CR 2000-132 Conditional Use Permit-Semper Development LTD
CITY OJ:
., . ..
July 27, 2000 ~ouncil Report 2000-132
HOPKINS
CONDDaONALUSEPERNUT-SEMPERDEVELOPMENTLTD
. ProDosed Action.
Staff recommends the following motion: Move to approve Resolution 2000-55. approving of
a conditional use permit to construct a Walgreens.
At the Zoning and Planning meeting, Mr. Szuba moved and Mr, Rowan seconded a motion to
approve Resolution RZOO-12, recommending approval of a conditional use permit to
construct a Walgreens. The motion was approved unanimously. .
Overview.
The applicant, Semper, is proposing to construct a WaIgreens on the northeast corner of
Highway 7 and County Road 73. The development will consist of the following:
. removing part of the Hopkins House, and leaving the tower with 94 rooms
. demolition of the former Union '76 station
. re-platting the site
. variance for an irregular-shaped lot
Although the Hopkins House development is tied to the construction of the WaIgreens, after
the construction the two developments will be separate. The Walgreens site will have a
separate parking area from the Hopkins House.
. HBCA reviewed the proposed development and had no negative comments,
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 development?
. What were the recommendations of the traffic study?
. What was the discussion at the Zoning and Planning meeting?
SUDDortine: Documents.
. AnalysisofIssues
. Site Plans
. Traffic Study
. Neighborhood meeting minutes
. Resolution 2000-55
. Financial Impact: $ N/A Budgeted: YIN Source:
-
Related Documents (CIP, ERP, etc.):
Notes:
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CR2000-132
Page 2
. Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The site is zoned B-3, General Business. The site is designated in the Comprehensive Plan as
commercial. The proposed use complies with both documents.
. What are the specifics of the site plan?
Landscaping
The site is required to have 32 plantings. The landscape plan indicates 32 planting of the
required size. The landscape plan also indicates 80 deciduous shrubs and 106 perennials.
The pavement where the service drive is located will be removed. The applicant will
landscape the area, and the applicant will maintain it.
Publit Works
The Public Works department has reviewed the drainage and grading plan. The applicant is
making changes to the plan. Any approval will be contingent on the staff approving the
. grading and drainage plan.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Parking
The required parking space for the Walgreens and the retail area is 128 spaces, The site plan
indicated 160 spaces. The number of spaces may change slightly with the recommendations
of the traffic study, but the site will have more than the required spaces with the traffic study
recommendations.
Trash
The trash area is located on the north side of the Walgreens building. The trash area will be
screened.
Access
Access to the site will be from Robinwood Land, Fifth Street North, and 17th A venue North.
Exterior
. The exterior will be face brick and a stucco finish." This exterior is the same as the
Walgreens on Highway 7 and Blake Road.
~ .
CR2000-132 ..--
Page 3
. Zoning
The Walgreens building will have a drive-through on the east side. The following are
requirements for a drive-in:
1. the site is designed and constructed to handle parking and traffic flow according to a plan
submitted to and approved by the City;
2. the site drainage is designed and constructed according to a plan submitted to and
approved by the City;
3. that screening be provided along the property lines to control headlight beams when
abutting a residential district;
4. that the front yard and side street yard shall be landscaped and not less than ten feet in
depth;
5. the lighting shall be accomplished in such a way to have no direct source of light visible
from the public right-of-way or adjacent land in a residential district;
6. that on-site vehicular storage land of sufficient capacity to accommodate 15 minutes of
service be provided for each service station;
7. when the site is located in the B-2 business district it shall abut either First Street South
or First Street North.
Setbacks
. The following are the required and proposed setbacks for the site:
B-3 Proposed
Front yard 10 feet 315 feet
South side yard 10 feet 73 feet
North side yard 0 54 feet
Rear yard 15 feet 46 feet
Surrounding uses
The site is surrounded by the Hopkins House property on the north and east sides, Highway 7
of the south and commercial to the west.
. What were the recommendations of the traffic study?
Benshoof and Associates, Inc., did a traffic study for the proposed development. The
conclusions of the study are as follows:
The proposed driveway on CSAH 73 will effectively accommodate right turns into and out of
the site. Though we prefer that this access accommodate only right turns from the day the
Walgreens store opens, the driveway could satisfactorily accommodate full movements for a
temporary one-year period if the CSAH 73 improvements, are not completed until 2002.
