Loading...
CR 2000-127 Supervalu " - , . ," r . ~uly 27, 2000 ~ Council Report 2000-127 .SUPERVALU ProDosed Action. . Staff recommends the following motion: Move to approve Resolution 2000-50. approving a conditional use permit to construct 121.225 square-foot addition to the perishable site. At the Zoning and Planning meeting, Mr. Thompson moved and Mr. Bartz seconded a motion to approve Resolution RZOO-4, recommending approval of a conditional use permit to construct a 121,225 square-foot addition to the perishable site. The motion was approved on a 3-2 vote, Mr. Rudolph and Mr. Szuba voting nay. Ms. Swanson and Ms. Allen abstained. Oveniew, I This development is contingent on SuperValu acquiring the old Country Club warehouse . property~ SuperValu is proposing to construct a 121,225 square-foot addition to the existing perishable building located at 715 Fifth Street South. SuperValu is proposing to construct the addition in phases. At this time SuperValu win be constructing approximately an 89,332 square- foot addition. This construction will remove the old County Club warehouse and replace it with an addition to the perishable warehouse. The construction of the addition will involve the vacation of Sixth Avenue. In addition to the vacation of Sixth Avenue, the applicant is requesting a conditional use permit, height variance, and a platting of the lot. The proposed addition will be constructed on the northeast side of the existing building. Dock doors will face south, along the building. In the area of Sixth Avenue, there will be a row of 65 trailer parking spaces, The redevelopment of the old Country Club site also allows the realignment of Fifth Street to continue to the east. The infrastructure will be completed in the . first phase. Primarv 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 development? . What are the conclusions of the traffic study? . What are the conclusions of the noise study? . What were the conclusions of the noise study for the west staging area? . What was the discussion at the Zoning and Planning meeting? SUDDortio2 Documents. . Analysis ofIssues . Site Plans . Benshoof Traffic Study and Summary . Memos from David Braslau date June 22, 2000, and July 17, 2000 Resolution 2000-50 Financial Impact: $ N/A Budgeted: YIN _ Source: . Related Documents (CIP, ERP, etc.): Notes: -= ""--~... , . . CR2000-127 Page 2 . Primary Issues to Consider, 0 What is the zoning of the property, and how bas the Comprehensive Plan designated the subject site? The zoning of the property is 1-1, Industrial. The Comprehensive Plan has designated the site as industrial. The proposed use complies with both documents. . What are the specifics of the development? Landscaping The site will be required to plant have trees, The landscape plan indicated landscaping along Fifth Street and on the north side of the site. There will be 102 plantings transplanted from the west side of the new Main Grocery Distribution Center. The site will have over the required number of trees with the new plantings and the transplanted trees, Parking and Access The main truck access to the site will be from the existing access on lIth A venue. Also, because . the site will be joined to the new warehouse area there will be internal access from Fifth Avenue. Site access for all outside vendors will remain at the existing 11th Avenue access. Where the vacated Sixth Avenue was located there will be parking for 65 trailers. Exterior The south elevation is the side with the dock doors. Above the dock doors will be insulated precast concrete panels that will match the grocery warehouse. There will be a pre.finished metal canopy above the dock doors. The north and east sides will have an exterior of white insulated metal panels. Because the new expansion will be constructed at the same elevation as the existing facility, very little of the new building will be visible from Fifth Street. A retaining wall will be constructed on the east-side of the vacated Sixth Avenue. Setbacks The south setback is 75 feet, the north and east setback is 20 feet. The proposed building will comply with both setbacks. Surrounding Uses The site is surrounded by industrial uses to the north, east, and west, and residential to the south. Sidewalk . The traffic study detailed the continuation of the trail on Fifth Street to 11th Avenue. The traffic study also details two options for a trail connection to Excelsior Boulevard. SuperValu has --...... -- u . . CR2000-127 Page 3 . agreed to construct the trails. Watershed District The applicant will need approval from Nine Mile Watershed District A detention pond is proposed on the north comer of the site, Fire Marshal The Fire Marshal has reviewed the preliminary plans and found them acceptable. . What are the conclusions of the traffic study? Because Sixth Avenue is proposed to be vacated, there will be different traffic patterns. Benshoof and Associates has conducted a traffic study, The traffic impacts regarding the . vacation of Sixth Avenue are discussed in the vacation report. A summary statement in the traffic study states the following regarding Sixth Avenue: On an overall basis, it is our judgment that the traffic benefits to the neighborhoods of closing Sixth Avenue outweigh the disadvantages. For this reason, we would support he closure of Sixth Avenue north of Fifth Street. . What are the other off-site improvements recommended by the traffic study that will be . undertaken? The following are off~site improvements that will be undertaken with the SuperValu addition: . The westbound to southbound left turn lane at the intersection of Excelsior Boulevard and Fifth Avenue should be extended by about 125 feet (the maximum available space) to allow for additional vehicles queuing. . A continuous 10 feet wide trail should be provided around the SuperValu areas. On Fifth/Sixth Street, the existing trail on the south side of the street would be extended west to 11th Avenue. At 11th Avenue, the trail would continue north of the railroad bridge. Finally, the trail to the east, which currently ends at the intersection of Second A venue and Third Str~ would be connected to the existing regional trail on the south side of Excelsior Boulevard. A trail could either be constructed north of the Third Street/Second Avenue intersection, within the Trunk Highway 169 right-of-way, or a trail could replace the existing sidewalk on the north side of Third Street and west side of Fifth Avenue. . Fifth/Sixth Street should be reconstructed between Sixth Avenue and 11th Avenue to a continuous 32~foot width. matching the width east of Sixth Avenue. This would provide room for the trail on south side, mentioned above. Finally, the road should taper to 40 feet to allow for three lanes at the intersection with 11th A venue, two westbound lanes and one eastbound lane. . . The current four-legged intersection of 10th Avenue with Fifth/Sixth Street should be reconstructed by one of four options. Strong interest has been expressed by nearby neighbors regarding the needs to reconstruct this intersection and regarding objectives that should be -.. ......