thence south to the southwest corner of said Lot 4; thence east along the south line of said Lot 4 to the southeasterly line thereof; thence northeasterly along the southeasterly line of said Lot 4 to its intersection with a line drawn parallel to and 33 feet west from the east line of said southwest quarter of the southeast quarter; thence north along said parallel line to the most northerly corner of said Lot 5; thence southwesterly to the point of beginning except that part of said Lot 4 lying southwesterly of a line and its southeasterly extension drawn from a point in the northwesterly line of said lot distant 990.02 feet northeasterly of the northwest corner of said Lot to appoint in the southeasterly line of said Lot a distance of 1360.84 feet, northeasterly of the most southerly corner of Block 38, West Minneapolis. Those parts of Lot 4, Auditor's Subdivision Number 195, Hennepin . County, Minnesota, the right-of-way of the Minneapolis Lyndale and Minnetonka Railway, and 5th A venue as shown on the plat of West Minneapolis, which lie west of the east line of the southwest quarter of the southeast quarter of Section 24 Township 117 Range 22, east ofa line parallel with and distant 33 feet west of said east line, and between the southeasterly line of said Lot 4 and the northeasterly extension of the northwesterly line of Lot 5, said Auditor's Subdivision. . Outlot A, Cornerstone, according to the recorded plat thereof, Hennepin County, Minnesota. NOW, THEREFORE, BE IT RESOLVED that the application for CUP04-4 is hereby approved based on the following Findings of Fact: 1. That the development meets the requirements for a conditional use permit. BE IT FURTHER RESOLVED that application for CUP04-4 is hereby approved based on the following conditions: 1. That the amendment to the Comprehensive Plan is approved, 2. That the Metropolitan Council approves the Comprehensive Plan amendment. 3. That the site is rezoned with an overlay zoning ofPUD. 4. That the PUD/CUP agreement is approved and executed. 5. That the Watershed District approves the proposed development. 6. That the Public Works Department approves the final plans. , . Adopted this 1st day of June, 2004. Eugene J. Maxwell, Mayor ATTEST: Terry Obermaier, City Clerk . ..e ..,. .... Gi' ,- t '.. I ( G-8.5 ) I @) ~ -,. - , ...l- -T -- . . - . - (\ , .... ;. . -", \f\ ~ , _ SIDE. eLEVATION .- Inter~tateSign . r__ _ - ;""'''-, _ _ ,"} , . _ " ",,:," · Internally illuminated top sectionisPMS - 285 Q (blur/ '\icon and Honda IOQotype arewHite. $ides to 1 Poles to be White. \\ ) .- .~~ L"'. '" ' . r: ( Q-27.1 ) '0' ttG). ...... ..... ........ ~ I ..,. .. ...... L.' .'f '. .'2.;;:ro .n. ......... '. .........'f;..' "'-001:'.1.\ . .., . r~ ." ~ ',,' b;' 'f .', 17'.{)' 12 _ w,J () , ~ '." <;-272' , . l . . . . . " . ". ~ (SIM) J f4"8' T ~ '. Honda 1og0lypj> and 'U""d C:"'" leUers ~ internallY llIuminatod """"nol l<>tiers With PMS L 265 C (Honda blue) translucent faces and bl1JShed aluminum relums. ~.. ~ Typeface for 'USed Cars' is Gill Sans BOld.exterided 110%, sPaced as shown. ~ · Al/letters to be centered fop fo bottom on buildIng If\:ia as shown. ~"" · See Graphic Placement plan for IocatJon. , L ~ L- . . ~, .r 1"6~ ' r-' L:. feY'" ' , feY ~ , ~ / ~ ars-' r , 'Ii I~" I .c-_ -'Cl' --J I J --~ - '" ~ 'f1!€,':': .~. ....~. - ~,., . ..' &..~ 'i>i. ~" , "~'!~l!~~~!!1~1!!'~,,'lt~~:!!'.~~~~~~ . ( 'G-5.1 ) '" .. - ~ Service Q . ~.{eception Sign' ...) ~. '\ @ . OPTION "A": "SelVice Reception" sign to be interl1,ally iIIuminafed with white type and PMS2~5C (blue) background. · OPTION "B~':Aflat, non-illuminated sign i.(:i also available with white' type, PMS 285 C (blue) background and Cool Grey 6.C outline. . .: ~,'. .... ( G-!i~2 ) \ . Delivery Center Sign . , I~I ,.. T', "V"':,:,. -,; ",' .'