CR 97-27 Conditional Use Permit- Walgreens & White Castle
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February 28, 1997
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Council Report 97-27
CONDITIONAL USE PERMIT--W ALGREENS AND WHITE CASTLE
ProDosed Action.
Staff recommends the following motion: Move to approve Resolution 97-14, approving a
conditional use pennit to construct a Walgreens and White Castle on the southwest comer of
Blake Road and State Highwav No.7.
At the Zoning and Planning meeting, Mr. Blair moved and Mr. Brausen seconded a motion to
approve Resolution RZ97-3, recommending approval of a conditional use pennit to construct
a Walgreens and White Castle on the southwest comer of Blake Road and State Highway No.
7. The motion was approved unanimously.
Overview.
The applicant, Semper Development, LTD., is proposing to raze the existing White Castle and
Embers buildings and construct a Walgreells and a new White Castle on the southwest comer
of Blake Road and Highway 7.
The Walgreens from Knollwood will be moving to this location. The Walgreens will have two
drive thru lanes to pick up prescriptions. The pick-up window will be used for prescriptions
called into the store in advance and will be handy for the elderly and handicapped to pick up
prescriptions.
The White Castle will be a smaller building than the existing building. The existing building is
approximately 2205 square feet, and the new building is proposed to be 1575 square feet.
Primarv Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
o What are the specifics of the development?
o What was the discussion at the zoning and planning meeting?
SUDDortinl! Documents.
o Analysis ofIssues
o Site Plans
o Traffic Study
o Resolution 97-14
~~;~~CP
Planner
CUP97-2
Page 2
Primarv Issues to Consider.
o Wbat is the zoning of the property, and bow bas the Comprehensive Plan
designated tbe subject site?
The site is zoned B-3, General Business. The Comprehensive Plan has designated the site as
commercial. The proposed uses comply with the zoning and the Comprehensive Plan
designation.
o What are tbe specifics of tbe development?
Landscaping
The site is required to have 35 trees. The landscape plan indicates 34 trees of the required
size. The applicant will have to add one more tree of the required size. The Walgreens
building will be landscaped along Blake Road and Highway 7. The White Castle site will be
landscaped on the west and south sides and the drive thru area will be landscaped. The site
plan indicates additional shrubs planted throughout the site.
Irrigation
The site will be fully inigated.
Engineering
The Engineering Department has reviewed the proposed development and found it acceptable
with the conditions outlined in the resolution. The wetland on the site will be improved with
the construction of a storm water quality pond. The west side of the site will remain a
wetland.
Utilities are available from Blake Road and Cambridge Street.
The Minnehaha Watershed District will have to approve the proposed development. Any
approval will be contingent on the watershed district approval.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Parking
The site is required to have 95 parking spaces. The site plans indicates 99 spaces. The
parking area will have concrete curb and gutter. The parking stalls are the required 9' x 20'
size.
CUP97-2
Page 3
Trasb
The White Castle will have a trash container on the south side of the building. The container
will be screened as required by the ordinance. The Walgreens trash will be on the interior of
the building.
Sidewalk
There is an existing seven foot wide bituminous sidewalk on Blake Road. The sidewalk will
be replaced with a concrete sidewalk. Any new sidewalk will have to meet City specifications.
Access
Access to the site will be from Cambridge Street, Blake Road, and State Highway 7. The
access from State Highway 7 is an entrance only. The existing site has two access points from
Cambridge. With the proposed development, one access point on Cambridge will be closed.
The access on Blake Road will remain and is a right-in-right-out.
Exterior
The exterior of the Walgreens will be a red/brown face brick and stucco. The brick will be 10
feet high on the walls and the stucco will continue to the top of the building. The White
Castle exterior will be a combination of split-faced white brick with white grout and blue
grazed brick in soldier courses also with white grout.
Lighting
The White Castle will have mounted accent building lights on all four sides of the building.
The Walgreens will also have mounted lights on the building.
Zoning Requirements
The following are the required and proposed zoning requirements:
Lot size
Building height
Front yard
North side yard
South side yard
Rear year
!H
3,000 sq. ft.
25 feet
20 feet
10 feet
o feet
15 feet
ProDosed
3.21 acres
25 and 18.5 feet
24 feet
38 feet
47 feet
220 feet
CUP97-2
Page 4
Signage
Walgreens will have wall signage on the west, east and north elevations and a pylon sign on
the north side of the site.