-- < . CR2000-I27 Page 4 . accomplished. All four options effectively improve safety and reduce through-traffic impacts on neighborhood streets. City staff and the City Council should choose the alternative that, in their judgement, best meets the applicable objectives. . 11111 A venue should be re-striped to provide two through-lanes for both the northbound and . southbound directions, The current roadway widths would support this change from just north of the 11th Avenue/Sixth Street intersection to just south of the 11th Avenue/Seventh Street intersection. Parking would need to be restricted on both sides of 11th A venue through this segment. This would alleviate the congestion at the intersections with Sixth Street and Seventh Street. . All-way stop control should be provided at the intersection of Third Street and Washington Avenue due to the limited sight distance. The stop sign for the south leg on Washington Avenue should be placed south of Spruce Road to create a slightly disjointed four-way stop on Washington Avenue with Third Street and Spruce Road. What are the conclusions of the noise study? . David Braslau Associates Inc. completed two noise assessment studies for the Perishable Center. Mr. Braslau states in a memo dated June 22, 2000, the following: The measures listed below have been identified as the most efficient means for compliance with the 60 dBA daytime limit and 50 dBA nighttime limit. . . During the nighttime hours at the docks on the south side of the building, approximately 50% of the loading docks will be occupied with trailer and operating refrigeration units. . . When the Perishable Center opens, 68 refrigeration units of the 183 in the SuperValu fleet that will be using the Center at night will be ~"whisper" units with greatly reduced sound levels, and the remaining 115 refrigeration units will be retrofitted for quieter performance. . An I8-foot noise barrier will be constructed along the south property line of the facility to provide attenuation of noise from trucks, yard shuttles, and refrigeration units. . Sound absorptive material will be placed on the interior (north side) of the noise barrier to enhance the performance of the barrier. SuperValu will be required to undertake the above steps to meet the ordinance requirements for noise. . What were the conclusions of the noise study for the west staging area? Sound level measurements were taken on the west side of the site. . The sound level measurements indicate that a reduction of 8 dBA is needed. The measures needed to comply with these noise limits are identified below: . . A noise barrier up to 18 feet in height constructed along the south property line of the facility to provide attenuation of noise from 40 trucks and refrigeration units oriented toward the center of the west staging area. This height may be reduced, depending upon the maximum ~ . CR2000-127 Page 5 . number of tractor/trailer units actually expected in the staging area as well as the percentage of trucks that can be oriented to the north and northeast as shown in Attachment 1. . As with the proposed sound barrier for the loading dock areas, sound absorptive material will be placed on the interior (north side) of the noise barrier to enhance the perfonnance of the barrier, . Re-striping or layout of the staging area and/or appropriate signage to orient a larger percentage of the waiting tractorsltrailers away from the residents to the south. . Tractor engine shut-off, where feasible, to further reduce sound levels. . What was the discussion at the Zoning and Planning meeting? Staff reviewed their staff recommendation and conditions. Sher Azizi and Mary McGlinch reviewed the site plan with the Commission. Steve Stadler reviewed the various options for upgrading the Fifth/Sixth Street/10th Avenue intersection. Tom Peterson, from SuperValu, discussed the noise study and what SuperValu would do to comply with the ordinance requirements. At the public hearing the following were the comments from residents: . Close the access on 11 th Avenue . Move the docks to the east side of the building . . Traffic volumes on 11th Avenue . Noise from SuperValu . Residents on lOth Avenue want option C for the Fifth/Sixth Street/10th Avenue intersection . SuperValu is too big for the site The Commission discussed the above issues. However the major issue and discussion was the intersection at Fifth/Sixth Street and lOth Avenue. Option C is the option.the residents want and presented a petition for option C. Alternatives 1. Approve of the conditional use permit. By approving the conditional use permi~ the Applicant will be able to construct the building as proposed. 