. The elimination of the frontage road south of the site and construction of the 90-degree
intersection with Robinwood Lane as indicated in the site plan is recommended. We
recommend installation of sharp-turn signs with advisory speeds. We recommend moving
~
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CR2000.132
Page 4
. the site access on Robinwood Lane approximately 20 feet north on Robinwood Lane of
where it is shown on the proposed site plan.
We recommend changes to the parking in the southwest comer that would create spaces on
the southern edge of the site and eliminate nine spaces from the interior.
We do not recommend construction of access between the Walgreens site and MGM Liquors.
We suggest construction of a backing area on the south edge of the MGM parking lot to
improve traffic flow within their lot.
We agree with the need for an island at the west end of Fifth Street. We suggest that the City
consider the construction of a westbound right.turn land at the intersection of Fifth Street
with CSAH 73. We also recommend changing the six head-in parking spaces on Fifth Street,
north of the laundromat, to three parallel parking spaces for improved safety on Fifth Street.
National Lodging has agreed to give the land for the right.turn lane.
Semper and National Lodging have reviewed the traffic study and are revising the site plan to
reflect the recommendations.
. What was the discussion at the Zoning and Planning meeting?
Staff reviewed the proposed development with the Commission. John Kohler of Semper
. Development appeared before the Commission. The Commission was concerned about the
distance of the other Walgreens on Blake. Mr. Kohler stated that this Walgreens is in a
different market area. Mr, Kohler reviewed the development with the Commission. No one
appeared at the public hearing regarding this issue. .
Alternatives.
}, Approve the conditional use permit. By approving the conditional use permit, the
Applicant will be able to construct the Walgreens as proposed.
2. Deny the conditional use permit, By denying the conditional use permit, the Applicant
will not be able to construct the Walgreens 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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NOTE: THIS IS NOT A STANDARD WALGREEN'S SITE.
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STATE HIGHWAY No.7
Fi xture QUllnti ty Curve 11 I nl t LUM LLF Desi gn LUM
DECASHI ELD 400 51 8608 38000 0.750 28500
SysteM Uni ts' Feet/Footcllndles
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.w BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343/ (952) 238.1667/ FAX (952) 238-1671
July 18, 2000 Refer to File: 00-46
MEMORANDUM
TO: Steve Stadler, Ci~f Hopkins
FROM: James A. Ben~~ and ~g ~pa
RE: Results of Traffic Study for Proposed Walgreens Store at Intersection of
CSAH 73 and TH 7
PURPOSE AND BACKGROUND
. The purpose of this memorandum it to address the traffic impacts of the proposed
Walgreens Development in the northeast corner of the CSAH 73/TH 7 intersection.
City staff requested that we respond to two traffic questions. First, we addressed
whether the right-turn access on CSAH 73 would function satisfactorily. We also
explored the possible consequences if the development opened prior to proposed
improvements on CSAH 73 being completed, Second, we examined the adequacy of
traffic operations within the site. Through our investigations, we uncovered a third
important traffic consideration, the Fifth Street intersection with CSAH 73.
Development Characteristics
Under the proposed development, a 14,490 square foot Walgreens Store with drive-
through service is to be constructed in the northeast corner of the CSAH 73/TH 7
intersection. The proposed development calls for a significant reduction of the Hopkins
House Motel. The south and west wings of the motel are to be removed leaving
approximately 90 rooms, Existing restaurant, bar, and banquet facilities will be
removed as well, A gas stati0n in the southwest corner of the site will also be removed
for this development. A liquor store and a retail building with a couple of businesses
and a laundromat are located in the northwest corner of the site and are expected to
remain. This development is expected to be completed and operational by the summer
of 2001.
.
Mr, Steve Stadler -2- July 18, 2000
.. The proposed development plan includes a few changes to existing traffic facilities to
accommodate the development traffic. First, the service drive south of the site would be
removed the full length from CSAH 73 to Robinwood Lane, resulting in the service drive
from the east meeting Robinwood Lane with a 90-degree turn. Access for the
development site on Robinwood Lane is to be constructed just north of this turn. Second,
access for the development would be established on CSAH 73 south of the MGM liquor
store site with a right turn lane created on CSAH 73 from the south. The development
would also make use of the existing access onto 5th Street between the retail building and
hotel.