The White Castle will have signage on the building on the north and south sides and a pylon
sign on the north side of the site.
All signage will have to meet the maximum size of 80 square feet.
Surrounding uses
The site is surrounded by Highway 7 on the north, commercial to east and west, and
commercial and open space to the south.
o What was the discussion at the zoning and planning meeting?
Ms. Anderson reviewed the proposed development with the Commission. Craig Christensen,
representing Stemper Development, appeared before the Commission. Mr. Christensen
reviewed the development with the Commission. Bob Lindy appeared before the
Commission. Mr. Lindy was in favor of the project and thought it would clean up the comer.
Joey Carlson appeared before the Commission. Mr. Carlson was concerned about the traffic.
The Commission asked Mr. Lindy his opinion on the traffic. Mr. Lindy thought the traffic
would improve because now the traffic would not be going all different directions on the site.
The Commission also indicated the traffic would be better because the new site plan would
direct traffic better.
Alternatives.
1. Approve the conditional use pennit to construct a Walgreens and White Castle. By
approving the conditional use pennit to construct a Walgreens and White Castle, the
applicant will be able to construct the development as proposed.
2. Deny the conditional use pennit to construct a Walgreens and White Castle. By denying
the conditional use pennit to construct a Walgreens and White Castle, the applicant will
not be able to construct the development as proposed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
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HOJl>lICINS. MiNNESOTA
U'fJOLJITY JPllLAN
02/18/97 Tlm 08:07 FAX 612 332 2428
8Rl1I
BRW INC.
l'lanrung
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Thresher Squar.
700 Thi:d Str... So.
Minneapolis,
MN S54IS
612/370-0700
P""612f31O-137l1
Denver
Milwaukee
MiMeapalis
Orlando
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.
SEMPER DEVELOPMENT
@]002
Memorandum
DATE:
February 3, 1997
TO:
John Kohler, AIA
Semper Development, L TO
821 Marquette Avenue
Minneapolis, MN 55402
FROM;
Jeff Holstein, PE
ThomasJ.Lincoln,PE
RE:
WalgreenslWhite Castle Traffic Analysis
lIopkins, MN
We have completed the traffic analysis for the proposed WalgreenslWhite Castle site.
The site is located in the southwestern quadrant of the Trunk Highway 7 (TH 7) / Blake
Road intersection in the City of Hopkins, Minnesota, The site is cUlTentJy developed
with two restaurants. The proposed redevelopment ofth" site will relocate the White
Castle Restaurant and replace one of the restaurants with the proposed Walgreens Drug
Store,
EXECUTIVE SUMMARy
.
The proposed redevelopment land usage is expected to generate a slight
reduction in the amount of traffic as compared to the existing site land usage.
. The redevelopmenttraffic volumes to and from TH 7, Blake R.oad and
Cambridge Street are expected to be minimal.
. The proposed redevelopment site plan will maintain the right-in access off of
eastbound TH 7. Two other two-way access aisles and the one-way exit aisle for
the drive-thru converge on this spot, The Improvements proposed to the parking
lot, including curb and gutter, site lighting, and traffic control signage and
stripping, will mitigate the potential vehicle/vehicle conflicts, The use of stop
sign control on all movements, with the eXception of the right-in movement from
TH 7 will mitigate these potential conflicts, .
.
The existing right-in access off of eastbound TH 7 differs from current design
standards, but no problems are anticipated with the redevelopment,
02/18/97 TVE 08:07 FAX 612 332 2428
SEMPER DEVELOPMENT
1aJ003
Mr, John Kohler
February 3, 1997
Page 2
TRAFFIC ANALYSIS
The traffic analysis compared the estimated existing and post-development traffic
generation to and from the site and estimated the distributions of site traffic to Blake
Road and Cambridge Street. The traffic analysis also included a review of the proposed
internal site circulation,
The following points outline the subsections of this memorandum,
. Existing Conditions
. Proposed Conditions
. Trip Generation
. Trip Distribution / Assignment
. Internal Circulation
EXISTING CONDITIONS
The site is bounded by TH 7 to the north, Blake Road or Hennepin County State Aid
Highway (HCSAH 20) to the east, Cambridge Street to the south and the Lindees
property to the west. The 3.21 acre site includes a White Castle fast food restaurant
(2,500 square feet) in the northeast comer and an Embers restaurant (2,200 square feet)
in the southern middle pornon of the site. A Fina gas station is located adjacent to the
site to the southeast, but is not a part of the redevelopment.
