CR 93-192 CUP - Big Wheel Rossi
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:ca: Council Report 93-192
November 10, 1993 I OpKI~
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CONDITIONAL USE PERMIT - BIG WHEEL ROSSI
Proposed Action.
Staff recommends. the following motion: Move to approve' Resolution 93-128 approving a
conditional use permit to construct an auto repair center at 302 Blake Road.
Mr. Winship moved and Mr. Day seconded a motion to approve Resolution RZ93-18 approving a
conditional use permit to construct a 10 bay auto service facility. The vote was as follows: Mr.
Winship, aye; Mr. Racek, aye; Mr, Day, aye; Mr. Gullickson, nay; Mr. Hutchison, nay; Ms. Reuter,
nay. The vote was 3-3.. Mr, Hutchison moved and Mr. Gullickson seconded a motion to refer the
item to City Council without a recommendation. This motion was approved unanimously.
. 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 purpose of the service drive thru is to provide headlight
. and wiper repair while the car owner waits.
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 a conditional use permit being issued.
At the August 31 Zoning and Planning meeting, the Commission continued the conditional use
permit so the applicant could undertake a noise study. The applicant has completed a noise study.
The noise study is attached to this report.(Orfield study) The owner of the apartment complex to the
north also completed a noise study, this study is also attached.(BrasIau study)
Primary Issues to Consider.
0 What are the specifics of the site plan?
0 What are the concerns of the abutting property owners?
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 October 26th Zoning and Planning meeting?
Supportinsz Documents.
0 Analysis oflssues
0 Site Plan
0 Resolution 93-128
. 0 Orfield Study (applicants study)
0 Braslau Study (adjacent property owners study)
~l=p
Planner
.-
CR93-192
Page 2
. Primary Issues to Consider.
What are the specifics of the site plan?
0
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 staff is 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 permitted use.
. Comprehensive 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 18 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 sides of the building that are most visible from the street.
Surrounding uses
The subject site is surrounded by residential on the north and west sides, industrial to the east and
commercial to the south. The surrounding residential uses are concerned with the noise created by
. the auto repair facility.
CR93-192
Page 3
'. Sign age.
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 34 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 20 feet
north side yard 15 feet 20 feet
south side yard o feet 55 feet
rear yard 25 feet 52 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 fully
enclosed,
0 What are the concerns of the abutting property owners?
. 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, had a noise consultant look at the proposed
development. The consultants recommendations are contained within this report.
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.
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.
CR93-192
Page 4
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.
. David Braslau Associates, Incorporated recommendations: (adjacent. property owners study)
0 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 muffiers, 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.
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 baftles be hung from the ceiling throughout
. the facility to minimize reverberant noise within the facility, Such treatment has heen
previously recommended at other auto repair facilities. The type and number of
baffies should be determined by a manufacturers representative to ensure that it is
adequate for reducing interior noise levels.
CR93-192
Page 5
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.
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 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.
Staff is recommending that the majority of recommendations in the studies be incorporated as
condition in the conditional use permit. . Some of the recommendations that are not included as
conditions are as follows:
0 reorientation of the building
0 hanging absorption in ceiling to reduce reverberant noise
0 construct a fence as high as the stall entry doors (fence is proposed to
be six feet)
. Staff feels that with all the other conditions relating. to noise that the above conditions will not
contribute substantially to reducing the noise level on the site. .
0 What are the recommendations of the staff?
Several of the recommendations are the same from the two consultants. Staff is recommending that
several of the consultants recommendations be incorporated into the site plan.
The staffis 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 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 front east and the east and south sides of the lobby area is
brick.
This will require the applicant to upgrade the exterior of the building. The sides that the staff is
recommending a brick exterior are the sides that are most visible from the street.
o That the landscaped area on Blake and 2nd Street is bermed.
. The berming 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.
, CR93-192
Page 6
. This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
0 That a new landscaped plan is provided with the size of landscaping detailed.
The applicant will need to provide a new landscape plan .showing the berming 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 of looking into the garages will be
screened.
0 That there is a solid 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.
This plan must be approved by City staff. This fencing will provide screening for the abutting
residential areas, plus help to minimize the noise generated by the site.
NOISE
o That there is no vehicle dryer on the car wash.