-,' ... ,,' -OPTION "A": "Delivery Cente~ sign to be internally illuminated with white type and PMS 285'0 (blue) background. To bedouble~sided and hung from, caI1OPY~ . . · OPTION "B": A flat, non-iIlumi~ated,cl6Jbl~2~id~d sign is 'al;;o available with white typel PMS 285 C (blue) background ~nd Cool Grey 6 Coutline. . . . ' '. ':, "". . . C G~5.3 ) .. Body Shop \ Sign' . . @ : · OPTION "M': "Body Shop" sign to.be internally illuminated with whitE! type an.d PMS 285 C (blue)background. . .... . ': . · OPTION "B": A flat, non-illuminated sign is al59 available with white type, PMS 285 C (blue) background and Cool Grey 6 Coutline. ' ',.i. " ( G-5.4 .) I Parts Sign . , - .- OPTION "A": "Parts" sign to be. internally illuminated with white type Cll1d PMS 285. C"(blue) (). background. '. '. ~ · OPTION "B": A flat, non~iIIuminated sign is also available with white type, PMS 285 C (bIU. backQround and Cool Grey 6 C outline. . - . PROJECT NO.' DRAWN DATE REVISED SCALE , deSlQfi-forUl1@ 230424.01 HMM OCT '03 NO SCALE . --. "" . ..~ tfIJ'.... " I .. .' " ( ) .. ... '..!i.~a~~~~ G~1 , @ .:. ~ , ? ~ ~ Honda "H" Icon Sign · Honda "Hit Icon to be dimen$ipnal brushed aluminum sign. - ... Z..'--_6 ~" . ? - to . .< G-2") "aONDAJ ..2. @ Honda Logotype Sign " . . .. "Honda" logotype to be internally illuminated sign,PMS285 C (blue). ~ '& I....'.. t . (,{ . - ( G-3 ) Dealer. Nime CD 'I l . I Dealership Nam~ Sign '- ....<.\ .. "Dealer Name" is to be internally illuminated sign, PMS 285 C (blue)~ . " I .If "Honda" is included within the dealer name (i.e. Fleming Honda or Honda - . of Oakwood) "Honda must appear in same typeface (Gill Sans Bold) ~ '1 as Dealer Name and not as it appears elsewhere when used alone. , J .'F'~.Mfl,(-'g:::~. " ;m1:-~:I1~_i~ii\r.;. =:i~ . .~ . . ',', .. :HO~D, I &'" "t it;... 1 ~ , 1~ - ~. 2 G-4 ) SerV,ilCe Center~ @ Service Center Sign .. 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I ~,. .. t ,.~ . f ' t C G-8 4 ) · ~I . ~ . ~ SALES I' C5> ~ PARTS ...-.. .. SERVICE ~ ::' r ~ PARKING I I -~ I . '. I TI 11- . - I' I I II I. It"" . FRONT ELEVATION SIDE ELEVAT!(. . Directional Sign, . \- · Main sign face is PMS 285 C (blue). Letters and aiT0~C,;c Base to be White. -. .. Sign to be double sided. ( I · Sign to have reveals on top 'and bottom. TOP VIEW 1.( ~ ~ ,. I I '~)' . -~ ~ -. -" ., , I - ~. --.- --- . HOPKINS 8TH A VENUE CROSSING REQUEST Recommendation: that the request for a crossing be granted. Stipulations: that the City of Hopkins ,. Design, build and maintain the roadway . Present interim and final roadway design to the Hennepin County Transportation Department for approval . Ensure roadway design and construction meet requirements for transit vehicles . Provide traffic control and safety signage, devices and equipment for vehicular traffic, pedestrians. and non;.motonzed vehicles that use the existing trail; these include, but are not limited to traffic control signs, traffic signals, ,pedestrian signals, and pavement ~ markings as required by traffic engineering warrants or best practices to ensure safety. . Provide traffic control and safety signage, devices and equipment for any future exclusive guideway transit to operate in the HcRRA. right-of-way as well as other local transit services using the roadway for transit center and station access and egress. Traffic control and safety items include, but are not limited to traffic control signs, traffic signals, railroad crossing signals and gates, pedestrian signals, and pavement markings, as required by . traffic engineering warrants, best practices to ensure safety, and transitway design criteria. . Provide absolute priority to future exclusive guideway transit service operating in the HCRRA right-of-way . Reserve a transit easement iIDIl').ediately east of the proposed extension of 8th Avenue and north of the HCRRA property, measuring 400 feet by 36 feet; this area is envisjoned.for bus transfers and bus circulation for a future transitway station. . Reserve an easement to enable a future access to Excelsior Boulevard at the east end of the future transitway station bus transfer and circulation area . First present then obtain approval from the Hennepin County Transportation Department for any modification or change to the roadway or roadway operation . Develop plan to restrict vehicles from blocking trail use or future transitway operations . Pay pennanent easement cost of approximately $36,000 (based on $5.45 per square foot) " ..' . . 