CR 94-06 Condition Use Permit - Big Wheel Rossi
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.ecember 29, 1993 m
"r "" Council Report 94-6
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CONDITIONAL USE PERMIT - BIG WHEEL ROSSI
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 94-3 approving a conditional use permit
to construct an auto repair center at 302 Blake Road.
Mr. Day moved and Mr. Winship seconded a motion to approve Resolution RZ93-28 recommending approval of a
conditional use permit to construct an auto repair center at 302 Blake Road. The motion carried on a 3-1 vote.
Mr. Hutchison voting nay.
Overview.
The City has entered into a purchase agreement with the applicant to sell the former City well site at 302 Blake
Road. The applicant is proposing to construct a 10 bay Big Wheel Rossi auto repair center. The auto repair
center will also include a car wash on the north side of the site and a service drive thru on the east side of the site.
The site is situated on the northwest corner of Blake Road and 2nd Street N.E. The site was formerly used as a
City well. The well has not been used by the City for many years and the site has been for sale by the City. Big
Wheel Rossi and McDonalds submitted proposals to develop the site. The City Council choose to enter into a
purchase agreement with Big Wheel Rossi. The obligation of both parties to the purchase agreement is subject to
. conditional use permit being issued.
At the November Zoning and Planning Commission consideration of this item resulted in a 3-3 vote. As a result of
a request by the applicant and staff the City Council has sent this item back to the Planning Commission for a
review of a revised site plan. Following the last Zoning and Planing meeting City staff, abutting property owners
and the applicant meet to redesign the site plan to meet identified concerns. As a result of this meeting the
building has been reoriented so the garage doors will now face east and west.
Primary Issues to Consider.
0 What are the specifics of the site plan?
0 How has the plan been revised from what was originally presented?
0 What is the position of the abutting property owners to the revised plan?
0 What are the concerns of the staff?
0 What are the results of the noise study?
0 What are the recommendations of the staff?
0 What was the discussion at the Zoning and Planning meeting?
SUPDortin2 Documents.
0 Analysis of Issues
0 Site Plan
0 Resolution 94-3
. 0 Orfield Study (applicants study)
0 Braslau Study (adjacent property owners study)
0 Letter from Goldmans
0 Letter from Woody Ginkel
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CR94-6
Page 2
.fimary Issues to Consider.
0 What are the specifics of the site plan?
City Engineer
The applicant has not submitted a drainage plan. The applicant has asked that any approval is contingent on a
satisfactory drainage plan. Because the development involves a small site the City Engineer is comfortable with
approving the drainage plan at the building permit stage.
There is currently a watermain that is along Blake Road which extends around the comer along 2nd Street. The
City will need an easement from the applicant for this watermain. The City will also need a temporary easement to
work on the watermain once the well is sealed.
The staffis also recommending that a sidewalk is added adjacent to Blake Road along the frontage of the property.
The City constructed a sidewalk along 2nd Street N.E., which will join the sidewalk on Blake.
Fire Marshal
The Fire Marshal has reviewed the site plan. The Fire Marshal has found the site plan satisfactory.
Zoning
The zoning on the site is B-3. An auto repair facility is a pennitted use.
.omprehensive Plan
The Comprehensive Plan has designated this site as "Commercial."
Landscaping
The landscaping plan shows landscaping along Blake and 2nd Street. The site is required to have 15 trees. The
landscape plan shows 15 trees and a variety of shrubs. The landscape plan does not detail the sizes of the trees.
Any trees will have to meet the minimum size as required by the Ordinance. The Ordinance also requires a
landscape bond to ensure the plantings will survive. Staff is also recommending that the site is irrigated and
bermed.
Access
There will be only one access point into the site. The access will be on the west side of the site from Second
Street. The City Engineer has found this access point acceptable.
Exterior
The applicant is proposing an exterior with a combination of rockface block that is painted, and brick. The
applicant will be placing brick on the retail area and the employee room. These are the areas of the building that
are most visible from the street.
Surrounding uses
.he subject site is surrounded by residential on the north and west sides, industrial to the east and commercial to
le south. The surrounding residential uses are concerned with the noise created by the auto repair facility.
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Page 3
egnage.
The site will have a 64 square foot pylon sign that is 20 feet in height. This sign meets the zoning requirements.
There will also be additional signage on the building.
Parking
The site requires 24 parking spaces. The site plan shows 30 parking spaces.
Setbacks and Height requirements
The following are the setbacks for the B-3 district and the proposed development.
B-3 proposed
front yard 10 feet 46 feet
north side yard 15 feet 15 feet
south side yard o feet 36 feet
rear yard 25 feet 42 feet
building height 45 feet 19 feet
Trash Disposal
The trash area is located on the west side of the site. The site plan shows the trash area enclosed on three sides.
Staff is recommending that the trash area is fully enclosed, this would require an addition of a gate.
.eneing
l'he applicant is proposing a 6 foot high cedar staggered opposite side fence. This type of fence will not appear as
such a barrier, but yet provide screening for the residential uses. The fence will be constructed of 2" x 6" cedar
boards, and 6" x 6" cedar posts. Staff finds this fence acceptable.
0 How has the plan been revised from what was originally presented to the Commission?
The site plan remains basically the same except the building has been reoriented so the garage doors will face east
and west. Also, the applicant will be adding absorption material in the ceiling to reduce the reverberant noise as
per the recommendation of David Braslau.
0 What is the position of the abutting property owners to the revised plan?
The two abutting residential uses are concerned with potential noise created on the site. Mr. Ginkel, the owner of
the apartment building to the north, will not oppose the proposed development with the building reoriented
provided the applicant meets the noise control requirement detailed in his letter dated 12-16-93. Mr. Ginkel has
outlined several conditions in his letter, the applicants site plan has addressed these conditions.
The Goldmans, the property owners of the multifamily rental development to the west still do not support the
proposed development with the revised site plan. They have stated that they are opposed to this use on the subject
property no matter how the project is designed.
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Page 4
. 0 What are the staff issues as relates to the project?
The staff is concerned with two issues with the development of the site. The two issues are the appearance of the
site and the noise. The staff wants a quality development on the site. Over the past several years the City has tried
to encourage projects along Blake Road which utilize top quality materials and landscaping.
The second issue is the compatibility with the surrounding uses. With respect to the proposed project, this
concern specifically relates to the residential areas abutting the site. The noise created by the use is a concern to
the residential areas. Staff feels with all the noise consultants recommendations incorporated into the site plan, the
noise generated by the site should not be a problem to the residential uses.
0 What are the results of the noise study?
Two noise studies were completed regarding the proposed auto service center. The following are the
recommendations of the two reports:
Orfield Associates, Inc. study recommendations: (applicants study)
0 Operating hours of the proposed auto service center should remain within the hours designated as
"daytime" by the Minnesota Pollution Control Agency (MPCA). The hours designate as "daytime"
by the MPCA are those between 7:00 AM and 10:00 PM.
. 0 Service bay doors and any window along the north side of the auto service area should remain
closed at all times except monetarily for moving vehicles in and out. Noise emanating from the
service center would be significantly reduced, up to 10 db.