There has been a problem with the noise generated with the blower on another vehicle.. dryer in the
area, This requirement will solve this situation. .
o That the' car wash doors are closed during use and the doors have a STC=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.
o That the garage doors on the north 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 north side of the building, the noise generated by the business will
be minimized.
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.
This requirement will reduce the auto service noise
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.
CR93-192
Page 7
. 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,
The staff will review the lighting to assure lighting is focused away from the residential areas.
0 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 theplarttings survive.
,0 What was the discussion at the Zoning and Planning meeting?
Staff reviewed the proposed development with the Commission. Staff noted that two noise studies
. have been completed and several of the noise studies recommendations have been incorporated into
the Resolution
Mr. Shaller representing Big Wheel appeared before the Commission. Mr. Shaller noted that the
noise generated by the site is predicted not to exceed the Minnesota Pollution Control Agency
(MPCA) standards.
Woody Ginkel, the abutting property owner to the north appeared before the Commission. Mr.
Ginkel is concerned about the noise from the facility, He asked the Commission to consider turning
the facility 90 degrees to help reduce the noise.
Dan Goldman, the abutting property owner to the west appeared before the Commission. Mr.
Goldman asked if the garage doors on the north could be removed.
Maurice Goldman, the abutting property owner to the west appeared before the Commission. Mr.
Goldman requested that a fence should be constructed as high as the garage stall doors.
The Planning Commission had a considerable discussion on the noise issues on the site.
Alternatives.
1. Approve the conditional use permit for an auto repair center at 302 Blake Road. By
. approving the conditional use permit, the applicant will be able to construct the auto repair
center as proposed.
-
CR93-192
Page 8
2. Deny the conditional use permit for an auto repair center at 302 Blake Road. By denying the
. cOllditionaluse permit, the applicant will not be able to construct the auto repair center. If
the City Council 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 Commission indicates that further
information is needed the item should be continued.
.
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,
. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 93-128
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A CONDITIONAL US~ 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 and October
26: 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.
e
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 within 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. Permits shall be obtained from
City, as needed, for construction of the sidewalk.
e, 4. That the auto center closes not later than 9:00 p.m.
Monday through Friday.
" ,~
RESOLUTION NO: 93-128
Page 2
. 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 8:00a.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 building on the east .wall of
service bay area and the east and south wall of the lobby
retail area are brick.
. 14. That the applicant obtain permits for sealing the well.
15. That the garage doors on the north side of the auto
service area should 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 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.
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.
-
RESOLUTION NO: 93-128
Page 3
. 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.
Adopted this 16th day of November, 1993.
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 ~ 002/020
~ "
Orfield AssocIates Inc. OflicefLaboratory Design, Research. Testing Affiliations
2709 Acoustics ASA
. East 25th Street Audio IES
Minneapolis Video AES
Minnesota Lighting ASTM
55406 Daylighting ANSI
Human Factors IFMA
SID
612 Sleven 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 Yheel Rossi
Address: 2300 Pilot Knob Road
Mendota Heights, MN
Project: Acoustic Sbldy - New Store Prototype
Location: Hopkins, MN
. poone: (612) 452-7484
FAX: (612) 452-7389
Fran: Richard G. Pierson
David M. Berg
Date: O:tober 10, 1993
Regardil'lJ: Measuranent Results and Recamrrendations
The following presents the :results of the environmental noise study
performed for evaluation of projected noise levels at reighbori~
residences due to operation of a proposed. a Big Wheel Rossi service
center in Hcpkins, Minnesota.. This study evaluated the noise levels
produced tJy two similar service centers at sites in Eagan, Minnesota
in accordance with noise regulations as prescribed by the Minnesota
Pollution Control Agency (MPCA). ~ are not aware of any additional
regulations which nay be in place and enforced by lccal authorities in
Hopkins.
Measurerents ~re p3r:fonned on September 23, 1993 at two
representative sites; .Arno::o Certicare on Yankee D:::odle Ro.ad and
Washington Drive in Eagan, Minnesota, and Car-X at Pilot Knob Rood and.
. Duckwcx::d Drive in Eagan, Minnesota. Measurerrents ~re performed at
these locations to dccument typical noise levels prcxiuced by multi-bay
auto service <::enters.
Big Wheel/Rossi 1 Orfield Associates, Inc.