2. Deny the conditional use permit. By denying the conditional use permit, the Applicant will not be able to construct the building 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, Minnesota. . RESOLUTION NO: 2000-50 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT AN ADDmON TO THE SUPERV ALU PERISHABLE WAREHOUSE WHEREAS, an application for Conditional Use Permit CUPOO-2, has been made by SuperValu; WHEREAS, the procedural history of the application is as follows: 1. That an application for a conditional use permit was made by SuperValu on March 31, 2000; 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 April 25, 2000; May 30,2000; and July 25, 2000: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and 4. A legal description of the subject property is as follows: . Parcell: Lots I, 2, 3, and 4, Block 39: Lots I, 2, 3, 4, 17, 18, 19, 20, 21, 22, 23, and 24, Block 52: That part of the W est ~ of vacated 9th A venue lying between extensions across it of the Northwesterly line of Block 39 and the North line of Block 52; That part of the East ~ of vacated lOth Avenue lying between extensions across it of the North and South lines of Block 52; That part of vacated Railway Boulevard lying between extensions across it of the centerline of 9th Avenue and the north line of Block 52; That part of vacated 5th Street South lying between extensions across it of the West line of 9th Avenue and the Easterly line of Railway Boulevard; Lots 1,2,3,4,5,6,7,8,12,13,14,15.16,17,18,19, and 20, Block 53; That part of the vacated alley in Block 53 lying between extensions across it of the South line of Lot 15 and the Northwesterly line of Lot 20; That part of the West 1/2 of the vacated alley in Block 53 lying between extensions across it of the South line of Lot 12 and the South line of Lot 15; That part of the West 1/2 of vacated 10th A venue, lying between extensions across it of the South line of Lot 8, Block 53 and the North line of Block 52; That part of the vacated Railway Boulevard lying between extensions across it of the East line of 11th Avenue and the North line of Block 52; All in WEST MINNEAPOLIS, according to the recorded plat thereof. Hennepin . County, Minnesota. Parcel 2: Lots 5,6,7,8,9,13,14,15 and 16, Block 52, the vacated alley in Block 52 lying between extensions across it of the North and South lines of said Block and that part of the West Half of vacated 9th A venue lying between extensions across it of ; the North and South lines of Block 52, all in WEST MINNEAPOLIS, according to the reCorded plat thereof, Hennepin County, Minnesota. Except those parts of the above described premises which lie Southerly and . Southeasterly of a line described as follows: Beginning at the intersection of the centerline of 5th Street South and the centerline of 7th Avenue South as dedicated in the recorded plat of WEST MINNEAPOLIS; thence Westerly along the Westerly extension of the centerline of said 5th Street South, a distance of 127.00 feet; thence Westerly a distance of 576.03 feet along a tangential curve concav~ to the South, having a radius of 835.19 feet and a central angle of 39 degrees 31 minutes 00 seconds; then Southwesterly, a distance of255.54 feet along a compound curve concave to the Southeast, having a radius of 563.48 feet and a central angle of 25 degrees, 59 minutes, 00 seconds; thence Southwesterly, tangent to the last described curve, a distance of 176.85 feet; thence Southwesterly, a distance of 209.78 feet along a tangential curve concave to the Northwest, having a radius of 183.69 feet and a central angle of 65 degrees, 26 minutes, 00 seconds and said line there terminating. TRACT B: That part of Lot 7, AUDITOR'S SUBDMSION NUMBER 195, Hennepin County, Minnesota, lying Westerly of the Westerly right-of-way line of 7th Avenue South as dedicated in the recorded plat of WEST MINNEAPOLIS and its Northerly extension, except that part thereof which lies Southerly and Southeasterly of a line described as follows: . Except those parts of the above described premises which lie Southerly and . Southeasterly of a line described as follows: Beginning at the intersection of the centerline of 5th Street South and the centerline of 7th Avenue South as dedicated in the recorded plat of WEST MINNEAPOLIS; thence Westerly along the Westerly extension of the centerline of said 5th Street South, a distance of 127.00 feet; thence Westerly a distance of 576.03 feet along a tangential curve concave to the South, having a radius of 835.19 feet and a central angle of 39 degrees 31 minutes 00 seconds; thence Southwesterly, a distance of255.54 feet along a compound curve concave to the Southeast, having a radius of 563.48 feet and a central angle of 25 degrees, 59 minute, 00 seconds; thence Southwesterly, tangent to the last described curve, a distance of 176.85 feet; thence Southwesterly, a distance of 209.78 feet along a tangential curve concave to the Northwest, having a radius of 183.69 feet and a central angle of 65 degrees, 26 minutes, 00 seconds and said line there terminating. NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit CUPOO-2 is hereby approved based on the following Findings of Fact: 1. That the proposed use meets the requirements for a conditional use permit, subject to the conditions stated in this Resolution: . BE IT FURTHER RESOLVED that application for Conditional Use Permit CUPOO-2 is hereby subject to the following conditions: 1. That the Applicant satisfies all conditions and requirements for and obtains final approval of the plat of the subject property. 2. Applicant obtains the proposed height variance and satisfies all conditions and ...... . . requirements for such variance. 3. That the vacation of Sixth Avenue is completed. Removal of street improvements and relocation of Utilities to be completed at applicants cost. . 4. That the applicant submits a storm water management plan and evidence that the increased impervious drainage within Sixth A venue South meets the City's standards as set down in Section 546 of the City Code and does not negatively impact the current Fifth Avenue South storm sewer system. The applicant shall comply with all requirements of the approved storm water management plan and shall execute the required form of maintenance and Right-of Entry Agreement. 5. That Nine Mile Creek Watershed District approves the drainage plan. 6. That the City retains the right to impose new or additional conditional use permit requirements to meet the changing site development plans as they are submitted. 