0 Service bay doors and any windows along the north side of the auto service area should have a
minimum STC=25 rating. Typical insulated glazing constructions and 1/4" thick monolithic glazing
should meet these rating. Typical solid core or steel access doorway should also meet this
minimum rating. Note that higher STC (Sound Transmission Class) rating should be obtainable
with insulated and gasketed service doors than with glazed service doors. These would further
reduce the auto service noise to the neighboring residences if located along the north side of the
service center.
0 It is our understanding that the car wash located at the north of the building will not utilize any
dryers. Car wash noise studies we have performed in the past measured significant noise levels due
to the drying operation. Doors should be located at both the entrance and exit of the car wash and
should both remain closed during the entire wash and rinse cycle. These measures are
implemented, car wash noise should be minimized at the property lines. Car wash use should be
limited to daytime hours until further study can be performed to determine if generated noise would
meet night-time criteria.
fIIavid Braslau Associates, Incorporated recommendations: (adjacent property owners study)
o Reorientation of the building
Orientation of the building with repair stall doors facing to the north would provide opportunities
for noise emissions from the building when anyone of the doors is opened. Because of the
proximity of the apartment building to the facility, noise from hydraulic tools, impact noise which
might arise from removing mufflers, loosening or tightening parts, public address noise or even
speech may be easily audible at the building. While it is unlikely that noise from the facility would
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CR94-6
Page 5
.
0 Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts on the upper
levels of the adjacent residential structure since the entrances will be directly visible from the upper
floors. For this reason it is recommended that the roof be extended approximately five feet to
provide a continuous barrier along the top of the building. Repairs would still be performed within
the stalls and not underneath the extended roof, since this would destroy its usefulness as a noise
barrier.
0 Hanging absorption in ceiling to reduce reverberant noise.
To enhance the benefit of screening fences and minimize noise emissions from the facility, it is
recommend that acoustical baffles be hung from the ceiling throughout the facility to minimize
reverberant noise within the facility, Such treatment has been previously recommended at other
auto repair facilities. The type and number of baffles should be determined by a manufacturers
representative to ensure that it is adequate for reducing interior noise levels.
0 Construct solid fence along perimeter of property. (north and west)
The screening fence along the north and west boundaries of the property should be as high as the
stall entry doors. This fence should also be constructed of solid material to minimize sound
transmission.
e 0 Keep north door of car wash closed during washing operations.
0 Control noise from mechanical heating and ventilating equipment.
Noise from mechanical equipment, especially blowers and chillers, should be controlled to ensure
that the l\1PCA standards are not exceeded at the property line. This is especially critical for any
roof-mounted equipment that could impact the upper floors of the adjacent residential structure.
The applicant has agreed to incorporate all of the recommendations of both the noise studies into the revised site
plan.
0 What are the recommendations of the staff?
The staff is recommending the following conditions to address the concerns identified:
VISUAL
0 That there is no outside storage at any time of any type of product, material or parts.
This requirement of no outside storage will provide a neat appearing site at all times.
0 That the pylon sign is 20 feet in height and 64 square feet.
A lower and smaller sign will reduce the impact on the neighborhood. This height is similar to the other pylon
signs in the area.
0 That the exterior of the retail area and the employee room is brick.
This will require the applicant to upgrade the exterior of the building. The sides that the staff is recommending a
.rick exterior are the sides that are most visible from the street.
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Page 6
. 0 That the landscaped area on Blake and 2nd Street is bermed.
The benning of the site will provide for the visual appearance of the cars to be screened from the abutting roads.
The height of the berm is to be approved by the staff
0 That the landscaped area is irrigated.
This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
0 That a new landscape plan is provided with the size of landscaping detailed.
The applicant will need to provide a new landscape plan showing the bemung and the sizes of the landscaping
which is satisfactory to the City staff
0 That the glass in the garage doors is opaque.
By having opaque glass in the garage doors the visual appearance oflooking into the garages will be screened.
0 That there is a 6 foot high wood fence located on the north and west sides of the site with the
applicant to provide a plan showing the proposed location and type of fence to be constructed.
The type and construction shall be in a manner acceptable to staff.
This plan must be approved by City staff The staff would recommend an alternative board cedar fence. This
fencing will provide screening for the abutting residential areas, plus help to minimize the noise generated by the
site. The applicant is proposing this type offencing.
0 That a gate is added to the trash area.
By adding a gate to the trash area will screen the trash area completely.
NOISE
. 0 That there is no vehicle dryer on the car wash.
here has been a problem with the noise generated with the blower on another vehicle dryer in the area. This
requirement will solve this situation.
0 That the car wash doors are closed during use and the doors have a S TC=25 rating.
This requirement will help reduce the noise impacts from the car wash.
0 That the auto center closes no later than 9:00 p.m., Monday - Friday
This requirement will assure the abutting properties that there will be no noise generated on the site after 9:00 p.m.
on weekdays.
0 That the auto center cannot open before 8:00 a.m. on Saturday and Sunday.
This requirement will not allow the applicant to open the business at an early time on the weekend.
0 That the auto center closes no later than 6:00 p.m. on Saturday and Sunday.
0 That the garage doors on the west side of the building are kept closed except for momentary times
that vehicles are moved in and out.
By closing the garage doors on the west side of the building, the noise generated by the business will be minimized
for the residential area on the west side of the site.
0 Extend the roof over the entrances to the repair stalls
Extending the roof over the repair stalls will help reduce the noise impacts on the upper levels of the apartment
building to the north.
0 Control noise from mechanical heating and ventilating equipment
All mechanical equipment must meet MPCA standards.
0 Service bay doors and any windows of the service bay area must have a minimum STC=25 rating.
_hiS requirement will reduce the auto service noise
o The building is reoriented
By reorienting the building the doors will face east and west.
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Page 7
. 0 That there is hanging absorption in ceiling to reduce reverberant noise in accordance with a plan
acceptable to staff
This will help reduce the noise in the building.
OTHER
0 The applicant provide a temporary easement to the City to allow for work on the watermain.
The City will need to do some work on the watermain once the well is removed. This easement will allow the City
workers to work on the watermain
0 That the applicant locate the watermain on Blake and 2nd Street and provide the City with a
minimum 10 foot utility easement.
The easement will provide the City access to the watermain once the site is developed
0 That the applicant provide a sidewalk on Blake Road acceptable to the City Engineer that connects
with the sidewalk on 2nd Street.
The applicant will must obtain a permit for the sidewalk. A new sidewalk is being constructed on 2nd Street. The
staff is recommending that sidewalk is also constructed on Blake along the property frontage.
0 That the applicant obtain permits for sealing the well.
Permits are needed to seal the well, it will be the responsibility of the applicant to obtain these permits.
0 The the applicant provide a drainage plan.
This drainage plan will be acceptable to the City Engineer and provide for curb and gutter on the site.
0 That all parking lot lighting on the site shall be properly directed and focused so as not to be
obtrusive to adjacent residential areas.
.he staffwill review the lighting to assure lighting is focused away from the residential areas.
o That there shall be no auto body repair on the site.
The Ordinance does not allow auto body repair in the B-3 district.
0 That the applicant provide a landscape bond as required by the Ordinance.
The Ordinance requires that a bond is required for the landscaping to assure the plantings survive.