10/14/93 14:36 FAX 612 452 7389 BIG WHEEL ROSSI I4l 003/020
0
1/3 and 1/1 octave frequency spectra as well as A-~ighted statistical
noise data were obtained at the two auto service center sites. These
measurerrents lr/ere obtained at distances of approxiaaa.tely 30 to 40
feet in front of the selVice center garage doors at both sites. This
distance :represents the approxiIDate distance of the nearest property
line fran the service center garage do::>rs at the proposed Big- Mleel
Rossi site in Hopkins. Sketches of the prop:>sed Hopk.ins site are
given in EXHIBIT A.
Noise regulations established by the Minnesota Pollution Control
Agency CMPCA) Air Quality Division are used by nany numicipalities
neighboring Minneapolis and statewide. The MPCA guidelines require
that noise levels are analyzed statistically utilizing A-weighting,
over 1 [Pur pericds. It shoold be noted that A-weighting
de-emphasizes the contribution of the low frequency noise content of 0
sound.
The MPCA noise guidelines are based on the LI0 and L50 statistical
decibel values to detex:mine canpliance. These are defined as the
sound levels exceeded 10% a.nj 50% of the time, respectively. Por
eXfOsure to a residential site, the MPCA guidelines llrnit noise
eXfOsure during Daytime Hours (7:00am to 10:OOpm) to L50 = 60 dBA ~
LIO "" 65 dBA and limit exp'sure during Nighttime E.ours (10: OOpm to
7: OOam) to LSO "" 50 dBl\ and LIO ~ 55 dBA.
The following defines the A-weighted noise measures analyzed
statistically fram the site recordings;
Leg - Equivalent Sound Level
--- --------
An averaging rretric indicating the rcean-square (energy average) level
of sound over a given period of time.
LIO / LSO / L90 (Ln)
- ----
Environmental noise descriptors indicating the distribution of noise
level over a given averagirg pariod. These indicate the sound level
exceeded 10%, 50% or 90% (n%) of the time over a 9i ven measurerrent 0
period . Note that 90% of the time, sound levels do not exceed the LI0
level.
Big Wheel/Rossi 2 Orfield Associates, Inc.
___ -...........'" """""""""""",..\i?i]ill!=.Sf1i3:.,l-',"",Ji<..'." ,,,,..,,_,,_,,~,,,...,,,::-,._ ~. .~,".I!lliiW'~_,-'>;'~'~"__"'_"".".~3~~' ,...""",,~, ".."~.._,'
10/14/93 14:36 FAX 612 452 7389 BIG WHEEL ROSSI 141 004/020
.
I:MAX - Single Event Maximum
- - ---- -
An environnental descriptor that indicates the loudest level of sound
during a given period r based en the response tine (fast) used for the
:measurement.
The following presents the results of the statistical noise
measur~nts of the representative service center sites in
Eagan, Minnesota. The maximlm noise levels allowed by the MPCA are
also iniicated:
. ....-- -- ---- --------....--
Measurement location tl: Arroco Certicare (11:15 to 11:45 AM)
---- -- ------
measured
Stat. I levels I MJ?CA L:imi ts exceedance
---- -- -- -------
Lrn.ax 66.3 dBA
LIO 60.1 dBl\ 65 dBA no
LSO 55.5 dBA 60 dBA no
L90 53.1 dBA
L99 51.3 dBl\.
Leg 57.9 dM
Measured approximately 40 feet directly in front of 3 adjacent open
bay doors. Three of 5 bay doors were q>en with 3 vehicles being
seIViced in bays with Of2n garage doors.
.
Big Ylleel/Rcssi 3 Orfield Associates, Inc.
10/14/93 14: 37 FAX 612 452 7389 BIG WHEEL ROSSI f41005/020
0
COOCWSIONS:
The above data shC1tlls that the typical noise levels created by the
representative multi-bay auto service centers neasured in our survey
were NOT in exceedance of MPCA "daytime" guidelines for camnuni ty
noise. These Jl'easuranents \lere obtained at a distance repreqentati ve
of the closest property line at the proposed facility in Hopkins.
"Dayt~" hours are defined as the period of tine from 7:00AM
until 10: OOPM. It is our understanding that operating hours of the
prO.fX'sed Big Wheel Rossi service center walld fall into the " daytime II
category. The levels recorded would, mwever, re in violation if
carpared to MPCA "night-timer, guidelines for carn:nunity noise levels.