Traffic Scenarios
As the result of a 1997 traffic study prepared by SRF Consulting Group, a series of
improvements have been scheduled for CSAH 73 from south of the intersection with
TH 7 to north of the Minnetonka Mills Road/Fifth Street intersection. The first of
these improvements included the realignment of Minnetonka Mills Road with Fifth
Street and has already been completed. Additional improvements will include
installation of islands, left-turn lanes, and traffic signals on CSAH 73 at the Minnetonka
Mills Road/Fifth Street Intersection, The SRF study also noted the safety concerns of
left turns at the west access for MGM Liquors, They proposed either a shared access
to the south and closing the west access on 5th Street or installation of an island on 5th
. Street to limit the west access to right turns only, Installation of an island would result
in one westbound lane for right-turn, left-turn, and through traffic. Removal of the
frontage road access on to CSAH 73 was also recommended in their study. Although it
is possible that these improvements could be completed in 2001, conversations with
City staff indicate that these improvements are most likely to be completed in 2002.
As it is foreseeable that the development will open prior to completion of the CSAH 73
improvements, two scenarios were developed and examined for the development access
onto CSAH 73. The 2001 Scenario assumes that full access will be permitted at the
CSAH 73 access including left turns in and out, because the improvements to CSAH 73
would not be completed, The 2002 scenario assumes that the improvements will be
completed and that the CSAH 73 access will be limited to right turns only through
construction of a raised center island on CSAH 73. The 2002 scenario was also
developed for the 5th Street/CSAH 73 intersection,
In order to determine existing traffic conditions, a p.m. peak period traffic count was
conducted at the Minnetonka Mills Road/5th Street/CSAH 73 intersection on Tuesday,
June 20, 2000. Traffic volumes in and out ofthe liquor store also were recorded at this
time.
.
Mr, Steve Stadler -3- July18, 2000
. TRAFFIC FORCASTS
Trip Generation
Using the development characteristics as presented by the developer and information
published by the Institute of Transportation Engineers (ITE), gross trip generation for the
development was determined. While only the Walgreens will create new trips at the
development site, it was necessary to estimate trip generation rates for the other existing
developments at the site for traffic analysis purposes. The Walgreens Store is expected to
generate 151 p.m. peak hour trips. From past experience, it is anticipated that 45% of the
trips generated by the Walgreens Store will be pass-by trips. Pass-by trips are existing
trips on the roadways adjacent to the development that will include a stop in the future.
Primary trips are new trips specifically to/from the development that are added to the
roadway system. Table 1 presents the results of the trip generation forecast.
Table 1
P.M. Peak Hour Trip Generation for Proposed Walgreens Development
Gross Trips Primary Trips Pass-By Trips
Land Use Size Rate In Out In Out In Out
14,490 49% 51% 55% 45%
Walgreens Store sq.ft. 10.4 74 77 41 42 33 I 35
. 94 53% 47%
Hotel rooms 0.61 30 27 30 27 n/a
16,000 43% 57%
Laundromat & Shops sq. ft. 2.59 18 24 18 24 n/a
Total 122 128 89 93 33 35
Trip Distribution
Through observations of the existing traffic patterns and the traffic facilities in the
surrounding area, trip distribution percentages by route and direction were determined as
follows for the primary development trips.
. 30% of trips to/from the west on TH 7
. 10% of trips to/from the west on Minnetonka Mills Road
. 20% of the trips to/from the north on CSAH 13
. 5 % of the trips to/from the north on Robinwood Lane
. 10% of trips to/from the east on the frontage road
. 15 % of trips to/from the east on TH 7
. 10% of trips to/from the south on 1?h Avenue
.
Mr. Steve Stadler -4- July 18, 2000
. Distribution percentages were then determined for the pass-by trips based on p.m. peak
hour traffic volumes. The distribution is as follows:
. 33 % of trips from the west on TH 7
. 40 % of trips from the east on TH 7
. 11 % of trips from the north on CSAR 73
. 16% of trips from the south on CSAR 73
Then, using the above distribution percentages and roadway characteristics, trips for the
development were assigned to individual intersections for both the 2001 and 2002
Scenarios as described previously.