0 That the City of Hopkins approves the extension of the purchase agreement.
0 What was the discussion at the Zoning and Planning meeting?
The staff reviewed the changes to the site plan with the Commission. Dick Shaller, President of Big Wheel
appeared before the Commission. Mr. Shaller stated that they have satisfied all of one of the abutting property
owners concerns. Mr. Shaner also stated that they are ready to start construction as soon as the weather permits.
Maurice Goldman, the owner of the abutting property to the west appeared before the Commission. Mr. Goldman
stated that he was opposed to the auto service center on the site.
Sidney Blair, of 525 East Park Valley Drive appeared before the Commission. Mr. Blair stated that he was
opposed to the auto service center on this site.
The Commission discussed various aspects of the proposed development. Overall the Commission was pleased
that the applicant worked with one of the property owners to make the plan acceptable.
elternatives.
1. Approve the conditional use permit for an auto repair center at 302 Blake Road. By approvlOg the
conditional use permit, the applicant will be able to construct the development as proposed.
2. Deny the conditional use permit for an auto repair center at 302 Blake Road. By denying the conditional
use permit, the applicant will not be able to construct the development as proposed. If the City Council
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CR94-6
Page 8
. considers this action, findings of fact will have to be stated to support a denial of the conditional use
permit
3. Continue for further information. If the City Council indicates that further information is needed the item
should be continued.
.
.
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. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 94-3
RESOLUTION MAKING FINDINGS OF FACT
APPROVING AN APPLICATION FOR A CONDITIONAL USE PERMIT
TO CONSTRUCT AN AUTO REPAIR CENTER AT 302 BLAKE ROAD
WHEREAS, an application for a conditional use permit CUP93-7,
made by Big Wheel Rossi to construct an auto repair center at 302
Blake Road, is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit CUP93-7 was
filed with the City of Hopkins on August 5, 1993.
2. That the Hopkins Planning Commission, pursuant to published
and mailed notices, held a public hearing on the application
and reviewed such application on August 31, 1993, October
26, 1993 and December 28, 1993: all persons present at the
hearing were given an opportunity to be heard.
. 3. That the written comments and analysis of the city staff and
the Planning Commission were considered.
4. A legal description of the property is as follows:
That part of Tract G lying South of the North 60 feet
thereof excluding street Registered Land Survey 0561.
NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP93-7 is hereby approved based on the
following Findings of Fact:
1. That an auto repair use is permitted wi thin the B-3
zoning district.
BE IT FURTHER RESOLVED, that application for CUP93-7 is hereby
approved based on the following conditions:
1. The applicant provides the city a temporary easement for
work on the water main.
2. That the applicant locate the water main on Blake Road
and Second Street and provide the City with a minimum
of a 10 foot utility easement.
. 3. That the applicant provide a sidewalk on Blake Road
that connects with the sidewalk on Second street and is
acceptable to staff. Permi ts shall be obtained from
city, as needed, for construction of the sidewalk.
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RESOLUTION NO: 93-28
Page 2
.
4. That the auto center closes not later than 9:00 p.m.
Monday through Friday.
5. That the auto center closes not later than 6:00 p.m.
Saturday and Sunday.
6. That the auto center does not open before 8:00 a.m. on
Saturday and Sunday.
7. That there is no outside storage at any time of any
type product, material or parts.
8. That the pylon sign is a maximum of 20 feet in height
and a maximum size of 64 square feet.
9. That the landscaped area on Blake and Second street is
bermed.
10. That the applicant provide a new landscape plan showing
the berming and size of plantings.
11. That the landscaped area is irrigated.
. 12. That the applicant provide a landscape bond per the
zoning Ordinance.
13. That the exterior of the retail area and the employee
room is brick.
14. That the applicant obtain permits for sealing the well.
15. That the garage doors on the west side of the auto
service area will remain closed at all times excepting
momentarily for moving vehicles in and out.
16. That the glass in the garage doors is opaque.
17. That there is a 6 foot wood fence located on the entire
north and west side of the site. The applicant shall
provide a plan showing the location and type of fence
to be constructed.
18. That the applicant provide a drainage plan for City
approval.
19. That the parking lot lighting on the site is not to be
obtrusive to adjacent residential properties.
20. That there is no auto body repair on the site.
.
21. That the car wash doors are closed during use and the
doors have a STC ~ 25 rating.
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RESOLUTION NO: 93-28
Page 3
. 22. That there is no vehicle dryer on the car wash.
23. That the roof is extended over the north repair stalls
per the Braslau noise study.
24. That the mechanical and ventilating equipment meets the
MPCA standards.
25. That the north service bay doors and any windows of the
service bay area must have a minimum STC = 25 rating.
26. That the building is oriented so that the garage doors
face east and west.
27. That there is hanging absorption in the ceiling as per
the David Braslau study.
28. That there are side walls on the north side of the
building.
29. That the trash area is enclosed on all sides.
. Adopted this 4th day of January, 1994.
Charles D. Redepenning, Mayor
ATTEST:
James A. Genellie, city Clerk
.
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10/14/93 14: 36 FAX 612 452 7389 BIG WHEEL ROSSI f4I 0021020
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Orfield Associales Inc. OfficefLaboratory Design, Research, Testing Aflijiations
. 2709 Aco ustics ASA
East 25th Street Audio IES
Minneapolis Video AES
Minnesota Lighting ASTM
55406 Daylighting ANSI
Human Factors IFMA
SID
612 S1.even J. Orfield
721-2455 Marianne V, Bieker
721-2457 (F) Richard G. Pierson
Fred G. Hewitt
David M. Berg
MEM:lRANDUM
To; Mr. steve Shaller
Client: Big W'leel Rossi
Address; 2300 Pilot Knob Road
Mendota Heights r MN
Project: Acoustic Sb..1dy - New Store Prototype
. Location: Hopkins, MN
Prone: (612) 452-7484
FAX: (612) 452-7389
Fran: Richard G. Pierson
David M. Berg
Da te : October lOr 1993
Regardirg: Measurement Results and Recammendations
The following presents the results of the environmental noise study
performed f~ evaluation of projected noise levels at neighboring
residences due to ClfSration of a prq:osed a Big Wheel Rossi service
center in Hqlkins, Minnesota. This study evaluated the noise levels
proouced by two similar service centers at sites in Eagan, Minnesota
in accordance with noise regulations as prescribed. l:y the Minnesota
Pollution Control .Agency (MR:A). W; are not aware of any addi tional
regulations which nay 00 in place and enforced by local authorities in
Hopkins.
Measursrents were p:::rfonned. on September 23 r 1993 at two
representative sites; lmo:o Certica:re on Yankee D::odle Road and
. Washington Drive in Eagan, Minnesota r and Car-X at Pilot Knob Road aoo
Duckwo::xi Drive in Eagan, Minnesota. Measurecrents w;re fSrfonned at
these locations to document typical noise levels produced by multi-bay
auto service centars.
Big Wheel/Rossi 1 Orfiela Associates, Inc.
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10/14/93 14: 36 FAX 612 452 7389 BIG WHEEL ROSSI I4J 003/020
.
1/3 and 1/1 octave frequency spectra as well as A-ioeighted statistical
noise data o;..ere obtained at tbe two auto service center sites. These
mea.surenents ~re obtained at distances of approxiarnately 30 to 40
feet in front of the se:r:vice center garage doors at both sites. This
distance represents the approximate distance of the nearest property
line fran the service center garage dcors at the proposed Big Wheel
Rossi site in Hopkins. Sketches of the proposed Hcpldns site are
given in EXHIBIT A.