MPCA defines "night-time" hours as those between the hours of 10:00 PM
and 7:00 lIM.
It should 00 noted that noise levels recorded at the representative 0
sites also included noises other than those crea.ted by the auto
service stations, namely noise created by autanobile traffic on
neigh\:x)ring streets and highways, aircraft noise, and any other
environmental noises. Note that the above measurements were obtained
with the service bay doors open and that the neasured auto service
related noise would decrease 9ignificantly (at least 10 dB) with the
service hay doors closed_ The oparations measured Wlere only operating
at up to 60% capacity, theoretically the noise levels oould increase
up to 3 dB at 100% capacity. This could put property line exposure
just slightly (up to 2 dB) over the daytime limits with the service
bay doors open, however closing the service bay dc:x.:lrs 'WOuld decrease
the noise levels significantly relow the code.
Exhibit B presents the A-weig;hted sound level plotted ..,s. time for
each of the three measurement sites. Annotations have been made to
identify the sources of sane of the maxima which occur. Note that
traffic noise due to nearby roads and I35E k.eep the minimum background
noise levels at approoxirnately 55 dBA, which alone \-,Quld keep the
noise le~ls rreasured in excess of the night-tine criteria_
0
Big WheeljRossi 5 Orfield Associates, Inc.
=.:,,;.!",.,,,,.^,,,,-,,"",,~,",",,-= " ~.,...-,-,. ,.,"C;".,......~..._~
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI I4J 006/020
.
Exhibit C presents the results of the 1/3 octave and 1/1 cx:tave band
measuranents of noise level frequency cx>ntent obtained at the three
measurement locations. These neasurernents are the leq or energy
average over the :rreasuranent period. The graph at the top of these
pages gives the results of the 1/3 octave band neasurements wi th the
table at the oottan of these pages giving the results of the -1/1
octave band measurements.
- - REC:Qo!MENDATIONS ------
Based on the info.rmation gathered in this study r the following
measures are recarunended to help minimize the noise contribution of
the prc:p:::>sed Big Wheel/Rossi service center to the community
. surrounding it and to keep the noise levels resulting fran the auto
service operation below Hopkins and ~ criteria.
1. Operating hours of the proposed auto service center should remain
within the hours designated as "daytime" by the MPCA (Minnesota
Pollution Control Agency). The oours designated as Udayti1ne1l by
the MPCA are those bet~ 7; 00 M1 and 10: 00 PM. Levels measured
at the ~presentative auto service centers 'WOuld l:e in violation
if compared to MPCA "night-timell noise limits.
2. Service bay doors and any windows along the north side of the
auto service area should remain closed at all tirres excepting
manentarily for moving vehicles in and out. Noise emanating fram
the service center would be significantly reduced, up to 10 dB.
3. Service bay d<:x>rs and any windows along the north side of the auto
service area should have a minirin.un srC=:25 rating. Typical
insulated glazing constructions and 1/4" thick rronolithic glazing
should neet these ratings. Typical solid core or steel access
dCX)l:'\olays should also meet this minimum. rating. Note that higher
STC (Sound Transmission Class) ratings sha.lld be obtainable -with
insulated and gasketed service doors than with glazed service
dcors. These would further reduce the auto service noise to the
neighboring residences if located along the north side of the
service center.
.
Big Wheel/Rossi 6 ~ield Associates, Inc.
----
10/14/93 14: 37 FAX 612 452 7389 BIG WHEEL ROSSI I4J 007/020
0
4. It is our understanding that the car wash located at the north of
the huiling will not utilize any dryers. Car wash mise studies
we have p9rforned in the past neasured significant noise levels
due to the drying operation. I:l:Qrs should .t::e located at both the
entrance and exit of the car wash and should both remain closed.
during the entire wash and rinse cycle. These doors should have a
minimum srC=25 ratin;;r. If these measures are implemented, car
wash noise should J:e minimized at the pr~rty lines. Car wash
use should J:e limited to daytime hours until further study can te
perfo:rned to deteIInine if generated mise woold Ireet night-time
cri teria .