Intersection Volumes
Figure 1 shows projected p,m, peak hour traffic volumes for the site access on CSAH
73. The 2001 scenario shows projected volumes if the development is completed and
open and CSAR 73 improvements are not completed. The 2002 Scenario anticipates
that the development is open and CSAH 73 improvements are complete, limiting the
access to right turns only. The figure presents volumes for both with and without the
proposed connection between the liquor store parking area and the development site.
. Figure 2 shows the existing and projected 2002 p. m. peak hour volumes for the
Minnetonka Mills/51h Street intersection with CSAH 73. It must be noted that these
volumes do not reflect the additional traffic that will be generated by closure of the
service road. It is expected that the closure of the service road primarily will contribute
additional right turns to/from 51h Street.
.
r 2001 SCENARIO - FULL ACCESS ..,
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CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 1
. PROPOSED WALGREENS PM PEAK HOUR VOLUMES
W BENSHOOF & ASSOCIATES, INC. STORE AT CSAH 73 AT DRIVEWAY ON CSAH 73
TRANSPORTATION ENGINEERS AND PLANNERS
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MINNETONKA MILLS RD J i ~ ~ "- 5th STREET NORTH
69/73 .......::1\ ~45/55
--E- 24/29
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NOTE: 2002 VOLUMES DO NOT CONSIDER ADDITIONAL TRAFFIC THAT WILL UTILIZE THIS
INTERSECTION UPON CLOSURE OF THE EXISTING FRONTAGE ROAD.
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EXISTING P.M. PEAK HOUR VOLUME t
~ 2002 POST-DEVELOPMENT P,M. PEAK HOUR VOLUME
-.... XXIXX NOT TO SCAlE ~
CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 2
. PROPOSED WALGREENS PM PEAK HOUR VOLUMES
W BENSHOOF & ASSOCIATES, INC. STORE AT CSAH 73 AT CSAH 73/5th STREET
TRANSPORTATION ENGINEERS AND PLANNERS
Mr. Steve Stadler -7- July18, 2000
. TRAFFIC ANALYSIS
Development Access on CSAH 73
Capacity analyses were performed using the methodology presented in the Highway
Capacity Manual for both the 2001 and 2002 Scenarios at the proposed development
access on CSAH 73 for the p.m. peak hour. Capacity analysis results are presented in
terms oflevel of service, which ranges from A to F. Level of service A represents the
best intersection operation, with very little delay for each vehicle using the intersection.
Level of service F represents the worst intersection operation, with excessive delay.
Under the 2001 Scenario, the left-turn movement for traffic exiting the CSAH 73
development is expected to operate at level of service E in the p.m. peak hour. The left
turn movement from the north on CSAH 73 is expected to operate at level of service B.
AIl other movements should function at level of service A Under the 2002 Scenario, the
right-turn movement from the development is expected to operate at level of service B in
the p.m. peak hour. All other movements are expected to operate at level of service A
The results of these analyses were the same both with and without the connection
between the site and the liquor store parking lot.
The proposed site plan of the Walgreens development shows a right-turn lane for right
. turns into the development from the south. While this lane is not needed on a basis of
capacity, it is expected that its construction would contribute to the overall safety of the
intersection. Acquisition of approximately 12 to 16 feet of addition a] right-of-way is
expected to be needed for construction ofthis right-turn lane. This right-of-way will
need to be obtained from the development site between the driveway and the service
drive right-of-way to the south.
.
Mr, Steve Stadler -8- July 18, 2000
. Internal Considerations
The current site plan proposed by the applicant is shown in Figure 3. We have
carefully reviewed this site plan relative to safety implications on the adjacent streets
and to the safety and ease of internal operations. Based on this review, we have
developed comments and suggested changes at the three locations shown on Figure 4.
