CR 01-037 Final Plat - Semper Development
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CITY Or::
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March 15, 2001
HOPKINS
Council Report 2001-37
FINAL PLAT - SEMPER DEVELOPMENT
ProDosed Action.
Staff recommends the following motion: Move to approve the final plat for Semper
Development. subject to approval by Hennepin County and with the stipulation that 17 feet
of right-of-way is dedicated on County Road 73.
Overview.
With the redevelopment of the Hopkins House site, the site will need to be platted. The site
is currently three lots. The former Union 76 gas station is a lot; there is a triangular-shaped
lot along Highway 7; and the Hopkins House is on the third lot. With the platting, the
Hopkins House will be on one lot and the Walgreens on another.
Access to the sites will be from Robinwood Lane, Fifth Street and 17th Avenue.
As of the date of this report all of the third-party fees have not been paid. The City will not
release the plat until all the third-party fees have been paid.
Primarv Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. Do the lots meet the zoning requirements?
. What are the specifics of the plat?
. Does the proposed plat meet the subdivision requirements?
. Have the state and county made comments on the proposed plat?
. Will a park dedication fee be required?
. Has the final plat changed from the preliminary plat?
SUDDortine Documents.
. Analysis ofIssues
. Final Plat
. MN/DOT Letter
. Hennepin County Letter
Nanc . Anderson, AICP
Planner
Financial Impact: $ Nt A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
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CR2001-37
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 B-3, General Business. The Comprehensive Plan has
designated the site as commercial. The zoning and the land use comply with the proposed
uses.
. Do the lots meet the zoning requirements?
A lot in the B-3 district is required to have a minimum size of 3,000 square feet. The lots
will meet the minimum lot size.
. What are the specifics ofthe.plat?
The area will be divided into two parcels. The Hopkins House will be on one parcel, and the
Walgreens will be constructed on the second.
. Does the proposed plat meet the subdivision requirements?
The plat as proposed meets the subdivision requirements with the exception of the number of
sides for a lot for the Walgreens parcel. The applicant has received a variance for the
Walgreens parcel.
. Have the state and county made comments on the proposed plat?
The State and County are required to review all plats that abut a State or County road. The
County and State have reviewed the plat. Attached are the letters from the County and State.
The State is requiring that the access from Robinwood Lane be closed. This access will be
closed. The county is requiring that 17 feet abutting County Road 73 be dedicated for the
roadway improvements. The plat will have to be revised to reflect this right-of-way
dedication.
. Will a park dedication fee be required?
A park dedication fee will be required.
. Has the final plat changed from the preliminary plat?
To the staff's knowledge, the only change to the final plat will be the additional 17 feet of .
right-of-way to be dedicated on County Road 73.
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CR2001-37
Page 3
Alternatives.
I. Approve the final plat. By approving the final plat, Semper Development will be able to
plat the property as proposed.
2. Deny the final plat. By denying the final plat, Semper Development will not be able to
plat and develop the property 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.
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f'l~ Minnesota Department of Transportation
\1 !< -
~ ~'i Metropolitan Division '
OF ~.. Waters Edge
1500 West County Road 82
Roseville, MN 55113
October 3, 2000
Ms. Nancy Anderson
City of Hopkins
1010 First Street South
Hopkins, Minnesota 55343
Subject:
Walgreens in Hopkins -- Mn/DOT - Metro Division Plat Review #POO-084
Northeast Quadrant of Trunk Highway 7 and County State Highway 73
Hopkins, Hennepin County
Control Section 2706
Dear Ms. Anderson:
The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced plat in
compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development,
please address the following issues:
!II Mn!DOT has a cooperative agreement project (S.P. 2706-205) with the City of Hopkins that
requires the closure of the Robin Wood Street access at TH 7. Furthermore, this cooperative
agreement precludes the proposed right-in access to CSAH 73. MnlDOT is in agreement with
Hennepin County's response to this proposal as spelled out in James N. Gube's letter dated
September 28,2000. There are compelling reasons related to safety and mobility for not allowing
these access openings one of which is that Mn/DOT will likely construct a future dual left turn
lane from eastbound TH 7 to northbound CSAH 73. The existing peak hour left turning
movement there is 238 vehicles per hour (January 1999). MnlDOT's Traffic section has recently
indicated that dual left turn lanes should be considered if turning movements exceed 200 vehicles
per hour. If a dual left turn lane is constructed the proposed opening onto CSAH 73 would
present accident and traffic flow potential problems from the following two situations.