The atove mcarnrrendations will keep daytime noise levels for the
auto se:r::vice and car wash opa!rations !:::eION the MPCA criteria. It 0
should be noted that only auto service related mise has tEen
investigated as part of this study. Sound levels produced by any HVAC
. (heating, ventilating and air conditioning) equip:rent and any exhaust
ventilating systems which may be used at the proposed site have not
been specificaly evaluated. However, contribution from such systems
at the sites neasured is included in the measureuents used for this
study and 'ioOuld neet daytime code criteria, indicating that typical
HVAC and nechanical systems should meet the cede at the site.
0
Big vm.eel/Rc6si 7 Orfield Associates, Inc.
10/14/93 14: 38 FAX 612 452 7389 BIG WHEEL ROSSI 19j 008/020
.
----- fl;JUIPMENT - ~ -----
The following equipment was utili zed for this study:
1. Smel &: Kjaer Type 4133 Precision Measurei~ Microphone
2. Broel & Kjaer Type 2639 Microphone Preamplifier
3. Broel &. Kjaer TyJ;:e WBlOS? Microphone Power Supply
4. Bruel &: Kjaer Type 4427 Statistical Noise Analyzer
. 5. Bmel &: l<jaer Type 2133 Dual Channel Frequency Analyzer
6. TEAC RDlOlT Precision Digital Audio Ta:fe Recorder
-
.
Big Wheel/Rossi 8 Orfield Associates, Inc.
.J.V/.lq/~J 14:38 FAX 612 452 7389 BIG WHEEL ROSSI I4J 01o/q20
. '. ,. __'__-.A _ __ . , 0
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Scale: 1'1 ::::: 20'-0" NOTES:
.
.. - Car Wash has no Dryers
N - Air Compressor Loca1ed within Building
-
.
~
Proposed Site Layout . -
. -
HOPkins, MN
.. ,,-- ..... -:-.- -:
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. .
. HOPkins, MN
. . '." , '~~'.~,,"jj --- - ,
" -..., . ~~-A~~,~",~ '.
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI I4J 013/020
0
-
dBA levels V5.. time
Amoco Certicare
. , .
+ID
M~r-EI--r -r- -~f1---
~ ~ ID · ........ ...... ... . ........ ......... ......... . ........ . ...... ,. . '''',' l" ...... ... ...... ..: ....... ......... ......... ......... ....
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10 ....! -r'"'l t;r ~ J~=::: ~J=j=j=ijC,ti1=J......... ......p~r=L::u~!:~
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...... . .- . - -' - -- . , .. . - - -........ ".. .' . .
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI [gJ 014/020
.
dBA levels vs. time
CAR- X (location 1)
....r.;J pounding and pnumatic tools
,,"01 r--rr-- - . ---:-~ffr_' ud;;I'aust- r-
!lJ IS) ...... ..... .... ..... .... ..... .... ... ...... ....:s;: .'....t- ........ ;/..... ..t"... .....:... ......... ......... .......T....
1""4 C U In -- -'----1--- - - - -f- --- '[_k -- ~ ----.... ..-.--., ~-.__..- __.
l!J ... [\.~-l-h-;f-..--r b- ....!l.2tl.--r-- -cr ____n_. t
:>i1i
M lllE = I J _2S :!I-c-.-=I I I
...-I ..i ..-; El .-' ..::::l~t"'''''it1\:r''i''d''~ ...UllllftitbtIN."J r~~.,JL~!'"
- I- ... IS) fir · .l!Jj llbll h _..~. ..~ III .- -~~ ~ ..
-- -. .i - - lie I==S!=~:"J _3.. ~'===r~"';:" -I '1 .
!!! U \0' l=.-:',.~:~~ ::..-.=- . . ~.!l~~~*2..-="==:5i-' :Ff'V.t'''-jk__._L. ~I---
"Ow c . .. · .. j"' -.... 'w.""'" 1!.'''''=''~' ~ ... t" i . ,.' .
L~ :J ~" .~ Il) ..,......... ..+........ .AL.l' ...... "r"","c" .,.......1'.. ...... ........r......!....... ..........+........ .....