7. Implementation of noise abatement improvements that are identified in the June 22, 2000, memo relating to SuperValu Perishable Center, Hopkins, compliance with daytime and nighttime noise limits and the memo dated July 17, 2000, relating to SuperValu west staging area noiSe control, as prepared by David Brauslau & Associates, Incorporated. A site plan shall be submitted and approved by staff detailing the location of the noise wall and additional landscaping for the wall to be constructed adjacent to the existing SuperValu perishable warehouse. The noise wall shall be of the same design and construction as the wall constructed by SuperValu on their property directly to the east, Following the issuance of the certificate of occupancy, if it is determined there is a violation of noise standards, SuperValu will be responsible to undertake actions and improvements to ensure compliance. Such compliance plan would not involve an increase in the south wall height beyond 18 feet. The plan and . timing for implementation of such compliance will need to be reviewed and approved by City staff.. AIl legal and consultant fees related to ensuring compliance with noise standards shall be the responsibility ofSuperValu. 8. That the site plan is revised to comply with the recommendations of the traffic study dated June 2000, as prepared by Benshoof and Associates. These recommendations include the following: - Reconstruction of lOth Avenue and Fifth/Sixth Street intersection as detailed in option D of the Benshoof study. - The sidewalk and trails are constructed as recommended in the traffic study. This also includes the construction of trail north of Third Street to connect with the regional trail. Staff will determine which option as detailed in the Benshoof traffic study will be undertaken. - A plan submitted and ap~roved by staff prior to issuance of a building permit for the 11 A venue access to either reduce traffic at this access or eliminate the access. - If SuperValu acquires the commercial building to the south, SuperValu must supply a plan that is acceptable to staff on the use of that property. - Extension. of the west bound to southbound left turn land at the intersection of Excelsior Boulevard and Fifth Avenue. - Reconstruction of Fifth/Sixth Street as detailed in the Benshoof . study. - Re-stripping of 11th Avenue as detailed in the Benshoof study. - All-way stop control at the intersection of Third Street and Washington Avenue as detailed in the Benshoof study. - The applicant shall construct or implement all of the above in accordance with the applicable codes, statutes, ordinance and City ~ ~ .. Standards. 9. That the City and SuperValu execute a conditional use permit agreement, which shall incorporate all of the conditions state in this Resolution and shall be . recorded against the title to the subject property. 10. That . the conditional use permit agreement will detail the specifics for construction of public improvements and includes a requirement that SuperValu pay the costs of design and construction of all items as detailed in condition number eight which includes roadway~ pedestrian ways and off-site landscaping to facilitate the project. 11. That a lighting plan is submitted and approved by staff for the site showing the design of the light fixtures, height, type of lights, and photo metrics for the site. The applicant shall comply with all requirements of the lighting plan at the applicants cost. 12. That a final plan for the south fence and berm is submitted and approved by staff. 13. That City staff approves the final design of Fifth Street, which is to be submitted at applicants cost. 14. That SuperValu is responsible for all legal and consultant fees for implementation of the project. 15. Payment of park dedication fees, as required by ordinance. 16. The applicant will grant any required easements. 17. Applicant to provide evidence of title acceptable to the City Attorney. 18, Applicant to provide letter of credit for landscaping requirements, 19. Letter of Credit or other financial guarantees for completion of road, trail improvements, utilities and grading. 20. That if the applicant acquire the commercial properties on the west side of the . site, SuperValu will submit a plan that is acceptable to staff for the fence to be moved to the south. Adopted this 2nd day of August 2000. Eugene 1. Maxwell, Mayor ATTEST: Terry Obennaier, City Clerk . --.--. ...-'~ --,," . SUMMARY OF RESULTS FROM THE TRAFFIC STUDY FOR THE PROPOSED EXPANSION OF SUPERV ALU'S PERISHABLE WAREHOUSE This report provides an analysis of the traffic effects associated with the proposed expansion ofSuperValu'sperishable food warehouse in Hopklns, MN'. In addition to the . warehouse expansion, SuperValu has proposed closing 6th Avenue between 3rd Street and 5th Street~ To effectively analyze the traffic impacts, data was collected regarding , existing traffic vbluni~s and patterns on surrounding roadways including: " . Turn movement counts at four intersections . . Daily traffic volumes on 61h Avenue and several local streets . Vehicle classification count on 6th Avenue . License.plate survey at roadway locations on the edges of the Park Valley and Peaceful Valley neighborhoods , i Traffic forecasts were developed for the 2005 post-developinent conditions with 6th . A venue both open and closed. The forecasts accounted for the following four factors: . . · . Existing volumes on nearby roadways . Historic trend on volumes on affected roadways . New traffic due to the expansion of the perishable warehouse, . Redirected traffic from 6th Avenue to either 11th Avenue or 200 Avenue if 6th Avenue is closed between 3m Street and S1h Street. Through many discussions and meetings with City staff and nearby residents,. multiple transportation issues have arisen regarding the proposed expaIision. We examined each transportation issue carefully in order to effectively analyze traffic impacts of the . proposed warehouse expansion and the possible cI.osure of 6f11 A venue. Each . transportation issue is identified next, together vij.th. the findings and recommendations from our analysis. Impacts on 11f11 Avenue. 11th Avenue currently experiences congestion during the a.m, and p.m; peak periods. The proposed expansion will slightly increase the traffic volumes and associated congestion on 11th Avenue, more so if6fh Avenue is closed. However, due to the existing congestion, not solely attributed to SuperValu, 11th A venue should be . re-striped regardless of whether 6th Avenue remains openor is closed. Re-striping 11th Avenue would provide two through lanes for both the northbound and southbound directions from just north of the 11 tit A venue/6th Street intersection to just south of the .llth A venuel7th Street intersectio!l. This re-:striping will sigrnficantly reduc'e, congestion during the peak periods. . Benshoof& Associates, Inc. -1- June 20, 2000 r"",",_~,"" _;~~. ~ ___~___ - "___.