Noise regulations established by the Minnesota Pollution Control
Agency (MPCA) Air QJality Division are used by neny IllUIlicipalities
neighboring Minneapolis and statewide. The MPCA guidelines require
. that noise levels are analyzed statistically utilizing A~eighting,
over I rour pericds. It shCl.lld l:e noted tha.t A-weighting
de-emphasizes the contribution of the low frequency noise content of
sound.
The MR:A noise guidelines are based on the LI0 and L5D statistical
decibel values to determine compliance. These are def ined as the
sound levels exceeded 10% and 50% of the time, respectively. For
eXfCsure to a :residential site, the MPCA guidelines liJnit noise
exposure during Daytime Hours (7:00am to ID:OOpm) to LSD = 60 dBA and
LID - 65 OBA and lbnit exposure during Nighttime Hours (lO:ODprn to
7:00am) to LSO - 50 dBA and LIO ~ 55 dBA.
The following defines the A~eighted noise measures analyzed
statistically f~ the site recordings;
Leq - Equivalent Sound Level
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An averag-in;; netric indicating the nean-square (energy average) level
of sound over a given period of tine.
LI0 I LSO I L90 (Ln)
- ----
Environmental noise descriptors indicating the distribution of noise
. level over a given averaging period. These indicate the sound level
exceeded 10\, 50% or 90% (n%) of the time over a given measurerrent
pericrl . Note that 90% of the tine, sound levels do not exceed the LI0
level.
Big Wheel/Rossi 2 Orfield Associates, Inc.
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10/14/93 14: 36 FAX 612 452 7389 BIG WHEEL ROSSI 141 004/020
.
[MAX - Single Event Maximum
- --------
An envirormental descriptor that indicates the loudest level of soond
durin;J a given pariod, based 00 the response tine (fast) used for the
measurement.
The following presents the results of the statistical noise
measureuents of the representati VEl se~ice center sites in
Eagan, Minnesota. The roaxinum noise levels allcwed by the MPCA ar::e
also irdicated:
. ~-- --- --- -----...-...-
Measurem;nt location tl: ~o Certicare (11:15 to 11:45 AM)
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measured
Stat. I levels I MPCA Limits exceedance
-~- - -- -----..--.......-
Lmax 66.3 dBA
LIO 60.1 dM 65 c3BA no
LSD 55.5 dBA 60 dEJ\ no
L90 53.1 dBA
L99 51.3 dM
Leq 57.9 dEl>.
Measured approximately 40 feet directly in front of 3 adjacent open
bay doors. Three of 5 bay dcors were cpen with 3 vehicles l:eing
seIViced in reys with open garage doors.
.
Elig Wheel/RCEsi 3 Orfield Associates, Inc.
10/14/9:1 14::17 FAX 612 452 7389 BIG WHEEL ROSSI [4] 005/020
e
COOCWSIONS:
'rhe above data shows that the typical mise levels created by the
representative IID.J.1.ti-bay auto service centers neasured in our survey
V1ere oor in exceedance of MF('.A It day time" guidelines for ccxnmuni ty
noise. These neasurenents ~re obtained at a distance representative
of the closest property line at the proposed. facility in Hopkins.
"Daytilre" hours are defined as the pariod of t.:ine fram 7:00AM
until lO:OOPM. It is our understandin;l that operating hours of the
proposed Big Wheel Rossi service center WOJ.ld fall into the "'day time It
categoty. The levels reo:::.rded ~ld, towever, te in violation if
cCll'pared to MPCA .tnight-time" guidelines for a::m:nunity noise levels.
. MPCA defines "night-time" hours as those bet'ioo'een the hours of 10:00 PM
and 7:00 AM.
It should re noted that noise levels recorded at the representative
5i tes also included noises other than those created by the auto
service stations, namely noise created by autanobile traffic on
neighb::lring streets and highways, aircraft noise, and any other
environmental noises. Note that the aOOve mea31rements were obtained
with the service bay doors 'Pen and that the neasured auto service
relatad noise \\Ould decre~se ~ignificantly (at least 10 dB) with the
service hay doors closed. The orerations measured were only operating
at up to 60% capacity, theoretically the noise levels rould increase
up to 3 dB at lOOit capacity. This could put property line eX{Xlsure
just slightly (up to 2 dB) over the dayt~e limits with the service
bay dccrs open, however closing the service bay da:::lrs would decrease
the noise levels significantly relow the code.
Exhibit B presents the A-~eig~ted sound level plotted vs. time for
each of the three neasuranent si tes . Annotations have been IM.de to
identify the sources of sane of the maxima which ~ur. Note that
traffic noise due to nearby roads and I35E keep the minimum. background
noise levels at apprcoximately SS dBA, which alone w:Juld keep the
noise levels measured in excess of the night~time criteria.
.
Big WheeljRossi 5 Orfield Associates, Inc.
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10/14/93 14: 37 FAX 612 452 7389 BIG WHEEL ROSSI IaJ 006/020
.
Exhibit C presents the results of the 1/3 octave and 1/1 cctave band
measurements of noise level frequency oontent obtained at the thr€S
measurement locations. These neasurenents are the I.eq or energy
average over the neasurenent t:erioo. The graph at the top of these
pages gives the results of the 1/3 octave band rreasurements wi th the
table at the l:ottan of these pages giving the results of the 111
octave band rrea.surernents.
- --- RECXN1ENDATIONS -----
Based on the information gathered in this study, the following
. measures are recommended to help nUnllnize the noise contribution of
the prcp::lsed Big Wheel/Rossi service center to the community
surroundirg it aI'ld to keep the noise levels resulting fran the auto
service oper~tion below Hopkins and MPCA criteria.
1. Oparating hours of the proposed auto service center should remain
within the hours designated as "daytime" by the MPCA (Minnesota
Pollution Control Agency). The hours designated as "daytime II by
the MPCA are those t:et<",een 7:00 AM and 10:00 PM. Levels measured
at the representative auto sen1ice centers would .be in violation
if compared to MPCA IInight-time" noise limits.
2. Service bay doors and any windows along the north side of the
auto service area should :remain closed at all tlires excepting
rnanentarily for moving vehicles in and out. Noise emanating fran
the service center would t:e significantly reduced, up to 10 dB.
3. Service bay doors and any windows along the north side of the auto
service area should have a minimum srC~2S rating. 'Iypical
insulated glazing constructions and 1/4" thick rronolithic glazing
should meet these ratings. Typical solid core or steel access
dco~ays should also :meet this minimum. rating. Note that higher
STC (Sound Transmission Class) ratings shOlld be obtainable with
insulated and gasketed service doors than with glazed service
doors . These would further reduce the auto service noise to the
. neighboring residences if located along the rorth side of the
service center.
Big Wheel/Rassi 6 ~ield Associates, Inc.
--.-
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI 141 007/020
.