~(\J 0:::- of Tn ~!----l--'- ----r--r._.- ~-I---. -.---~- -.--- -.---- ~----... ...--- ---
N...-I OJ ! ~ ID r.....:l=t....J......T .... - .r....mr=!. .......{.... ..... '" ......t........t ........1....... ..I... ......[. m:
~ ~ I: v 1-- __1__._.- _.__._.-'~_.._L_.__ ______L____ -.- ---- ._.._.__.._...I-...._~._ .....-
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GJ.rt 1--. .... (\J i1 >t If) I..!} f... co (1\ ~ ' M (IJ /"') -i
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--- ---.-T.-....-. ..-- -. ----- ------ ------ ----.. --.-.... _._._~
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bl ~.o r-.. (J) m ~ ..-I (tJ M 1f 10 I..D I\- OJ 0'1 G I
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. "', _I
". ~ - . - ...--...--.. .
.
/
._--
10/14/93 14: 40 FAX 612 452 7389 BIG WHEEL ROSSI @015/020
'0
dBA levels vs. time ;
CAR-X (location 2)
J
.ts. ~ -.--. . --.- -- --.-".. ,.-~- -- -. ~~ ----~--t'
,., fg /II ........ .... .. ......... ......... ......... ......... ......... -... u... ........ ......... ~ !!7.!~. ......... ......... ........ :'
C W m ---- .' -' -. ----. - . - '-'-['- ----.
. ~ Q ~ ~ ~.=~. i- ':.~::::'.~'~"" ..;.=: ;.~=~:'::::=: ........: ..~::~: =.:'f ~= "'''j:~' ~~ Hi, ....~... ;.
..... e,;: a I"" . ill '[ I [ijlta . I li I' II , I ~
I~ ...i'''' ~ ........ ....l1.r..inlr.~~.... .-a1-.... i....... JUJ" .. .-. .' ..... ......... . ... "I' ..... .... / '0;, ........J:
f- L.: t!t .I."! -:.i . I I .J'" . t ..u · -= ~= 1 i!.l
In "0 _ 'l). .r-:.3 7-=~.@E' ..'~ I1-d~Jr!;- _:'.I:=- I,' .~~ ,,1. ....-. - --- iWii~....4 .&rll~
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(of) (IJ Q:> -t ID --.- .--- --1..--.--- .---' - - .----. ---.--.. ..--.--. -.-.-- .---.. '--',
N ~ IJJ ~ Q ISi .-......[-........ ......... .........f.......-.'[.......-t-........ ........ ........ ........ f .......J........t.......... .........t.......+
0. ~ 1-;;'" --.- __~u...--'---- _L_L_ -------------:;
III ." I- I.J) f\- . . . 00 iJ'i G ..... N l") ~ 1D lj} j\. (0 CT'l Ii
fJ) i- W V v v v In. 111 1.11 If) 10 I() ID 111 I() 111 i5
..- " .__.__.._.H....__._..___. -.. _.._n_.._......... .--.-,---....~.--.- '-"-' .. -0
o
=______ ~ ,,_ M<~~ ..
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI @017/020
8&K Type 2133 29-Se~-93 13:04:37 0
2101 S~~ctrum L:Jlm~[I~ 1/3 oct. rl a i " y. A
, .
C J Ch.N *"O..,,;,rto.,,Q y, !is. OdS
S!).OdB 1"'e 20.oJ,!V R!1S Av~.Tr 30'00
8Q
'71)
w,
60
50
-0
30
20
10
0
31.5' ~:; 125 ::::50 SOC lk 21< 41> Sk 1.;'1< fI L.
CI~nv,.nlllntl n<;lis'@' ~t Ftmoc1:t Cer\ i:c:.::.re.. Yank9~ Dqodle Rd. I: 1"1 =:::1
-
0
B&K Type 2133 29-Seo-93 15:31 :27
2101 Sp~ctl"'lJlII 13.l:I~~ ? ' 1/1 DC t . 11 .Ii n XI rt
r: ] Ch.~ *,Ovl!rlo.aO y, S8.adS
lOO.OdS re 20.l3.vV RI1S f'\vg.T' 30'00
Fr.;q. C....FI
Ii:: dB
31.5 70,7
63 67.7
125 65.2
250 57.8
500 ~J.e
lk Sl.':Jl
2k 50.3
4k 46.'
8~ 40.'
!Ole: 29.2
:31 . ~k
6:51(
1251<
A 58.0
L 73.4 0
C'e'~vrn:l>:"ltl noise .;It AITI~':o CE'rticar'~' Yankee Dood!~ Rd. [HzJ
bi9IJo5_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI l4J 018/020
.