Our specific comments by location are as follows:
A) City staff expressed interest in a possible connection between the south end
of the liquor store parking lot and the Walgreens site. This is one of the
options presented by the SRF study to eliminate conflicts on 5th Street. We
recommend against creation of the access between MGM Liquors and the
proposed development site. This access would be too close to CSAH 73 and
a vehicle wishing to enter the MGM site from south on CSAH 73 is likely to
be in conflict with traffic leaving the Walgreens site. This conflict could
cause traffic to back up onto CSAH 73 causing serious safety concerns. We
propose that a backing area be created at the south end of the liquor store
parking lot to assist the flow of traffic within the MGM site,
B) Another location that we recommend a change is the parking in the
. southwest comer of the site, By extending parking on the south side of the
site to the west, and eliminating the nine spaces north of the new ones, better
flow within the site could be achieved. While one parking space may need
to be used for the existing White Wolf sign, it is expected that there will be a
gain in parking spaces. This change in parking will result in additional
north/south space that can be distributed among the aisles.
C) Removal of the service road will result in the service road meeting
Robinwood Lane at a 90-degree angle, 'We recommend removal of the
existing stop signs and that sharp turn signs with appropriate advisory speeds
be installed both north and east of the intersection for approaching traffic.
We also recommend that the access for the site be moved at least 20 feet
north of the proposed location on Robinwood Lane. This change would
enhance flow within the development site and increase safety at the comer
where Robinwood Lane will meet with the service drive. By moving the
access north, the conflict between vehicles entering the development from
the east and vehicles traveling south on Robinwood Lane should be reduced.
.
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Mr. Steve Stadler -11- Julyl8,2000
. 5th Street North
As we do not recommend the construction of a connection between the liquor store site
and the development site, the other option provided by the SRF study is construction of
a raised median island preventing left turns from the MGM site at the west access on 5th
Street. We agree strongly with the need for this island. As illustrated in the SRF
report, construction of this island would leave only one westbound lane for combined
left-turn, right-turn, and tlrrough traffic. Our level of service analysis indicates that this
single lane on 5th street would operate at level of service C following the installation of
the island and signal in 2002. While the 5th Street leg would operate adequately from a
capacity standpoint without a separate right-turn lane, we feel it is desirable to create a
right turn lane for the following three reasons:
a) A single lane on this leg of the intersection is contrary to existing conditions.
Westbound traffic on 5th Street is observed to currently form a left turn and
through lane and a right-turn lane. Limiting westbound traffic to a single
lane will be unexpected and a reduction in mobility presently experienced,
b) A right turn lane would reduce delays for westbound right-turning vehicles.
Right turn volumes on this leg are expected to increase with the elimination
of the service road, If delay for right turns from 5th Street becomes
. excessive, vehicles may drive through the Walgreens site to avoid this delay
by using their access on CSAH 73.
c) Finally, it is desirable to mirror the 5th street leg of the intersection with the
Minnetonka Mills Road. Preferred engineering practice is to nave opposite
legs of an intersection be complementing with each other_
The construction of the right-turn lane would require approximately nine feet of
additional right-of way. This right-of-way must be obtained from the north side to
allow for proper alignment with the Minnetonka Mills Road leg of the intersection,
The parcel from which this right-of-way would be need is currently used by an auto
retailer for vehicle storage. Right-of-way acquisition from this parcel would seriously
affect its existing use, If such acquisition is not possible at the time of initial
improvements to the 5th Street/CSAH 73 intersection, we recommend that the City
allow for this as a desired future improvement.
Our study noted one further safety concern relative to 5th Street North. Currently, there
are six spaces of head-in parking on 5th Street north of the laundromat. Vehicles
leaving these spaces are required to back into 5th Street traffic, As this is undesirable
for safety reasons, we recommend the six spaces of head-in parking be replaced with
three parallel parking spaces, This recommendation is also illustrated in Figure 6.
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Mr. Steve Stadler -14- July 18, 2000
. CONCLUSIONS
Based on the information presented in this report, we have made the following
conclusions and recommendations:
. The proposed driveway on CSAH 73 will effectively accommodate right turns
into and out of the site. Though we prefer that this access accommodate only
right turns from the day the Walgreens store opens, the driveway could
satisfactorily accommodate full movements for a temporary one-year period if
the CSAH 73 improvements are not completed until 2002.