Access to the site is provided by TH 7. Blake Road and Cambridge Street, TH 7 is a
four lane divided highway with exclusive left and right turn lanes at ml\ior intersections.
Blake Road is also a four lane divided roadway in this area with exclusive left turn Janes
provided at intersections and right tums provided at major intersections, such as TH ,.
Cambridge Street is a local two-lane roadway, The Blake Road intersections with TH 7
and Cambridge Street are $ignalized.
Site acce$$ is provided by a right-in drive from eastbound TH " a right-in/right-out drive
to/from Blake Road, and two full movement drives to/from Cambridge Street, The
adjacent Fina gas station also has two full movement access drives onto Cambridge
Street. Some site traffic uses the westernmost Fina drive for access, Similarly, inbound
Fina traffic from TH 7 and southbound Blake Road use the site access drive off of Blake
Road.
The existing average daily traffic demands on TH 7 and 13 lake Road in this area are
34,000 vehicles per day (vpd) and 18,000 vpd, respectively. This data was obtained
from MnlDOT's 1994 Traffic Flow Maps,
02/18/97 TOE OS:08 ~~ 612 332 2428
SEMPER DEVELOPMENT
~004
Mr, John Kohler
February 3, ]997
Page 3
PROPOSED CONDITIONS
The proposed redevelopment of the site will relocate and rebuild a new White Castle
restaurant (1,575 square feet) in the northwestern portion of the site and develop a new
Walgreens Store (13,440 square feet) in the northeastern portion of the site, The
adjacent Fina gas station will remain unchanged.
Site access will be essentially unchanged from the existing conditions, except that the
two full movement access drives to/from Cambridge Street will be replaced by a single
full movement access location, The site access is proposed to include a right-in drive
from eastbound TH 7, a right-inlright-out drive onto Blake Street and a single full
movement drive onto Cambridge Street. Site traffic will also use the access easement on
the westerly portion of the Fina lot for another full movement drive onto Cambridge
Street,
TRIP GENERATION
The expected trip generation to and from the site was estimated for both the existing and
proposed post-development scenarios. Trip estimates were developed for an average
weekday and for the inbound and outbound movements during the PM peak hour of
traffic demand on the adjacent roadway system (typically 4-5 PM) of an average day,
The trip generation estimates were based on the trip rates outlined in the Trip Generation
Manual (Institute of Transportation Engineers, 1991, 5th Edition). The resulting
estimates are documented in Table 1.
The data documented in Table 1 indicate that the existing land usage on the site
generates approximately 2,030 daily vehicle trips including ]29 during the PM peak
hour. The data also indicate that the proposed site land usage is expected to generate
roughly 1,939 daily vehicle trips, of which 123 are anticipated during the PM peak hour.
Thus, the existing and post-development traffic generations are estimated to be very
similar, with a slight reduction anticipated,
TRIP DiSTRIBUTION / ASSIGNMENT
The expected orientation of site-generated traffic onto the surrounding roadway network
was based on the existing daily demands on the adjacent street system and on the site
access types and locations, The expected directional orientation is as follows:
. 30% to/from TH 7 to the west
. 20% to/from TH 7 to the east
. 10% to/from Blake Road to the north
. 30% to/from Blake Road to the south
. 5% to/from Cambridge Street to the east
. 5% to/from Cambridge Street to the west
02/18/97 TOE 08:08 FAX 612 JJ2 2428
SEMPER DEVELOPMENT
~005
Mr. John Kohler
February 3, 1997
Page 4
These trips were assigned to the adjacent roadway system based on the site access types
and locations and logical and minimum travel paths. The resulting assignment for the
PM peal<: hour is shown in Table 2.
Note that capacity analyses were not conducted for the site access drives or for the Blake
Road intersections ofTH 7 and Cambridge Street because volume data was unavailable
and because the expected site-generated traffic component is not expected to increase,
INTERNAL SITE CIRCULATION
The proposed internal circulation within the site was reviewed for potential
vehicle/vehicle and vehicle/pedestrian conflicts and to ensure adequate truck access.