10417 ASSOCIATES, LLP ...........,.............. ...... .... ... ...... ,.................... .....,......S.4.j.j..DO.N.CASTER.Y.;iAy...EoiNA;..j.;jiNNiiso;.A..S.5436.........................................'.................................... May 25, 2004 Ms. Nancy Anderson City of Hopkins 1010 First Street S. Hopkins, MN 55343 RE: Comments on Plans for Hopkins Honda Development Dear Nancy: As you are aware, George Watson, JeffSchoenbauer, and I are owners of the office building at 10417 Excelsior Boulevard. This letter is to offer our comments regarding proposed plans for the Hopkins Honda development. We have appreciated several opportunities in the last few months to discuss this project with you, other City staff, and . representatives of the Hopkins Honda team. On an overall basis, we desire an outcome whereby the Hopkins Honda development could occur in a manner that would meet the City's objectives and not cause problems for our office building. As you are aware from our prior discussions and from the preliminary listing of questions/comments we provided on March 19, we have five principal types of interests: a) Implementation of improvements on 8th A venue south of Excelsior Boulevard and effects on access for our parking lot. . b) Adequacy of existing left turn lane on westbound Excelsior Boulevard to turn south on 8th Avenue. c) Impacts of Hopkins Honda truck operations' on 8th Avenue at Excelsior Boulevard d) Specific assignment of maintenance responsibility for 8th A venue south of Excelsior Boulevard in a manner that all mainentance is effectively performed and that the maintenance responsibility in the present Easement Agreement between 10417 Associates and the City be eliminated. e) Implementation of effective fencing and buffering on the north side of the Hopkins Honda property, especially west of 8th A venue, to provide effective screening for our property. Our comments on each of the preceding items are provided next. . Ms. Nancy Anderson 2 May 25,2004 . IMPLEMENTATION OF IMPROVEMENTS ON 8TH A VENUE SOUTH OF EXCELSIOR BOULEVARD AND EFFECTS ON ACCESS FOR OUR PARKING LOT To understand current plans for improvements regarding the extension of 8th Avenue south to the Hopkins Honda property, we reviewed both the site plan drawings for the development and a memorandum submitted to the City from the SEH firm dated May 7, 2004. Unfortunately, these documents are not complete and correct relative to the improvements needed for our driveway. Attached is a drawing from the construction plans for our building, which is entitled, "Improvements Needed Regarding Driveway for 10417 Excelsior Boulevard." This drawing illustrates two needed improvements: a) reconstruction ofthe east end of our driveway to provide astandard commercial driveway apron and b) pavement reconstruction in the 8th A venue right-of-way to repair holes in the pavement caused by inadeqate drainage. Another attached drawing shows a sign that is needed and was approved by Metro Transit to direct park/ride and trai1.users to the parking lot to the east. ADEQUACY OF EXISTING LEFT TURN LANE ON WESTBOUND EXCELSIOR BOULEVARD TO TURN SOUTH ON 8 TH AVENUE This existing left turn lane is only 125 feet long. This length has.been satisfactory for the combined use to date for the transit park/ride facility and our office building. However, . increased westbound left turn traffic, including trucks, generated by Hopkins Honda may cause queuing of left turn vehicles that will exceed the length of this lane. We requested that this issue be examined, but have not seen any further information. If the City is il1.clinedto approve the Hopkins Honda development, we would suggest a condition whereby the City would lengthen this left turn lane at the expense of Hopkins Honda if any queuing problems arise. IMPACTS OF HOPKINS HONDA