. The elimination of the frontage road south of the site and construction of the
90-degeree intersection with Robinwood Lane as indicated in the site plan is
recommended. We recommend installation of sharp-turn signs with advisory
speeds. We recommend moving the site access approximately 20 feet north
on Robinwood Lane of where it is shown on the proposed site plan.
. We recommend the changes to the parking in the southwest corner that would
create spaces on the southern edge of the site and eliminate nine spaces from
the interior.
. We do not recommend construction of access between the Walgreens site and
. MGM Liquors. We suggest construction of a backing area on the south edge
of the MGM parking lot to improve traffic flow within their lot.
. We agree with the need for an island at the west end of 5th Street. We suggest
that the City consider the construction of a westbound right-turn lane at the
intersection of 5th Street with CSAH 73. We also recommend changing the
six head-in parking spaces on 5th street north of the laundromat to three
parallel parking spaces for improved safety on 5th Street.
With implementation of the preceding points, we are confident that the proposed
Walgreens development will provide safe and adequate traffic operations.
.
r Oi/25/00
15:04 F.~l 612 332 2428 SE~PER DE'\'~LOPMENT LTD.
-----_._--~~~~--- I4J 002/002
MINUTES TO THE NEIGHBORHOOD MEETING OF JULY 13, 2000
. WALGREENS PROJECT - NORTH EAST CORNER OF HIGHWAYS 7 & HOPKINS
CROSSROAD
The Neighborhood Meeting to discuss the redevelopment of the Northeast Corner of Hwy 1 and Hopkins
Crossroad was held on July 13, 2000 at 6:30 p.m. A total of 24 letters were sent notifying the surrounding
neighbors and of 1hose notified only five were in attendance. The neighbors in attendance were as follows:
I. Gena Martinson (426 14th Ave)
2. LM. and Pat Meyer (422 15th A "e- N)
3. Jerry and Marie Trafas (402 - 14th Ave. N)
Representing Semper Development was Kathleen O'Hara. Two engineers from Landform Engineering were
also in attendance to assist in answering any questions.
The immediate concern from the neighbors was the future of the Hopkins House. They were unanimous in their
low opinion of the clientele that has been residing at the Hotel. They all brought with them their own
experiences with tbeft, trespassing, noise, and generally feeling unsafe and it was in their opinion that Hopkins
House was the source. It was explained to them that the redevelopment of the Hopkins House would indude
removing the west wing, which would eliminate the bar and restaurant facilities along with the south wing,
which holds additional rooms. In its place would be additional shared parking. Amy Roberts, a representative
from Hopkins House joined the meeting at about 7:00 (she was a little late due to traffic). Amy introduced
herself and immediately began addressing the concems above. She was met with some hostility but the
neighbors were willing to listen and questions and concerns seemed to be addressed appropriately.
Amy explained the Hopkins House's overall development plan and their long-term plans for renovating the
. property.
TIle phase of the redevelopment which included the Walgreens was of course discussed. Neighbors questioned
why another Walgreens was being built so closely to Walgreens currently ex.isting on 7/Blake. Also concerned
with this Walgreens (7/73) being a 24-hour retail store and believed that this would cause people to loiter into
the night and feared the affect this would have on the neighborhood and their overall safety. These concerns
were addn~ssed explaining the extensive market research that Walgreens conducts and that Walgreens concluded
that this would be a very desirable corner making it more of a neighborhood store and really omy bringing
residence from the close proximity. We also informed them that it was very unlikely that this store would be
operating on a 24-hours basis. The results of the Traffic Study conducted by Benshoof and Associates, Inc., was
briefly discussed and questions were answered in accordance to tbis study.
The neighbors were unanimous in their desire for some type of separation between Hwy 7 and the
neighborhood. They suggested a buffer wan along the South side of Hwy 7, which would eliminate the noise
and prevent trespassers from easily entering the neighborhood. We recommended that since this is a State H~
this would be an issue that needs to be taken up with the State. We also assured them that we would bring this
to the Cities attention_
In conclusion, the meeting went well. Neighbors did seem to like the overall site plan and a few were in
agreement that this would not ad.,rersely affect their property value and if anything would improve it. They were
all in agreement that something needed to be done to that corner and they also seemed pleased to see that the
vacant gas station located on the southeast comer would be removed. We informed them of the dates of the City
Council and Planning Commission Meeting and told them they were welcome to arrend and/or contact us with
any questions or concerns.