4. It is cur understanding that the car wash located at the north of
the builing will not utilize any dryers. Car wash mise studies
we have Fflrfonred in the past rreasured significant noise levels
due to the drying operation. J:):::()rs should t:e located at t:oth the
entrance and exit of the car wash am should both remain closed
during the entire wash and rinse cycle. These dcx:lrs should have a
minllnurn STC=25 rating. If tlese neasures are implemented, car
wash noise should be minimized at the property lines. Car wash
use should te limi too to c2ytime hours until further study can .t:e
parforned. to dete:tmine if generated noise wOlld neet night-t.ime
criteria.
. The above recommendations will keep dayt~e noise levels for the
au to service and car wash operat ions belo;.l the MPCA cri teria . It
should .be noted that only auto service related mise has been
investigated as part of this study. Sound levels produced by any HVAC
( heating, ventilating and air condi tioning) equip:ren t and any exhaust
ventilating systems which may be used at the proposed site have not
been specificaly evaluated. flowever, contribution from such systans
at the sites neasured is included in the :rneasurEIOents used for this
study and w:mld neet daytime cc:de criteria, indicating that typical
HVAC and nechanical systems should meet the cede at the site.
.
Big \<heel/Rossi 7 Orfield AssociatES!s, Inc.
..- - -- -- --- -
10/14/93 14: 38 FAX 612 452 7389 BIG WHEEL ROSSI Igj 00S/020
.
-.------- ~ EQUIPMENT -~---------
The following equipment was utilized for this study:
1. B:ruel 05: Kjaer Type 4133 Precision Measurein;1 Microphone
2. Bruel ~ Kjaer Type 2639 Microphone Preamplifier
3. Bruel & Kjaer Type WBlDS7 Microphone Power Supply
. 4. Bruel & Kjaer Type 4427 Statistical Noise Analyzer
5. Bruel &: Kjaer 'l'yJ;:e 2133 Dual Channel Frequency Analyzer
6. TFAC RDI01T Precision Digital Audio Tapa Recorder
-
e
I
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Big Wheel/Rossi 8 ~ield Associates, Inc.
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI I4J 009/020
.
EX8IBIT A:
.
I .
I
I
! orfield Associates, Inc.
Big Wheel/Rossi 9
--....t vu i4:J8 FAX 612 452 7389 BIG WHEEL ROSSI I4J 010/020
.. """- -- .-- -..- -_. ,., . "-:''''- ... -' -
.., ........
'. -.; ,~~~,...:_~,":~, .:-.- ..
. . .. . ~
.. .. . . . '. .
, '
Apartment ....j.
. '.
' .' ..
. . ..'
. .
'. . .
. .
-
-.
--
l' ~~SCIUN - -.. '. .-.. . .-.- -- '"-
--, . ~...._--~- - - .~..
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..- .- . .. .~
. .. .
-. ~, 1_ L . 1 ..
. - .....- ~.. ~'-
- ~
..
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. ..
il3 -
.
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- C&
~
Scale: 1" :: 20'-0" NOTES:
,
... - Car Wash has no Dryers
N - Air Compressor Located withfn Building
-
--
.
Proposed Site Layout - -
. -
Hopkins, MN
r --- "'"":"'--iJ
...
(3)
.
1045
/050 II/o
(18) (37)
I
.
!lOO 1010 E
./
"
/' ....
....
/ "
- ..... -"
CIa} / .... .,' .~,....
(II) ./ ...
.," ~
./ ~
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STEREO /'
/
./ ./ 74
./ /
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./ ./
./ ,/ .
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./ ~C:>
/' /' - . H .
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-
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,.-
....
.1 -
l.. 561
.
(ZO_ - - -- -.... ---. - ---- - -
-
, (36)
, PrOPosed Site
. .
. HOPkins, MN
--..... --. ~-
" .' ...,,, ~~~~L'~' .I".......~.,.,__,.".,.. .
". - " - -"'. - "..",-,.."-~, -'''--', . ....," -'. -
10/14/93 14:39 FAX 612 452 i389 BIG WHEEL ROSSI [4J 012/020
.
E:<HIBIT B:
.
.
I Big ltlleeljRossi 10 Orfield Associates, Inc.
10/14/93 14: 39 FAX 612 452 7389 BIG WHEEL ROSSI I4l 013/020
.
dBA levels vs. time
Amoco Certicare
~ ~ r-E'~['---" -.-.--..I----r - '--r-[2'-" ---'-~-'t---~'-'.'-'- -..
~ ~ !I! = ........ ......... ........ ......... .......u ...--.,-. u....... ....._..:.. n"..,.. ......... ..:.:.... .......-. ......... ......... ....
L s.I ljJ - -- --.-., -----... -.-.-.-- --.-.-.- .-.--... --..-.-... "'-".- __ _._ _'___ '_ ___.__ __.
~.. ~. 5> I......+.....;;liwjii,.. 'liiis;- ,..lii' '.il<;;;' loC'" ........1......... ........ c:~!.ry'!:'.~.!. ~.~~. .~...... ....
(Ti & ~ ~ (\. ra~-:r----... -.-~l-..- .~.-:..__.;t ''''-!i'T'-'-- -'--'-'r'+--l~~'-"--'- "-
~; ~;: ~ ~ i[~:=~ ~"'"~~l'''_~.'j~....u:tC=~''' dt:~~'..~.'lJ--.t~'~.'.~~.'j' .~~...... =~. '''M~rt::::j~~Ji.li;::r.
-..:r -' UJ,9 ~ .1:'i,l 1 ~I- 1t -+ , ..J!. ~~,-TI' ..~;=.!-]
== -a'L"= -~ , :'!a ::t:J.- -::t"-:' a. i,'=.,..:J
1J..., c. c ~"'-"qi'-- _n.~~~.. ,~. . r l J _ ........t~~'E==..":'I. '11.., ~- J.hk=. = ':1~
,- J ~l' 1- __.'5!=__ =.. n=...... -- r. '.' ~ r
I.... ""1:. ~ ~ I;" -:-r - -- - _ '1 ==- .::-:- "::::I _~=..:: ~
- - .-1 ..... ~ =- .'lII-~ F, _-- _ "" -:r-=----=~
!1 M T"'I 0,. --t iI1 =--~ --- -.-..-..... ......_.~:- -.----- --.--- _.__.-.....:c..~~-.-l-.-...;...:... .=:.....-.:......... --'-'+'_'_'__I___'_~ ~.-
~ f'J ~~) ~ ~ l!) L.....1.......j......... .....-...I....3=~........L......I'........I........f......I....... ..t.--.---..T....... ..l. ....
._ 1- ~ '7 !..__-.J___._ .----.. ..--- __L __J_._ _._..__1__._._. ._.-.~.- -----'_._........1.._._
~ In 1..0 ["-': in iJ"1 @ .,..f (\J M 1" \J1 I,;) t'-. ro i}i
(fJ l- iW 1.-.'1 " ':::.-.-4' ..... 'I""l (~1 f~~ 1="1 N (>.J, N (IJ N N (l.J
. - - . .. ~ . . - - . -. -.. - .. , - -
, . ... .. ...-. -... -. ...-- - ---. ~- .'- -.--.---..-.... ... ".'. . -- --- ----.-- ~. ._..,. --- - -. .-- . " - -.. . ~
,
'1
t
~
I
;
G ~ N M V ~ ~ ~ 00 m\'~ ~ N ~
. ~ ('>} M N l') M .._ f'1 _ ~. ~. I") M fo')' ~ . ":t _ _ ~...... ~ . v
10/14/93 14: 39 FAX 612 452 7389 BIG WHEEL ROSSI 14I 014/020
.
dBA levels vs. time
CAR- X (location 1)
.