-.0- .:.":"..-~"-.....:.:""..........._.-----"'-P~ . ,- , . Effects Caused byThrough Traffic Using Neighborhood Streets. There is a substantial amount of non-residential through vehicles using neighborhood streets during the peak periods, especially 6ili A venue and 7th street. By itself: the warehouse expansion will not affect the through traffic oil these local roadways. This through traffic will be affected by ,the closing of6, Avenue, which would eliminate a major through route for non- residential traffic and reduce through traffic on local streets by as much as 20 percent. Several other measures are described in this report to further reduce through traffic on neighborhood streets, Truck Traffic Impacts; on Neighborhoods, If6thAve~e remains open, trucktraffic may slightly increase on StJi/6th Street inthe neighborhoods due to the SuperValu expansion, which would also slightly increase noise levels and safety issues. If 6th A venue is closed, truck traffic would decrease on 5th/6th Street,' reducing noise levels and increasing safety for' nearby residents. Emergency Vehicle Access. The SuperValu expansion will not affect the quality of emergency vehicle operations if 6th Avenue remains open. If 6th Avenue is closed, , approximately 113 of police calls to the neighborhoods would experience an increase in response time, with a maximum increase of 50 seconds. It is our judgement that this would not cause significant negative effects for police service to the neighborhoods. Fire service to the neighborhoods will be unaffected by the SuperValu expansion or the . possible closure of 6th Avenue, ' , ' , Convenience of Access for Neighborhoods. The SuperValu expansion will not affect the , access to and from the neighborhoods if 6th A venue remains open. As for the police , service, we would eXpect the maximum increase in travel time to be 50 seconds for some residents if 6th A venue is closed. We would not expect the increase to be a serious ' negative impact to residents in the neighborhoods. pedestrian/BicyCIe Access for the Neighborhoods. The existing pedestrianlbicycle system in the area has deficiencies in terms of missing Jinks and poor conditions of some paths. Regardless of the SuperValu project, it is important to upgrade this system to provide a continuous sidewalk/trail around the SuperValusite. If 6th Avenue is closed, the eXisting sidewalk on that road will be removed, increasing the deficiency of the existing system. ' With the recommended improvements, the loss of this sidewalk will not be a serious negative impact. Traffic Volumes and Speed Impacts on 5th Street for Nearoy Homes. The existing width ofSth Street west ofth Avenue promotes higher speeds, which is an existing problem identified by nearby residents.' If6th Avenue remains open, the warehouse expansion would only slightly increase the existing total vehicle volume and truck volume on 5th Street If6ili Avenue were closed, the existing total vehicle volume on 5th Street would . also slightly increaSe due to redirected traffic, while the existing truck volume would decrease. In either case, the amount of total vehicle volume increase would not be noticeable. We would recommend reconstructing 5th/6th Street between 6th Avenue and 11th Avenue to a continuous 32 foot width, matching the width east of 6th Avenue. This., narrower road would provide better speed control, improving the existing situation for nearby residents. Benshoof & Associates, Ine, -2- June 20, 2000 ,"";"'" - .'--..'-'-- -" - . ~ ~-------~~ . - ----... , " . Safety"and Other Traffic Impacts at the 6th Street/10th Avenue Intersection, This intersection has several existing problems, which create confusion for motorists and increase accident potential. These conditions are not significantly altered by the SuperValu expansion whether 6th Avenue reinains open or is closed. We would recommend reconstruction of the current four -legged intersection of 10th A venue with 5th/6tl1 Street whether 6th Avenue remains open oris closed. We have developed four bptions to effectively improve safety and reduce through traffic impacts on neighborhood streets. City staff and the City Council should choose the alternative that, in their judgment, best meets the applicable objectives. ~ ", Impacts on 5th Avenu~ at Excelsior Boulevard and 3rd Street. In conjunction with the SuperValu expansion, trucktraffic is expected to increase at these intersections. We would recommend increasing the length of the left turn lane for westbound to southbound left turns from Excelsior Boulevard to 5th Avenue. No changes will be needed at the 5th Avenue and 3rd Street intersection if 6tb Avenue remains open. If 61b. Avenue is closed, the intersection will need to be reconstructed to a three-legged intersection with two-way stop control on the south leg. Impacts on 3rd Street. Washington Avenue. and Milwaukee Street. These streets are expect~d toadequate~handle future. traffic vol~es associate~ with the SuperValu expansIon, whether 6 Avenue remams open or IS closed, proVlded all-way stop control . is implemented at the intersection of3N Street/Spruce Street with Washington Avenue. In conclusion, we believe the surrounding roadways of the proposed SuperValu perishable warehouse expansion can effectively handle the traffic impacts with improvements to some of the roadways. As mentioned, some improvements should be made regardless of whether 6th Avenue remains open or is closed." In addition, some of the improvements correct existing problems not principally attributable to the SuperValu ","'.'. expansion.Finally, it is our judgement that the traffic benefit~ to the neighborhoods of closing 6th A venue outweigh the disadvantages, For this reason, we would support the closure of 6th Avenue north of 5th Street hi conjunction with the SuperValu perishable warehouse expansion . " Benshoof & Associates, Inc. -3- June 20, 2000 ", - . -" ~-,..';;;.::~.-,-,.. - - - .~~- ."::';.."-:-~.''