1. A vehicle in the "left most, left turn lane" whose driver would decide to try to turn right into
the proposed driveway, which is only 200' from TH 7, would disrupt both lanes of turning
vehicles.
2. Vehicles turning right out of the driveway whose drivers would want to turn left at 5th street,
would have to cross two lanes of northbound CSAH 73 to get into the left turn lane. The total
distance between the driveway and 5th street is only 225 feet.
In addition, since there is not a median island on CSAH 73, there would be all of the accident and
traffic flow problems associated with left turn movement into and out of the driveway.
There is currently a right in and right out street opening from Robinwood Lane to TH 7. Again,
the above-referenced cooperative agreement calls for the closure of this access. Traffic the
surrounding properties are adequately served by the signalized intersections at CSAH 73 and 12th
Avenue North.
Please direct questions concerning these issues to Paul Kachelmyer (651-582-1298) of MnJDOT's
Pre-Design section.
An equal opportunity employer
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" Failure to close the Robin Wood street access and the proposed access between TH 7 and 5th Street
North will result in Mn/DOT withholding any additional cooperative agreement funding forS.P.
2706-205. Please direct questions concerning this matter to Kevin Hoglund (651-582-1370) of
Mn/DOT's State Aid section.
s A Mn/DOT drainage permit is required to construct the project. The proposed development will
need to maintain existing drainage boundaries and rates of runoff to Mn/DOT right of way. Ponds
must be designed so that the outflow matches the existing runoff for the 100-year/24-hour storm
event. Include drainage area maps as well as 10 and 100-year storm event hydraulic computations
showing existing and proposed conditions with the permit application. If the development
drainage was included in a previously constructed storm water pond, also include that
documentation. Please direct questions concerning these issues to Pamela Selden (651-639-4053)
of Mn/DOT's Water Resources section.
" Any impact to Mn/DOT right of way will require a permit. A Mn/DOT drainage permit is
required. Please direct questions regarding permit applications to Keith Van Wagner (651-582-
1443) ofMnlDOT's Permits section.
" Please send one copy of the fmal plat for Mn/DOT review at the following address:
David Torfm
Mn/DOT - Metro West Surveys
2055 North Lilac Drive
Golden Valley, Minnesota 55422
Phone: (763) 797-3113
Please address all future correspondence for development activity such as plats, site plans,
environmental reviews, and comprehensive plan amendments to:
Sherry Narusiewicz
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Please note that MnlDOT document submittal guidelines require three (3) complete copies of plats and
two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a
plat and/or two (2) copies of other review documents will make a submittal incomplete and delay
Mn/DOT's review and response to development proposals. We appreciate your anticipated
cooperation in providing the necessary number of copies, as this will prevent us from having to delay
and/or return incomplete submittals.
Feel free to contact me at (651) 582-1771 if should have any questions.
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Paul Czech
Senior Transportation Planner/Local Government Liaison
SEP-28~2000 15:33
HENNEPIN CO PUBLIC WORKS
5124784000
P.02
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Hennep!!t_CQ1lnty
Nancy S. Anderson, Planner
City of Hopkins
1010 First Street South
Hopkins, MN 55345-7573
September 28, 2000 ,
Dear Ms. Anderson:
Re: Proposed Walgreens Redevelopment
TH-7 I CSAH-73 - Northeast Quadrant
Review of Preliminary Plat (County Review No. 2542)
This preliminary plat review is performed in accordance with Minnesota Statutes 505.02 and 505.03, Plats and
Surveys, and MS 462.358, County Review of Plats. Besides the plat itself, this review is based on preliminary
information that was transmitted in August by Landform Engineering, and the July 18th traffic study performed by
Benshoof Associates that was forwarded to the county by Jim Kerrigan.
Future improvements of CSAH-73 are being considered in this area, and SRF Consulting. Group has prepared a
p-roposed concept layout for the City of Minnetonka. A meeting was recently held on September 18th with Hopkins,
Anetonka., MnJDOT and Hennepin County to consider this proposed improvement concept. .MnIDOT is planning
~pgrading TH-7 next year to improve the medians, turn lanes, and to remove some direct accesses similar to their
recent improvements to the west on TH-7 in Minnetonka.