The results are outlined in the following subsections,
Potential Vehicle / Vehicle Conflicts
The proposed site plan maintains the existing right-in access off of eastbound TH 7 that
enters the site in the northwestern corner. Two other two-way access aisles also
converge at this point, as well as the one-way exit aisle from the White Castle drive-
through, The decelerating movement of vehicles entering from eastbound TH 7 will
have to make a decision to turn south, east or west, All movements, except the right.in
movement from TH 7, will be controlled using the appropriate regulatory and warning
signage. channelization, and stripping to help control these movements,
BRW conducted research with MnlDOT and the Hopkins Police Department accident
report databases for the right-in access off ofTH 7, MnlDOT had only one reported
accident on this access ramp in the last three years, The Hopkins PD report did not
identify any accidents for the access ramp, but did identify a number of accidents in the
parking lots of the White Castle and Embers,
The improvements proposed to the parking lots, including concrete curb and gutter to
delineate the drive aisles and required turning. improved site lighting, and improved
traffic control and signage will mitigate the potential vehicle/vehicle conflicts.
The spacing of the existing right-in access off o{ eastbound TH 7 to the Blake Road
intersection is approximately 350 feet, This spacing is an existing condition and differs
from current design standards. but no problems are anticipated with tbc redevelopment.
Potential Vehide / Pedestrian Conflicts
The City of Hopkins Zoning Code parking requirement for general retail uses is one
space for every 200 square feet ofretaiI. Thus, the proposed 13,440 square foot
Walgreens Drug Store will require 68 parking spaces, The White Castle Restaurant will
require 27 parking spaces, A total of 9 5 parking spaces are required.
02/18/97 TUE 08:09 FAX 612 332 2428
SEMPER DEVELOPMENT
141006
Mr, John Kohler
February 3, 1997
Page 5
Sixty-eight parking spaces are proposed between the Walgreens and White Castle
buildings. Parking in some of these spaces will require Walgreens patrons to cross one
or two circulation aisles, which is not unusual for commercial developments,
Circulation within the parking lot will be low speed.
Truck Access
The truck movements to and from TH 7 to service the Walgreens Store were checked
and determined to be adequate,
Wch
cc: Dale BeckmannIBRW
Tom MelodylBRW
t24199
02/18/97 TUB 08:09 FAX 612 332 242S
SEMPER DEVELOPMENT
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 97-14
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
A CONDITIONAL USE PERMIT TO CONSTRUCT A W ALGREENS
DRUG STORE AND WIDTE CASTLE
WHEREAS, an application for Conditional Use Pennit CUP97-2 has been made by Semper
Development, LTD., and
WHEREAS, the procedural history of the application is as follows:
1. That an application for Conditional Use Pennit CUP97-2 was made by Semper
Development, LTD., on January 24, 1997;
2. That the Hopkins Planning Commission, pursuant to mailed and published notice, held a
public hearing on the application and reviewed such application on February 25, 1997: all
persons present were given an opportunity to be heard;
3. That the written comments and analysis of the City staff were considered; and
4. A legal description of the subject property is as follows:
Tract C and the northerly and easterly one-half of Tract E immediately contiguous to the
southerly and westerly boundaries of said Tract C Registered Land Survey No. 1241, files
of the Registrar of Titles, County of Hennepin.
Tract B Registered Land Survey No. 1241, files of the Registrar of Titles, County of
Hennepin.
Tract C, Registered Land Survey No. IOS8, files of Registrar of Titles County of
Hennepin.
NOW, THEREFORE, BE IT RESOLVED that application for Conditional Use Pennit CUP97-2
is hereby approved, based on the following Findings of Fact:
1. That the proposed development meets the requirements for a conditional use pennit.
2. That the proposed development meets the zoning requirements.
BE IT FURTHER RESOLVED that application for Conditional Use Pennit CUP97-2 is hereby
approved based on the following conditions:
1. That the bituminous sidewalk along Blake Road is replaced with a concrete
sidewalk as per City specifications.
Page 2
2. That an additional tree of the required size is added to the site,
3. That the Engineering Department approves the final stormwater, drainage and
grading plan.
4. That Minnehaha Watershed District approves the proposed development.
6. That there is an agreement with the applicant and the City regarding the
maintenance and access of the N.U.R.P. pond.
7. That the applicant erect signs on the property that direct patrons ofWalgreens and
White Castle not to wait in the street for drive-up service.
Adopted this 4th day of March 1997.
By
Charles D. Redepenning, Mayor
ATTEST:
Terry Obermaier, City Clerk