TRUCK OPERATIONS ONSTH AVENUE AT EXCELSIOR BOULEVARD As we understand, Hopkins Honda intends to direct all trucks servicing their development to enter and exit at 8th A venue. This may function satisfactorily. On the other hand, the volume and extra length of trucks may cause problems regarding the 8th Avenue access for our building and for the transit park/ride facility. If the City is inclined to approve the Hopkins Honda development, we would suggest a condition whereby the City could require all trucks servicing the Hopkins Honda development to exit to 5th A venue if problems arise. . Ms. Nancy Anderson 3 May 25, 2004 . SPECIFIC ASSIGNMENT OF MAINTENANCE RESPONSIBILITY FOR 8TH A VENUE SOUTH OF EXCELSIOR BOULEVARD IN A MANNER THAT ALL MAINENTANCE .IS EFFECTNEL Y PERFORMED AND THAT THE MAINTENANCE RESPONSIBILITY IN THE PRESENT EASEMENT AGREEMENT BETWEEN 10417 ASSOCIATES AND THE CITY BE ELIMINATED We understand the current intention is for 8th Avenue to be City right-of-way to the Hennepin County Regional Rail Authority right-of-way. We are notc1ear regarding specific assignment of maintenance responsibilities for this portion of 8th A venue south of Excelsior Boulevard. In any actions to approve the Hopkins Honda development, we encourage very clear statements regarding what party(ies) are responsible for maintaining this public right-of-way. . One reason for this concern is that snow was not adequately cleared from the 8th A venue right-of-way during last winter. . In conjunction with actions to assign maintenance responsibilities, werequest that our current Easement Agreement with the City be modified to eliminate all reference to 10417 Associates having maintenance responsibility for this public right-of-way. Our use of this right-of-way is much less than either Hopkins Honda or the transit park/ride facility. IMPLEMENTATION OF EFFECTIVE FENCING AND BUFFERING ON THE . NORTH SIDE OF THE HOPKINS HONDA PROPERTY, ESPECIALLY WEST OF g TH A VENUE, TO PROVIDE EFFECTIVE SCREENING FOR OUR PROPERTY From review of the proposed site plan, we note the applicant's intent to construct an eight foot tall cedar fence along their north property line west of gthA venue. We appreciate the applicant's inclusion ofthat type of fence at our request. Further, we appreciate the willingness stated by the applicant to work further with us on the particular design ofthe fence. Ifpossible, we are interested in achieving some articulation in the alignment of the fence, so that it is not. simply a long, straight fence. We are satisfied with this current feature of the plans, so long as we are able to continue working with the applicant and City staff on these design features. CONCLUSIONS We appreciate consideration of the comments expressed in this letter by City staff, City officials, and representatives of Hopkins Honda. Provided that some means is established to fulfill our requests, we are satisfied with the plans for the Hopkins Honda development and lookforward to our new neighbors. . Sincerely, . 10417 ~ A. Benshoof, Pa ner Enclosures: two exhibi s referenced in letter · . . --RESOLVE PONDING OF ~ WATER CAUSED BY ~. DRAINAGE PROBLEM AND EPAIR HOLES IN PAVEMENT ~ PU6UC 'DfWALK - - - 8'1' 0 HERS ,\ --,~ RECONSTRUCTENDOF.c\~ /.- ~ ~' .' DRIVEWAY AS STANDARD -- ~ C.51--t" , CO, MMERCJAlOJ:ilVEWAY .. ~. APBON" : \.- . ~ ~, . .- \ - ~ \ \ , .- '~''''.:~~ ! .~ o. ~ <;;'~'. c'2~_ _ _ _....:. ti' \ _.---,....<1 'Ill,('\'" ~___ '. ""-0 2..3 t.Q ~'-' .~ v .~ ' '. ~ -' --'-- ,- / ,.,..---" .-' J' ~ - ~ - \ . . ", I -, I - \ , , ! \ P~lMf\RY LAYOUT CONTROL - ' '\ I"OrNT rOR SITE' WORK ~' , / ~ (P~CP~TY CORNf~) "-~\ 0.51 / .1--....- . / ___ .~\.l. ~ ; \ I 'j . . _~"t; ~ ASi'tlA.Lr PAVI<C y., ~~f'Tt C~S ... CUTTE~ · IMPROVEMENTS NEEDED REGARDING DRIVEWAY FOR 10417 EXCELSIOR BLVD. Vi'Il'/(Qpl<o\O~OlOO\t"d\ r '; ....n l.d.....5Vlew n"J1". ~ d . ~n cP~ 11 ~ .., @ ~. CD ~.. "1VW. CHi -'WYJ · CUSTOM'PARk & RID ~ TRAIL PARKING"SJGN E AND ~RROW. 48"X36" WHIT~~~ REEN WI 4" LETTERING . SIGN TODIREI . AND TRAIL US .