------''''''-- ....d. .. . ...vlclb........ b _-......-- 1313 5th street; a.e. · auita 322 .. rnin teepeIie. mn 55414 telephone: 612-831-4571 · fax: 612-331-4572 22 June 2000 :MEMORANDUM TO: Tun Kerrigan City of Hopkins FROM: David Braslau RE: S~crV~P~SmIDwC~~m~~ Compliance with Daytime and Nighttime Noise Limits . . This memorandum identifies measures that will be undertaken by SuperValu to comply. with the daytime and nighttime noise limits of the Hopkins noise ordinance and Minnesota noise standards. A range of options to comply with these limits has been evaluated in two previous noise assessment studieS for the Perishable Center, the firSt dated 12 April 2000, and a suppIemeirtaI: report on mitigation options dated 1 June 2000. Those reports . describe the assumptions and methodologies used to evaluate future noise levels at the closest home associated with the operation of trucks~ yard shuttles~ and refrigeration units on the site. The measures listed below have been identified as the most efficient means for compliance with the 60 dBA daytime limit and 50 dBA nighttime limit. This involves the construction of a noise barrier and the control of noise sources on the site. The measures needed to comply with these noise limits are identified below: . During the nighttime hours at the docks on the south side of the building, approximately 500./0 of the loading docks will be occupied with trailer and operating refrigeration units. . When the Perishable Center opens, 68 refrigeration units of the 183 in the SuperValu fleet that will be using the Center at night will be "whisper" units with greatly reduced . sound levels, and the remaining 115 refrigeration units will be retrofitted for quieter performance . An 18-foot noise barrier will be constructed along the south property line of the facility to provide attenuation of noise from trucks, yard shuttles, and reiligeration units. . Sound absorptive material will be placed on the interior (north side) of the noise barrier to enh3.nce the performance of the barrier. . . As more of the quieter refrigeration units are introduced into the SuperValu.fleet, the sound level associated with these units will continue to fall. . kerr0622-mem.doc 200008. _.~ - ------"'---~.=........=""'..~~----=-------=:! -----"';.--"- JlJL 17 2000 15: 39 FR D BRRSLf:lU ASSOC 6123314572 TO 9351834 P.02/03 - .. .. db.. ..... . davld b,...,.u . .-.cclaCa...nccrpc..... , ':313 51::hGt.. ~6.e. · sui1:e:322 · I'T'linnaapcIIs.mn55414 1:elephone: 612-331-a571 . fax; 612-\331-45'72 17 July 2000 MEMORANDUM .. TO: Jim Kerrigan City of Hopkins - FROM: David Br3slau RE: SuperValu Perishable CenterlHopkins West Staging Area Noise Control .. This interim memorandum identifies available measures that Win be undertaken by SuperValu to comply with the daytime and nighttime noise limits of the :Hopkins noise ordinance for activity from the west staging area. Sound level measurements were made during two eady morning periods and indicated that a reduction of 8 dBA is needed to comply with noise limits at the neareSt residence south of 6th Street on 10th Avenue. The -. number of trUcks and associated sound level from the west staging a:reapeaks in. the 6-7 .' . am tim.e period. . Measurements were made during that rime period with 20 trucks waiting in the staging area. This appeared to be close to the maximum number of trucks that can be accommodated within the staging area,. although the mitigation me3sures described below have assumed a maximrrm of 40 trucks. The analysis of mitigation measures has concentrated on complying With the 50 dBA mghttiJrie limit since maximum activity occurs during the nighttime period. The measures needed to comply with these noise limits are identified below:. . . A noise harrier up to 18 feet.in height constructed along the south property line of the . facility to provide attenuation of noise from 40 trucks and refrigeration units oriented towards the center of the wes[ staging area. This height may be reduced depending . upon the Iriaximum number of tractor/trailer units actually expected in. the staging area as Wen as the percentage of trucks that can be oriented to the north and northeast as shown in Attachment 1. . As with the proposed sound barrier for the loading dock areas. sound absorptive material will be placed Oil the interior (north side) of the noise banier to enhance the perfonnance of the haIrier . Re-striping or layout of the Staging area and/or appropriate signage to oriem a larger percentage of the. waiting tractor/trailers away from the residents to the south. . Tractor engine shut-off. where feasible. to further reduce sound levels. . A very preliminary orientation of the assumed noise barrier is shown in Attachment I. keII0717-mem.doc 200008 ......:.'.,.:. -. - ,h..L 17 2000 lS~ 40 FR D BRASlAu ASSOC 6123314572 TO 9351834 P.03/03 - , '. ....-......~92-6 . .r... x ' . ; L."'" --. ". /" \ ;'" \ ~ ~ \ " -,' \ " ROfl l' and ;t . Prerer.red tractorftrailer Orientations . J"l ~a9_a -.:5) 90 . I r tf NOise .Barrier- .. GN . '\. - . . , . The following petition is to encourage the city of Hopkins to buy the two buildings: Coty construction and the former site of Excel upholstery. located at 1001 and 101 I-6th street so. for the purpose of improving the traffic situation of the current 5tlv'6th St. and the intersections of 10th Ave so. and 6th 51. so. we believe that the curve of 5th/6th S1. and the intersections of the above, coupled with.the driveways and parking lots to these buildings, (blind driveways on a heavily traveled road) cannot safely co-exist. we believe the removal of these buiJdings would make possible the reconstruction of the curve of 5th/6th S1. and the removal of these building's driveways. necessary for the safety of the traffic flow in the area . ~~:~~";'~'~-~'~::'''''''''''''''''.''''''''''''''''''_.~.''''.H'''''....""_...........~.,..-.......~ '".c_... '.. ,_,.om"""..m.. ......... ...._. m~._"... .._, H' ..".,...t':,.,.........,....,..... "'...mum".._. ....__~_..,,_.. Name ~ . Address ... s;. (. Phone#Joptional) . .... ()r;, . . blrJ-/u'dw-e. (!. bId) 93':;;-//30 . . . I . . ~ . A. ?s-;r- 93S-t:o'7-7o .. ;f~. & }L/ /CJ. a.u-u.' .... ..., ~/( ~~ ~ $'3 /3'rzl ;4vs .. j3?-:?C0u . . . ,.7!4/11~/ d'C/f -;#/1 #Ycj)?cJ~ ;7if '. ..