1-0 pounding and pnumalic tools
M ID ~r--'-r---r-'~f- -~f---~ir ~----- - ---
M '81Sl .....r...... ......... ......... ......... ....\: "':"1 ........ V'" .r?.. r.~! .~.~x. ~~.~... .........r-....
.-1 .S 1..1 ro -_.- -.--.-1-.---- --- ---- - --t..- ..--~i~l.t.-..- .-.- -- ----..- "_d_'~ ..-...-.... -"'-'
M ~ ~ ~ R trtf~:::l:..l~~l:~:=:~:;...~~ ~::::.=:,.:Ht.f:;I.MIM~Jr~:.: :~~::::[:I:::: :=::~:.~,:=.~:i
r-i ..J ~ "" ',n' .~.~.l....~ltW.!.i..,.h:l...Uljl~l.~I.!~d..~..~~
.- 1-... III rr . .lJJl IllJl'r ,~-,.~ III ..~._~ -- "
"= - '.i I iE == == 1 5::: -:::"'2 _3' - ~~ ~ ";""':";" I "1 .
1:J: ~ 1.0' '~--=--=r-~;~~ =..--='- . . ~J!f~r!..J;j~:!..-=-.;==.=;:=- ,'-- :rr"f.t'..~r-.~.---l. ..+----
"uQ ~." . ," I"' ",",,'11"-'0" ~.'-~-~' = _. f'; . ,.' ,
L - ~!~.;; IS) ............ ...y....... ..L..1''''''' ..r....'.. ..i....r....... n..... 'r'" ....t..... ..,"" ...f.... ..... ''''
f')(lJ (J ;- -t ~1 ~J.-.--.-...l...--..-- ----~.-r-..---r.-- ~-I---. --....- -'-'-- -.------ ----.--... .....-- -.--
('-I .-J ~ ! ~ IS) r=l=t n.J.... "T'" T'" ....r.:=j... ....{......... ....... "1".....+.......1..... ....1.." ....:
m E v t __.L__.__ ___...~...I..._..__l___ _._._.~_L___ --- ---- .....__....___.___L......._.. ......
f !- )001
f-, .... (\J i-/j >t if) \[1 J'.- ro tr\ /Sl 1-1 (r.j f') 0';
~ I J~ ~ .et I!l ~ ~ Q ~ ro " ...-4 . ~ .,... '1"'1.
r._ _."' .. .. ~ --- .~ .. "D
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.
,
-.-- -.--. -.- -.--...-. .-.-.-- ..-.... ._---~
,
-....--. ---..--- .........-.... ----"
:
b1 1.;0 f\. IJ) 0'\ I5.l ~ (o.,J M 11 10 l.J) I\- OJ O'l G I
...-4 ..... .-J -' ""'" {\1 N N N N N, {'-J N N N M 1
. ,.
,,- . -.. _ _ n..._...~_L. . -~
10/14193 14:40 FAX 612 452 7389 BIG WHEEL ROSSI [€]015/020
.
d SA levels V5. time
CAR-X (location 2)
1
.t. ~ -.......- . ..- -- --.-.... -~- --- pn~ tic tOtH"-~'---'R"'-"~
", ~ ~ ........ hn .. ......... ....n... ......... ......... ........- --...---- ......... ......... ......... ......... ......... ....-.... ......... '.~
: C W ID --.-. ..' -..'--- -~. .-..-.... -.--. -- -- ~-. t- ~ .-.RE.... _._...
: 'i ~ I!I ........ -... .. ~~~~ ~"_h'_' ..~...... ....n... "'"'''' ......... ......... ..---.... "'''l'-- . no" .---.j".... ..; h....... '.
T"'I . ~ ~ f\. ~._._-.....toO .:. "-m', .~ 1"-'''' t-.--.. .-.--- -" .-...-.. '-'-'" .- .-. --- . -J-- .-- ~'--~r
'? ,..j.pt ~ ........ h__ .. "inil.~:m.. '~l'h"l~'''''' J'J'" .- ---~wb~-.... ..-.--.... I'" L.1.1.....IL.~.l.........f:
. f- L.: J!l I 3 =. j . i f g.l ~ , , tL.= ~, · -= r qJ; ~ 1 ilol
m "l'J _ lD .1"--'; i _T=~~~J;:' ,'s J1-'-J~I~~- ':~'=!~=- i: . ',:;:~1, _..~ . --. l/i}j~~.;-r~-,l~
'!S!f ='C -t ~ !;!f ~. .. J' ~r::= .
"P "t ~ ,: L.. . .. '-~f'''h-~~~~_''-'--i-''''':' .... .. . .... .,.. ..__.__l_ ,--.-. -- ....----. . -----..
.... - ..J' or..... 0 I '='"
~ (lJ I):> -t iii -.......... ....-.-.-. . - '--'~'I...._.--..I..--.~- ~- -.- -'''''--' "--"'-' .---- .-~.-.. .---.--,}.
~.j ~ uJ ~ Q!l; ."""r'"'''' ......... ........f.....(.....t........ ........ ....... ........t.......l..J.......... ........t........l
: ~ -rl. L.... ......._.... .__.._ _.__.... .__._.'-_.__. ._.L___.. _.__ .._.._ ..__ ___._ ._.___._.. .____----'"?
.-~ 1- J-I 'I -
: << 1- I.D f\. . .. 00 ffi. Gl 'I"'l (lJ f') --;t In tii .... (fJ CT\ Ii
( .'. "" V V V V 1J'j. b1 111 b1 ID 111 10 \0 \i') ID ill;
,,- " ----.---.-...-. ~~'-'._-' -., ---~---'-'"-~.._""'-'- ~----'----"''''''''--'- -_.,_.
.
- -- -- -- --- --- ~- ---- - ..-- --- ..---
10/14/93 14: 40 FAX 612 452 7389 BIG WHEEL ROSSI [g] 016/020
.
E);HIBIT C:
.
!
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Big Wheel;'Rossi 11 Orfield Associates, Inc.
10/14/93 14: 40 FAX 612 452 7389 BIG WHEEL ROSSI 141017/020
.
B&K Type 2133 29-Sep-93 13~QJ4:37
Z\J S;.,,-,ctr--um l:"ll:I~II"" l.... 3 oc t . rl a i ~ y. R
c; J Ch.N :to..!,.,r"lo."d 'r' ' :58.0 di3
8!) .0119 ~e 20,1}l!V RMS f1'V'~.T' 3Q'(l1J
sa
71)
60
50
"0
30
20
10
0
31.5' c:::: 125 ::::50 :lOr. 1 k 21< 41( Sk l05k A L
r.:'oJI",vI"nmntl no:>is'll' ~t Amoco:> CIf't"~i~.:.:roi'.1 '(ank9';' DQodl... Rd. CH:::J
-
e
B&\< Type 2133 29-Sep-93 15::51~27
ZloI Spe-ct.rulIl (3.=t.~11.a p; 1/1 oct. M..in XI t'l
r ] Ch.~ *Ovl!l"l~iiid y, 58.ods
lDO.OclB r-e :20.lJlJV RMS !i'l"'9. T' 30'00
Froilq. C.....A
H~ dB
31 . !!I 70.7
63 61.-
125 155.2
250 57.8
sou S3.~
lk ~ 1.9
2k 50,3
~k 45...