.
Q7/25/00 Hwy 7 !Hopkins Crossrd, Hopkins, l\1N
-
I
CITY OF HOPKINS
Hennepin County, Minnesota
. RESOLUTION NO: 2000-55
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE
PERMIT TO CONSTRUCT A W ALGREENS
WHEREAS, an application for Conditional Use Permit CUPOO-3 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 Semper
Development on June 23,2000;
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 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:
. Tract A, B, D, F, and G, Register Land Survey No. 1053 Files of Registrar
of Titles, County of Hennepin and Lot 2, Block 1, Union Oil Second
Addition, Files of Registrar of Titles, County of Hennepin, Minnesota and
that part of vacated Robinwood Lane as platted in ROBINWOOD 5TH
ADDITION described as follows: commencing at the southeast corner of
Outlot No.1, said ROBINWOOD 5TH ADDITION; thence on an assumed
bearing of North 01 degrees 42 minutes 41 seconds East along the easterly
line of said Outlot No.1 a distance of337.22 feet to the point of beginning
of the land to be described; thence continuing North 01 degrees 42
minutes 41 seconds East a distance of 42.01 feet; thence North 44 degrees
04 minutes 19 seconds West a distance of 13.95 feet; thence North 89
degrees 51 minutes 19 seconds West a distance of 102.21 feet; thence
North 89 degrees 49 minutes 10 seconds West a distance of 18.52 feet to
the northerly line of Outlot No.1; thence southeasterly along the northerly
line of Outlot No.1 18.70 feet along a non-tangential curve concave to the
northeast having a radius of 74.47 feet a central angle of 14 degrees 23
minutes 07 seconds and a chord which bears South 82 degrees 39 minutes
46 seconds East; thence South 89 degrees 51 minutes 19 seconds East
along the northerly line of said Outlot No.1 and tangent to last described
curve a distance of 62.16 feet; thence southeasterly along the northerly and
easterly line of Outlot No.1 77.77 feet along a tangential curve concave to
. the southwest having a radius of 48.66 feet a central angle of 91 degrees
34 minutes 00 seconds to the point of beginning.
--
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUPOO-3 is hereby approved based on the following Findings of Fact:
. 1. That the proposed use meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUPOO-3 is
hereby approved subject to the following conditions:
1. That the preliminary plat is approved.
2. That the conditional use permit is approved and the applicant satisfies all
conditions and requirements for such conditional use permit for the improvements
to the Hopkins House.
3. Applicant obtains the proposed irregular lot variance and satisfies all conditions
and requirements for such variance
4. That the Applicant satisfies all conditions and requirements for the preliminary
plat and obtains final plat of the subject property.
5. That the applicant and the City execute a conditional use permit agreement that
requires the following to be satisfied by the developer:
a) Submittal of a storm water management plan and approval of the plan by
staff
b) That the final grading and utility plan is submitted and approved by staff
showing the erosion control measures, information detailing the storm
structures, public utilities, and proposed hookups.
. c) That a final landscape plan is submitted and approved by staff showing
additional landscaping where the North Service Road currently exists.
d) A watershed district permit is obtained.
e) Site plan shall be revised to address recommendations A, B, and C in
figure 4 and the right turn lane on 5th Street as detailed in Figure 6 of the
Benshoof traffic study dated July 18, 2000.
f) That the applicant meets all the requirements of the subdivision ordinance.
g) Payment of park dedication fees, as required by ordinance.
h) Granting of any easement not dedicated on the plat.
i) All road and utility construction to be completed per City standards.
Developer to provide complete construction plans per City standards to be
approved by staff
j) Letter of Credit or other financial guarantees for completion of road,
utilities and grading.
k) Assessment for any public work.
1) That the conditional use permit agreement shall be recorded as an
encumbrance against all land included in the plat at the time of filing of
the plat, and shall be executed or consented to by all owners and
lienholders.
m) Applicant provide proof of cross easements for parking.
Adopted this 2nd day of August 2000.
. Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
-". ---