~~6 ~s Ald,.4'~. .9,ytf. 5/d0 t~.. ,,,,. i~9 jDW Il'W.. 9\:\)-sQ~ ! 'CrAkir- t~s- loti Wt-<- . CfffY.f'lo..5 6!)(4j.1u :-YVL 0(1. -- 10 Av~ S . ~ 11- (oog .. , ltr b06~(O Jv-c 5 . . J1f .jw~ ~Jt( 10 (;11ft/. S rJ3(;O;O. ...4~~... /6 tj 0 t, 11t sf- C;;~ . 9 33- ~61{) . ~~-8t~ V2(} I~,)u.t qJ0Jc7 / J . .~ > . ~ . The following petition is to encourage the city of Hopkins to buy the two buildings: Coty constnlction and the former site of Excel upholstery. located at 1001 and 10 II-6th street so. for the purpose of improving the traffic situation of the current 5th/6th St. and the intersections of lOth Ave so. and 6th St. so. we believe that the curve pf 5th/6th St. and the intersections of the above, coupled with the driveways and parking lots to these buildings, ( blind driveways on a heavily traveled road) cannot safely co-exist. we believe the . removal of these buildings would make possible the reconstruction of the curve of 5th/6thSt. and the removal of these building's driveways. \, necessary for the saf~ty of the traffic flow in the area . ~~''"'lh:~~~:'":~~~.~':''':'-::-:-~'~''':''.,_. '..,.,.......~_....,.....'" ,....,.....,.-. ,...,~,... ""~"." ,.~:;...~~.~.~._,--.-.. c. ,_ ,..._ ._....;.....,:'::'~..~~-~~~.~~.~~~.~~~ Name Address P hone# (optional) . ...d~/ %~4(. (/1 ~o~~~. C;3f?- /.:<?3 OJ .lS-- SO 7:r f1$~ ~"r ~~. .62/ Iv rh itf[;/e t . . (~l~vl~ G crill Ifv~ .s. r7:>, 71t L . f?t' ly c,N IO.;l.,Ji.v~ 5. 135"- 3!J-tt7. ... tl~. . . ~ 3?>~W53 ~ ~~ 6~4p-1l~<; 93 )-- 7" y / I . S)O,,) elL " L,...)O",,- ~Ol /(Jf ~ AtJ. 50 . ~ fJUJln4 il !tor /0 /7ylcrt L 931'- L13 df' - 'C;osfo ~~ 7.JS:- 77 (~. ~' . .' . . ~ . . rV~ hG[) (0 -r~ :x, L(35~ 3 r? ct . /~. . ~ .. e . /tAtrd!~ \ Stlf-;!~~ rzo s 1ft.. .~ f]fo-v)77/. .? '. ~.. '""'" . ~ . ..;:~. .. ~ )'\ ~ -.. ..-.. ... ~ ' ~ ~ .u- ~....~~~ z ~ ~. VI ~ :i \- ~ . ~ ()' \j)~ 1.- a ~ . L ~ ..1 ::~ ~~. ~ ~' ~. .~:< .~ , 11 S\P ~d \j , "Z - ~ ,~l/ ,fI, ?:H ~ '." ~ . \:= iJ. " , ~ ~., ~ . ~ ~ .....~ '..~ '. ~ 0 ,tl. f D~ " ,.' .!. .{D - ~ '1\ ~ \\l $~~Ol r-- ' . ~ ~' , , , " 4(' ~. : 'tliI ~ ; z~ . Ii) ...; ~ -; :! ~ ~ : ~ . N (" " .' ~. \ ..: \~ !. . '.. \ b' . :3C\Naf\V tu. n , I' 1 ,i .~ ~ ..... . '-;" . j ,..-.... :J .~ -{T \t) Z "}l J ~- . .. JJ~$ ~ " g '\ ~' t:=- ' \]) . . ~ .u-. IT- t ~ n LW ~ ,~ s::i 2 ,~ ...~3 ~$ ~ ~ 1 '^ " '^ ~ ~ ," ~' -<:( tD :> -\N _\~"" ' . '-'> -Jr\f ~ ~ \.t) ~ \ \' ,'~, z ~ ~.:..J , 1 - l.ECAl. [ESCRF11Qf CCKTMroJ 'MllIH nn.E CCNNrBEIfT NUWBER 58-5V54C lRACT A 1RACT B: PorW 1: That. port of lot 7, AlDTOR'S SlDJI\1SICIf NUNBER 10S. H..,.pn CoI lob I. 2. J and 4. Bode 3V; Wat.ty of the Wat.ty riQht-of-woy line ot 7th A........ South 01 de lob I. 2. 3,; 4. 17, UI" 19. 20, 21. 22. 2J and 24. Bock 52; r'8COr"ded plat of YEST alHHEAPQJS and It, Hortherty ..tension. excep ~=.rl' ~ ~ J::1~ ~~'i:~eor:~;;:n m.n8lon, OCI"OA It of the whk:h U.. =~~d~~u:t~ ~~:"fd= Ii ThaI: port r:; the EOIt. 1/2 01 \lII:JCOted'10th A'W'nMI I)1InQ IMtwHn __Man, ocroa It 01 the Sou .,t.ty of a line dacrI)ed CN follon: North and South llna of 9kxk ~ Begbdnv at the Intenection of the cant.1lM of !Sth stnMIt ~~:: :hl~~ ~ lr:;: ~ ~~akln' GCI'OIIIt of 1M cwtt-r1M of 7th A..,.,.,.. South a. ddcated In the ~ MlNNEAPC1JS; ttMnce w-t..ty dong tM w..t.ty at~1&on l ~~.::.. vo:c,t.d~~~I::~ ~wa~~MlnI ocrun It of the w..t nn. IloId s th strMt: South, 0 d1atmce of 127.00 fHt: th~ , SM..QJ feet dano a tmvInUal CW'V'I conc:av. lo the South. lob 1, 2. '3,; ... ~ e. 7. a. 12, 13" 14. 1So UI" 17. UI" 19 and 20, EIock $5; ~~~~:::==- o~~~~ ;'~dl ~ oret ":5 th~ ~o::.e.::.:t:;:.. 5Joflty ~t.... cd~aIon. dCf'I)a It of the South South.lt. haWtg a rolUul of !SC!J.48 fnt a mntral ani ~ 00::" = ~~: ~ u=m:- =~~ ~ ~v,~ _..lion, mnute.. 00 aeconds; -thence Southwaterly. tangent to the Q cIItanc:e of 176.~ fMt; thence Southwnt.ty. a chtan~ That port of the West 1/2. of vocated loth A........ l~lJ b41twMn cd..lIone ~ It 01 dong a tongIntlal CDW COIlcaw to the Northwat. ha\Ibj ( the South line of lot a. EIock 53 and the North line of Block 52: fHt and a antral onvltl of 155 ~ 20 mituta, 00 .. That part of the vacated Ralway Boulevard I~ betwMn ext..lIm. GCrOaI It of the Eolt th.. termlnatJnv. IIrHt of 11th Avenue and the North lln, of Bock 52; ~~~ "'NEAP<lJS, -9 to tho roeonIod plat u...... ............ County. LEC.Irl. 0ESCRIPl1CN CONTAINED 'M1HfN TIllE COtAft1\IENT NO. !5G-M21 That part of lot 7. AUDlTOR'S SllOOMSION NlJN.... 1... ............ "'" Ecmerfy of the Hortt1.-iy __lion of the Wnterty ~t of way line 01 P..... :z, loti 5. e. 7. a. 0, 13, 14. 15 cmd HI, Block S2. the vacotad 01., In BIodt ~ I)tJIjJ PROPOSED VACAlED 6TH A'v9ft.lE LEGAL DESaF110H between ..tenlkwt. ocrva It of the North and South 11n.. of aaId Block and that port of =~e~m:f;~ :thh A=-~~~ ~t, ~ ~~orth and That part of the Wut HaIr of 15th AVW1UISouth. 1)4nv North.ty of tho ~'N~~':= ~~ ~~s:thand'l~th:' th: _'. H....... Coun~ w...noto. _..lion of the Hcrth...t.ty IIn. of lot. 7. AUOI~-.,srJ; " ~ tha8e pcrb of . abcM dacrIHId pnm.. wtIk:h n. Southerly and Sou terty of a 11M dnat:ted 01 toIOWI: BtIgInnInv at the k'lt.-..cUon 01 the <*Itlff... of 5th strHt South and the <*1tertlne of 7th A'MJUI Sauth ,. dldk:ated In the RCC:WdId plat of WEST WHEAPOUS; ttwtc:. w..t.ty ok:IrtQ the Wntlll1y nttnabl of the cent.,.... of told 5th street South" a dlltanw of 127.00 r.t; thence Wat.ly a dlItonce of S16.03 f..t dong a tang.ntJal curw conca... to the South, hawing a tadru. of ~~~~;= :..= :1:s.~~a:: ~'~d~iocethe Southeast. hcnhg a rocUu. of 583.48 r..t ::: a c.troI cwt1c: of 2S d..... &0 mlnuta, 00 MOCJndre; ttMno. SOUth....=r.. tangent to the aat dnc:rI*i curw. 0 cI.tanc:e of 178.85 ,..t: th..ce South y, a dlatmce of 2OV.78 ....t al:J a =CUd CU'VI con=- to the Horth....t, hcM1g a rodIua of IUG9 _t a can anVIl of 155 ........ 211 mlnuta, 00 HCDndI and ad line th.. bnnInatlnv. 715 5lH STflI ............ 715""_ .z:t..JlIlT~1t I I I I 0...:- O!C ~ -- ~ ~ - r 4 ,. ,. IS .. . , . c "-SO" ...- . .. .. .. .. . . . -- .--., .... ..- . , ~~ PHASE \I & \II ~ i>'J MEZZI -- , . f " ? _ ? _ ~ - i' - i' - i' - i' - i' - i' -~ - , - fil/ - 1 . . . . . . . . . . . . I ! I ! I I I I ! ! ! I I I I I I I I I · I I .... . . [ -- I . ...- ~-.-?--' ,._, L " -- ...... . "'1 ..