91<; 40,G:
lSk 29_2
31 .5k
15:511:
125k
. R 5a.1}
L ("':.4
c'e':"Ivrn:l':"ltl noise -'!t A I'l'~ ~ 0:1 CE'r-tica...~, Yankee Do.,o::Il~ Rd [Hz]
bigw05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI I4l 018/020
.
BM; Type 2.133 2S-5ep-93 15:32.:'2'3
:;101 Sp&c;tr-UII1 eISWD3 1 /~ "c t , Main .~ . A
.:... '
L J Cr..Fi y, 62.€dB
11~O ,OdS re 2~, IJ~'V PM~ Av~.T' ::;1) . Q 0
1') 0 ,
9r}
;
SO
70
60
50
40
30
loll
:; 1 . 5 ~., 125 250 SOO 1k 2k 4k SI:; lok I'l L
~w
C' :l'/',vrnmnt 1 noi:!~ ,~ t Clir--)o; -P i 1 at lC.r'lob Rd. &- D'..Ickwood Dr [HzJ
bi9W05_
e
8&K Type 2133 29-Sep-93 15:33:20
.2l.J Spec t. r-'.H' 916\.103 p, 11'0 oct.. l'1~in 1-:' A
r: :J Ch.A y, 52.adS
HilL 0 dB r-e- ;20.Qv\) RMS A""9.T' 30' [] 0
Fre"l. Ch.A
I1z dB
31. S ~9,.!;
63 {(J,6
lZ'5 65.7
250 :S8,S
50 CI 56.1ll
1k 56..9
ZI< 51,5
410:: 52.6
ale 46.2
16k 38.2
31.5k
631<
12'5k
.
Fl 62.8
L 74,6
C'el"lvr-nmr-.tl noiCi~ "t C-'ll"-"': -Pilot k:n?b rid. ~ Duck...ood Dr- Cioj~J
bigw05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI 141019/020
e
8&K Type 2133 29-Sep-93 15:'34:08
201 Sp~~tr'Ul\1 ~.ct"II"'1 1 / 3 Q ~ +. . 1'1'31" X' fI
[ J ;:';"fl 'r'i 61,td6
tI10.~ldQ r"<l- 21~. (I.uV P'M"; R,,~.T' l ~ ' 0 C'
11' 0
<jO
Sil
70
,;,)
50
411
30
20
~ 1 . ~ f~ 12' .z~o 50 r) 1 k Zi( 41.: 6k 161<: A L
c'p.nvrnmhtl noise ~t CJrI"-~~ - 30' out from ba." ~ [H:!:J
bigwOS_
.
8&~ Type 2133 29-Sep-93 15.35.15
2 ~l S'p~ctrwll' ~CI~lI~ PI 1 ,. 1 .,<.: t . Main g, A
[ ] Ch.A "i' 6'1.1dB
100.0d8 r-e 20. rJ jJV Rl'IS flvg.T' 1!510~1
FrilQ, Ch-~
. Ii: dB
31.5 $$.3
63 S~.,
125 65.5
2SLJ :is.''
50 (l 5S.~
U: 57.1
2\0: 52.':!
41: ~l .4
81< 48.4
161< 41 .9
31 .51<.
631<:
L15r.
.
Fl 61 . l.
L 7~.9
c'...rovrn.....f:l noi..e ~t Car"-J<! - 39"- 01....... f... ,) 1I\ b..... :; (H:!!:]
bi.gWOS_
10/14/93 14: 41 FAX 612 452 7389 BIG WHEEL ROSSI I4l 020/020
e
.
- -- -------
Measurement location *2: Car-X (12:00 to 12:30 PM)
- -_----..------ ---
measured
Stat. I levels I MPCA Llini ts exceedance
-- ---- - --.........----
lInax 71. 3 dBA
tIO 63.7 dm. 65 dBA IV
L5D 59.5 dBA 60 dBA no
L90 56.3 dBA
L99 54.5 dBA.
. 1eq 62.8 dEA
Measured approxima.tely 30 feet in frcnt of an cpm bay door with a
vehicle being ~rked on. Eight bays total with 4 at each side of
buildin;J . FOlr vehicles ~:re t:eing 'lNOrked on in two alternate bays at
each sire of b.lilding with rom bay doors open at ne~surement side of
buildil"liJ .
--- ------ - .----- ----
Mea.suranent location #3: Car-x (12:45 to 1:00 PM)
(second lo:::::ation at Car-X)
---- ---- ----------
measured
Stat. I levels j MPCA Limits exceedance
----------- - ----
Lmax 70.5 d&\
LIO 62.5 dfJ.\ 65 dP.A 00
LSQ 56.9 dBA. 60 dBA 00
L90 54.9 dBA.
L99 53.3 dBA.
Leg 61.4 dEA
Measured approximately 30 feet in front of an cpen bay door with a
vehicle being .orked on. Eight bays total.with 4 at each side of
. building . Five vehicles were t:eing worked on, four at the measurement
side of the building ~ith one at the apposite side. Two bay dOClI'S
I Open at measurement side of building.
i
,
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Big Wheel/Rossi 4 Orfield Associates, Inc.
__0_-
. david br~ b assooiates, inoorporated
1313 5th street s.e.. suite322 . minneapolis. mn. 55414 . telephone. 612-331-4571
20 September 1993
Woody Ginkel
Real Estate Office
1045 Hiawatha Avenue
Hopkins, MN
RE: Big Wheel Rossi Auto Center - Noise Control Recommendations
Dear Mr. Ginkel:
Based upon our meeting and discussion at Hopkins City Hall and a review of the
proposed plans for the proposed facility, I have recommended some measures which I
. feel will reduce the noise impacts from the proposed facility. These are described below.
(1 ) Reorientation of the building
Orientation of the building with repair stall doors facing to the north would provide
opportunities for noise emissions from the building when anyone of the doors is
opened. Because of the proximity of the apartment building to the facility, noise
from hydraulic tools, impact noise which might arise from removing mufflers,
loosening or tightening parts, public address noise or even speech may be easily
audible at the building. While it is unlikely that noise from the facility would exceed
the Minnesota State Noise Standards, the potential for noise intrusion may exist.
One means of minimizing the potential for noise emissions close to the adjacent
residential structure is to rotate the proposed facility 90 degrees so that the repair
stall doors face east and west. The residential development to the west of the
facility is not a high rise and is located further from the site. Therefore shielding of
these structures from noise is greatly simplified compared with the closer highrise.
One possible configuration of the rotated building is shown on the attached ex-
hibit. Such an orientation would probably entail the loss of some on. site parking
spaces which could cause some adverse impact operation of the facility,
. Whether any other layout could be developed to retain the original parking is not
known.
-- -- ---- - -- -- -- --
Woody Ginkel
. 20 September 1993
Page 2
(2) Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts
on the upper levels of the adjacent residential structure since the entrances will be
directly visible from the upper floors. For this reason, it is recommended that the
roof be extended approximately five feet so as to provide a continuous barrier
along the top of the building. Repairs would still be performed within the stalls
and not underneath the extended roof, since this would destroy its usefulness as
a noise barrier.