Our primary comments concern the proposed access from this site to CSAH-73 and the need for additional right-of-
way dedication to accommodate the proposed roadway improvements.
@ As you are aware, Hennepin County is responsible for the issuance of entrance permits for access to
CSAH-73. The proposed Walgreens redevelopment proposes the closure of the TH-7 frontage road
access while retaining a nearby CSAH-73 access. It is this access which necessitates a permit from the
county.
As one examines the CSAH- 73 corridor beN/een TII-7 and 5111 Street North, one recognizes the potential
for conflict as site redevelopment occurs and site access occurs as proposed. Both MnlDOT and the
county believe the removal of the "no right turn on red" restriction for westbound TIf-7 turns [0
northbound CSAH-73 would help ease congestion at and within the proximity of the intersection. The
proposed distance between the intersection and site access may preclude restriction removal. A second
impact of site access along CSAH-73 as proposed is the conflict which occurs as left turning vehicles
enter and exit the site. The left turning movements will be especially difficult during the rush hours. It is
with these circumstances in mind that the COlll1ty has established access spacing guidelines. Not
surprisingly, the proposed site ac:cess does not meet the minimum guidelines for such access.
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Referring to the agency meeting of September 18th, a MnlDOT representative indicated to the parties that
the introduction of the proposed Walgreens site access via CSAH-73 may be cause for it (MnIDOT) to
withhold significant funding from the proposed TH-7 J CSAH-73 improvements offered by SRF
Consulting Group. The county Transportation Department staff considers the proposed TH-7 / CSAH-73
to be of benefit to many, and the potential loss offunding from a project whose budget is already suspect
causes county staff concern.
Transp~oll DeplU1llneut
1600 Pmir.ie Drive
Medina, MN 55340-5421
(612) 745-7500 FAX: (612) 478-4000 TDD (612) &52.6760
J/ecyc/~d Paper
SEP-28-2000 16:34
HENNEPIN CO PUBLIC WORKS
6124784000 P.03
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While county staff prefers no access be provided to CSAH-73 for the reasons identified. it will issue an
entrance permit with the understanding that:
1. Access win be limited to right-in / right-out. This will eliminate (or at least reduce) the left
turning conflicts into and from the site, thus improving safety along CSAH-73.
2. If Mn/DOT withholds any funding for the TIi-7 I CSAH -73 intersection improvements because
of access. Hennepin County will not finance any portion of the withheld amount.
3. The proposed TH-7 I CSAH-73 improvement is important to a number of parties. The right-of-
way need along CSAH-73, as described below, is essential to the success of the improvement
and future improvements.
@ It is recommended that an additional 17 feet of right-of-way be dedicated to provide a 50-foot half
section in accordance with county guidelines for an urban 4-lane divided roadway. CSAH-73 is
designated as part of the county bicycle system and accommodations for bicycles will need to be
discussed as part of the concept layout. We are not aware if Hopkins has any pedestrian or bicycle
systems defined in this area, Our files do not contain an updated Comprehensive Plan nor a trail I
sidewalk plan.
@ All proposed construction within county right-of-way requires an approved Hennepin County permit
prior to beginning construction. This includes, but is not limited to, access, drainage and utility
construction, trail development, and landscaping. The Pennits Section should be contacted at (763) 745-
760 I foi the appropriate permit forms.
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e The developer must restore all areas within the county right-of-way that are disturbed during
construction.
Questions regarding these comments can be directed to Dave Zetterstrom at (763) 745-7643 or Bob Byers (763) 745-
7633. We remind you that recent changes in state statutes MS 462.358 now requires that the city submit to the
county a notice of its approval of this plat, along with a statement addressing the disposition of the comments and
recommendations made in this letter.
Sincerely,
~/I,~~
James N. 'Gube, P.E.
Director, Transportation Department
JNG:rhb
c: Steve Stadler, Hopkins Dir. of Public Works
Plat Review Committee - Byers I Johnson / Lindgren / Moe I Smrckal Zcttcrstrom
Pete Tl.llkld . Hennepin County Surveyors Office
Paul Tobkin - Hennepin County Permits Office
Paul Czeck - MnlDOT Plat Review Office
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