- . ~ PHASE I 1 I · J 1 SllF PI AN NOlES- ..... ~~-.u. . ===~~~==-:UlW._cr . __ .........._ no;_~.::':'-== .::_ -_.._7-.......""~..--= ___"::."::"'........ ....__-:_.T_ ~_.:.. SD1C fUEl V1UJa 0ftaJ1'UMr~ LOT 1 BLOCK 1 f'tWIE 3 - MEfWAL ~1'ICNS dJ ~ - r .5"': p, '" Nn",. _ '~~s..~""k~=:::..~ . -~tr1l:lClalnN::rOOl'tlul:~1I:"'QIE~"falU1lIrrI.Dt:&""AT~ . -"'~ICI$r.""arAU.~_~U1U1Is .AtL~~~l'OUIClllAlGstAlItlllUs~1H[ ..--------- "iAaE . ~ ~ u ~ ~ ~ 2 ~ ~ ~ ~ "" 1 ... ... & J ~ PLANTING NOTES PLANT SCHEDULE ~=r-~~~ ~~~-;..:-'- "'" ..-.. CXMOI/Mn'JrHCAL """t -- ~-- ,\IP'-r\'bt.k1....--......~...I"".....".. ,.....,.MIo~..-..-.....~.. .,... ~..-..- ~~ ,"*,b1 '-1fMlot~ ~..."--t~bF~,..t)PeMol_~ ""- ~"""........,a- ___ ~ >>. ~u....,.. ___~. r.:.. ~ ~~..... ~......... *'oM {..... __ "'-"- flflld.). --- ......,.... 0-./"-' ... ~IIMI ~"-tb.........1.ItAI.aprb>.~ot'~ ---~....... """'-".-.. ~/~......... ~f1f--...ts...I;................,.....n..r_~. ......a...~__ ..,..~~.......~"-'-~.....l.. -- <!@ ---- C/!I4It~"'~IWtBl~ '--.,.e:_~~ JP'Il....~...n,....pota. ......~,.,..... .,........... ....tn<<iIllMI1,...pllta. .......""'1""-..... '""- p..q - ~ - ,... ...... -...,. pno;Uco., .... Ie ~ p.r ~ .....7h 1'eoI~-'-~ --- -.ti ~I'l=- ....... ""-tf" ~"""""''"-T~~fNtt~tImf I:PN~,...,~ ""--M.........~ ~ o.w,,!IOt ~..tw...~. ......................~ rrw.- "-I::.....t.. ............7........... ~... --.~,... "'~,,~ ~~ft;:::=- '"--> "". Wht ~ ~/-..... ~ '-.... -. ...... __ t. be ...... __ "*-- ~ ....,. ~~(.....IIOlIcW__) ....~..... bcntr~.-.................. .... ~ (-.I. - ---J ..... ~"'- lI-* ~ C.. ......) pool, ""'""" no. w.p., ....lMet.. .....fMt...... "'--*''''--.- "'-Utaa............ c:urtIoa_~ --- r_--rtl......~bcn........lIhat.."*.......... "'- ~ '-tI. '" p&..t ~ .. "jIct Ie ... ... . -...-.. htgotb,..b....JbuIlIb,...~ ,.,.....~,.,...~__ ~~~~~...-"7.....,~__ 01- ,,'I- 1-\ 'I- EXISTING PERISHABLE GROCERY CENTER 226.120 SF. FFE - 907.5 I"HAEE 3 - Me'WL. ~llCI"<<J """,u. Cl.. tl[,. I w \!, .........~~ ~.'/loccr."_"" -- ~~"1Q1 ~""""~-2D3 ,.... "'" Ham .......~~............-...............IW4........MrIren ~AcIlr.IIllI~of~""'-J''''''''~ ~ 0 ~ ~ , ~ ~ ~ STANDARD DETAIl 1RENOI1IlH ~1I\E: IoIacFI.L ALTERNATE OETAIl 1MIKH -.m liRA\G.. NOTE: 1. It!ftCt NG IU'Mt FOK% wmt EAOt STOW t\OT AfG flDICM ~ IHDI .........,.. NOTE: 2. ...-.o~SlU.I!Il!:DfPOSlm ROCK CCIfSlIIIJC'nON ~ !HIUU) 81: 10 M MID. tHAT -.L IIOT C\OIflMII1E '_HOllIfT"'l.l"""~ ---""'''''...... I I IWIaltMf 5IlE SLa'D " .,. P!JIUItOm.y 5TMWED. SILT FENCE 3. SoT mu 5IUtL II!. PUaD CII SUft camutS 10 IIWCIIUE P'CIlIMO mlCIEJCr. _a If I'lWIE . NlERW.. 1olOCFlCA1lCIN8 . " ~ N ~ GENERAL U1U ITV NOTFS- . THE lXJflRACroR SHAlL WJFI' AU. DZS11NG CCIDTk:IIS PAICJR TO CXIIS1RUClJON AND NOlFY 1HE OWER CF Rf't DFFEREHC:E3. . tIU!S 01HER'MSE f<<JTED. AU. UAlEJa.tLS,. CtJCSt..1EONOJES NCl1E5lIt; 5W.L cr:>>tRRI 10 lHE 1081 ED. CF THE -STNCJ,W) U1IJtES SPECFtCAlICICS 1'01I WATER MAIN AND SONCE lI€ loISTAl.1.AlKIf .tHO SNfiNn' SEWER NIJ SltRI SEWER INSTMlATION BY THE an ~ ASSOCIAlKII CF ..... - MD 10 1HE -sT"ANOARD SPE.tFlCAlKW ftR tlGHWAY' ~ ..... DEPT. OF 1ItAH!." .lIHE 8,1_ NQJ.QfG THE aJRREJrfT N::OOIJl.II. THE CXllTIUCltJR: SHAlL BE IlBDm 10 FtI.UIW AlL PROCE:lJUftE5 AS am.JNED BY' lHE LOCAL IQNCY'. . tHE lXJflRACroR SHAlL REaM: 1HE HEtESSNI'l' PEIM1S Fat N.L ... 0UlSIDE CF TfE PIKPER1Y lAI1S. . SEE NlCM. f'UH FOIl EXACT eux;, lOCA1Dl SEE !iI1E flNf FUll LA'l'OUr ~ U'<<E EHlftY' lDCA1K>>CS 10 BE COORIlMAlED W1H 1HE NtaItECT. . \OFt EJIS1IHQ MUn' LDC. . ElEV. PRIOIt TO ~ aJCSTRUCnaIt. . THE WATER SEJMCE SHAlL BE lHSTMlm ~ A ... OF 7.5 n. ClF aMR. 'lIE CON1RACTOR SHALL \OFY mE an AS-aa.T txlfCS1RUCl1(JI Pl..AHS 10 CHEQC lDCA1KIlI NCJ UAlDIAL 1'l'PE. . AU. STORM ~ PFE 9W1. BE Q.ASS 5 t.H..ESS 01HEJtIISE NOTED. . 'lIE CXIf1RACTOft SHAlL COfTACf "CClPHEJt STAlE CIC CALL- fOR FtR UllJ1Y l.OCA1KIC!Ii PflKII TO U1IJTI' INSTMUlKIL ~1DP,"'_1I -...- , .....:u.-. (TIl'I- i LOT1 , . I!LOCK1 I i PHAEE. : N1EFfW.. I 1MCt)FICA~ ~ 1U IDmNI I ......-.. ! El .. " '" ~ . . .. . PLANTING NOTES PLANT SCHEDULE c:.tractIr lid ~ _ ,... J':::: d _ p&..t m.e.w.. 1he.................." h "'" -- aMKlff/lOrMColL .,. ::'of~ =:..~::. ~ ~pln............... -- ~--- oM ..... t8 bill .... ..... ~ -.4/cr.... .......~~.......... PbIta to erw.t AlMtbn ~ fair""" ~ bJ 1M ,.. tJPt ., ... ....... SIJh~""""'~" ar- ~ 2.Itr""""" ____ 'IhM.. U. "**- t2"' __ ~ .. ... INM., r _ ..... (.... .... bot'-., hall). ~...../TIt-....~. --- (...... battarn of We). --.... ~/"-...... ~........"s-tI........ua..prtorm~lfIfp.bl.. _.....,....,.... ........ ..-..- ~/........... . ....... ~d"-apu...I; .............,....,..._,.... --- ....~~...-~......bJ..t. -- - ......-- 0pM lop"",_.~ ......'*-~....IpIIl...--.-tpMllpctta. .... ~ .-..-...... tpIlIt .... tnI* .-t,.. .... .......~.... .Pn-. pI..tII _ ~ - per ...... ....,. pndIr:,. .. bt --=t PM' Inndlfnt. -- ....~....~ -....- ...... ~tt-- ..... -.....r CIMnctw ..... pnMIe ~ .... fit pIDM ......, _ 1M pIIatt II ..,......... "'"""'-l .....JW-- ........ O'-..lIGtpnl'lllll....._~. --- ......... e-......,.................... ot............,................-. ~~=- _...~ ~~-=-'=~. M ....... _ to ... ..... ..... ......... ........ o-t __ ~ -,wi....... c::.:..n....... ~...... M ...,. ..... .. (..... ....... ....) IIhaI "- ... barTIIr f\:Dtc, ~ dn:l:;W flcnhI=d ::.~..:~.......~'"':=-~(~~~~~ F_.... 11III ....... ......... IMItr. ..... ..... M ...-I ..... .. .... ..... ..... ., ~ ......... II MjIcIt to ..., .... ... ----. IrrftatIM to... ....".... "'........ PrWIIIo ~ .......... _ ~~~~~.,.......,.....-..n_ EXJSmQ PEfISHA8lE GAOCERY CEN'1'eI 2211,120 SF. FFe-lICl7.5 f'HAllE . INTBWW.. MOCIFlCA1IOHIl PLANTING REQUIREMENTS --- 113,C12ll1F.'/tClOQ.W'.lH -- .......... ~ - 10:1: .....,....... ....,... - - T_ ",. u IG1t: ....... pIIM ....... .... .... fir --.-.... I:D ... .... ..... ... % ---.... ..........., cI ~"""..,.. to ~ < ~ M " ~ N ~ ~ N ~ .. '" .. ,. ,. ,., ,. .. .. . . c EXISTING I~~ . . , --!j . INSt.l..ATED METAL PANEL ~ RlIF lIP EOUIPHEHT ~ Cll.D> \IHITE ~ SCREEN tJI ~TH .. EAST SIIES EIIU1PMENT PEHTHIlU$E :w_ " rn:. r.... OWE VIlIIlO PRECAST CIH:RETE PANEL aJ...IRt TO MATCi EXJSTD<<i . ~ ~~~~!"i= 3~~~VA TION . EIIU1PMENT PENlIOlSE ,lIP IF PMD. 39'..... L FTL r-r OWE VIlIIlO . Q) ~C~LES:\. ~~~; . ~ I I P I I ~