(3) Hanging absorption in ceiling to reduce reverberant noise
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommended that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility. Such treat-
ment has been previously recommended at other auto repair facilities. The type
and number of baffles should be determined by a manufacturers representative to
. ensure that it is adequate for reducing interior noise levels.
(4) Construct solid fence along perimeter of property (north and west)
The screening fence along the north and west boundaries of the property should
be as high as the stall entry doors. This fence should also be constructed of solid
material to minimize sound transmission.
(5) Keep north door of car wash closed during washing operations
The car wash exit (north) door could be kept closed during the wash cycle to mini-
mize unnecessary noise propagation to the north. This;s not uncommon in mini-
wash facilities such as this.
(6) Control noise from mechanical heating and ventilating equipment
Noise from mechanical equipment, especially blowers and chillers, should be con-
trol/ed to ensure that the MPCA standards are not exceeded at the property line.
This is especially critical for any roof-mounted equipment that could impact the
upper floors of the adjacent residential structure.
.
.
Woody Ginkel
. 20 September 1993
Page 3
With the above noise control measures, the auto repair facility would have minimal noise
impacts on the adjacent residential land uses. Please let me know if you have any ques-
tions or would like more detail on any of the above recommendations.
Sincerely,
D~ Ci5~~
David Braslau
President
Attachment
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. T win Realty Investment Co.
5401 GAMBLE DRIVE, SUITE 103 G:r
MINNEAPOLIS, MINNESOTA 55416
MAURICE GOLDMAN (612) 545-9155
DANIEL P. GOLDMAN EQUAL HGUSrllO
q'PGITUIUH
Mr. James D. Kerrigan June 9, 1993
Planning & Economic Development Director
City of Hopkins
1010 First Street South
Hopkins, HN 55343
Dear Hr. Kerrigan:
~Je are the Ow-Trers and managing agents of Hopkins Arches Apartments
located at 1005,1015,1025,1111,1121 2nd Street N.E. This letter
is sent in response your letter dated Hay 28, 1993 which states
two proposed uses for the land located in the northwest corner of
Blake Road and 2nd Street N.E. The land is adj acen t to our
apartment buildings.
We understand the need for the City of Hopkins to gain some taxable
. use for the land. However, we are firmly opposed to a Big Wheel
Rossi facility or a McDonalds restaurant. The intersection of
Blake Road and 2nd Street N.E. lS extremely busy already. Adding
a commercial facility with medium to high traffic would be dangerous
and not in the public1s best interest. Furthermore, that intersectic
gets very backed up every time a train goes by just south of the
parcel. In addition to the traffic problems, the tlVO proposed
businesses would have a negative effect on our residents for the
following reasons:
BIG WHEEL ROSSI
1) Lack of adequate parking.
2) Lights shining on residents windows in the evening hours.
3) Noise. You state in your letter that there would be no
auto body repair. That does not TD.;:l"ke us comfortable at
all. The [act of the matter is that car engines in shops
make noise and pneumatic tools like impact guns, air
ratchets, air harrnners, and air chisels make noise: VERY
LOUD NOISE 11
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4) Fumes from cars that are being repaired.
Me DONALD'S
1) Lack of adequate parking.
2) Lights in the evening hours.
. 3) Noise
4) High potential for youth hangout causing potetial problems
for vandalism in the area.
S) Smells coming from kitchen vents all the time.
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Page 2 of 2
Repeatedly we find patrons of Bakers Square us.ing
our parking facilities. Also, where a driveway is
proposed on 2nd St. is a school bus stop where fourteen
(14) children also congregate.
we have been working very closely with Pat Graham
of your inspections depart~ent as well as other owners
and managers of apartments in Hopkins. Our goal has been
to make Hopkins a good place to live. By considering an
auto repair shop or a fast food restaurant as ou~ next
door neighbor we feel that you would be undermining OuY
efforts. You would be going in the wrong direction It
would be unfair to us and unfair to our residents. Fur-
thermore, you ~vould be putting pedestrians and motorists
in a dangerous position.
For these reasons we ask that you reconsider these
proposed uses and search for a use that would be more
. beneficial to the City of Hankins and its residents.
L _
Sincerely,
d~~ y-c/L----
DAnIEL .P. GOLDMAN
~~, ct~~
HAURICE GOLDNAW
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Knollwood Towers East
320 Blake Rd. N.
Hopkins, MN 55343
December 16, 1993
Hopkins Planning Commission
City of Hopkins
1011 First Street South
Hopkins, MN 55343
RE: Big Wheel-RoBsi
Commission Members:
As you know, I have sent you letters and made comments at a
Planning Commission meeting registering concern about the
proposed construction of a 10 bay service center for Big
Wheel-Rossi at 302 Blake Road North. I have since met
privately with the proponents for this store and outlined our
concerns. They agreed to rotate the building 90 degrees from
their original plan. Their revised plan dated December 3,
1993 has been sent to me. There are eight noise control
. measures we proposed be included in their final revised plan.
They verbally agreed in principal to these measures. I
indicated to them and to the Hopkins Planning staff that I,
representing Knollwood Towers East, would remove my
opposition to this project if all of these measures were
implemented. These noise control measures are as follows:
1) Construct ~ walls (north frfid Qf buildin~) ati. .L:Lr. alonR:
traffic "island" QJi feasible at a heiaht Qf. .l.2 lii.cl -
Their new plan shows this change
2) Extended rQQf ~ stalls minimum Qi ~ ~ - Their new
plan shows this change
3) Constrpct solid fence along perimeter Qf. property (north
~ ~ boundaries) ~ height Qf a ~ - Discussion has
been for 6 foot fence. This is acceptable, if fence is
solid.
4) ~ north dQQL Qf Qar ~ closed during washing
o-perations.
5) Place any mechanical equi~ment ~ retail and office ~
and provide noise control measures.
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6) If public address system ili used, ~ should ~ restricted
~ enclosed spaces.
7) fuy doors should remain closed except f..Qr. entering illld
departing vehicles.
8) H.ang acoustical absorption fr.Q.m. ceilinR: .tQ reduce overall
noise level - I would like to address minimum measures
recommended. We are assuming that the 10 bay working space
is approximately 45 feet by 60 feet and 15 feet in height.
David Braslau, expert acoustic consultant, has made a
recommendation to install enough baffles where the sound
level within the working space is reduced by approximately 5
dBA. He and I both feel this is a reasonable request. This
would require installation of 100 baffles with dimensions 2 'X
4' (10 baffles per bay). The recommended baffles should have
a sound reduction value of 8.2 sabins or better. Products
made by Soundcoat, Industrial Noise Control, Kinetics or
equal should be used. This detailed description when
implemented will provide some protection for adjacent
. properties while not being excessive treatment for the space.
Please review the Big Wheel-Rossi revised plan to include the
eight recommended noise control measures I have outlined
above. All measures are reasonable, attainable, and
necessary in order to produce a facility that will not have
an adverse effect on i t.s neighbors.
Sincerely,
~--f. ~e~, ~o;o~ Manager
KNOLLWOOD TOWERS EAST
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