B&K Type 2133 Z9-Sep-93 15:32:29
zw Spectr-ullI eISW03 1/~ oct. Main :0< ' A
~ j Cr.," 'r" 62.edB
10D,OdS rE 20.0uY P.l'IS Av~,T' 31)'00
lOO ,
9Q
80
70
51)
50
40
30
20
:; 1 .5 ~z 125 250 500 lk 2k 4k 8" 161; fl L
C'~nv,...nmntl noi~~ at Ca,..-~ -Pilot K.r'tob Rd. &, Duckwood !:or [Hz]
bi.9lo.l05_
.
B&K Type 2133 29-Sep-93 15:33:20
.2lJ Spectr-'..lI1 BIGW03 P' 1.;0 oct. M.llin x: A
r: J Ch.A y, 52.adS
lQO.OdB ,...~ 20.0vV P.HS A'" ~ . T ' 3f.l'00
Freq. Ch.A
I-1z dB
:; 1 , S t;;S.6
63 70.6
125 GS.7
250 S8.8
:)00 50.8
lk 56..9
2k 57.5
4\l: 52.e;
8k 46.2
16k 38.2
31.5k
631<
12$k
.
fI 62.8
L 74.6
C'env~nmntl nOLi;& ."t C~,..-x -Pilot /<.:n9t:. rid. ~ Duck...ood Dr- CI-I=:1
bi9lo.l05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI ~019/020
8&f< Type 2133 29-Sep-93 15=34:08 0
2 W S P 'i!':: t ,.... ~I L=l'l[C:I~[(I.'1 1 ,..;~ Q'; t. . Mal n X ' fl
L J Ch,R ~I 'l.ld~
tQO.Q~~ ,..~ 20.DyV RM; Py~.T' ~510u
100
91)
811
70
.$0
50
~O
30
10
:ZL.~ ~~ 1:;:::5 ~~O 500 1k 2k 41; 6k 16k A L
C'envrnmntl noi$e ~t C~r-~ - 30' out from bay ~ (Hz]
bigo..H15_
o
8&~ TYDe 2133 29-Sep-93 15;35:16
2 ~l S P l!- C t t" LJ 1\'1 l:ilm~[lJ,ii1 i" I 1 ,'1 " c: t . M a i n X ' A
C ;1 Ch.fl l' ~1.1de
!OO,OdS re 20 .O~V RMS AV9.T' lS10~
FreQ. Ch.A
, H: dB
31.5 ~a.3
63 69.9
125 65.5
250 5S.'I
500 55.4
lk 57.1
1 It: 52.9
41: 51.4
Sk 48.4
16k 41.9
31.5k
63k
1:25f:
A 61.1 0
L n.9
C'e~vrn~~~1 noi~Q ~t Car-X - 30' o~t. fr~~ b~~ ~ (H~J
big....OS_
~~ ,~,""',"',_",_,. _=~ ~ _, =~ro._ ..~ ~,
10/14/93 14:41 FAX 612 452 7389 BIG WHEEL ROSSI 141 020/020
.
.
- -- -------
14easureroent location #2: Car-X (12:00 to 12:30 PM)
-----.....- - --.. -- --
measured
Stat. I levels I MPCA Limits exceedance
------ ------
I.lnax 71.3 dBA
LIO 63.7 dBA 65 dBA lD
LSO 59.5 dBA 60 dBA no
L90 56.3 dBA
L99 54.5 ~
Ieq 62.8 dPA
. Measured approximately 30 feet in front of an open bay door with a
vehicle being lVOrked on. Eight bays total with 4 at each side of
buildiIYJ . FOlr vehicles '\lIere teing 'WOrked on in t.wo alternate b3ys at
each side of building with both bay doors open at measurement side of
buildirq .
--- --- ----- ----
Measurement location #3: Ca.r-X (12:45 to 1:00 PM)
(second location at Car-X)
---- - --
measured
Stat. I levels I MPCA Limits exceedance
------- ---- ----
Lmax 70.5 dBA
LI0 62.5 dBA 65 dPA 00
L50 56.9 dBA. 60 dBA no
L90 54.9 dBA
L99 53.3 d~
Leq 61. 4 dPA
Measured approximately 30 feet in front of an cpen bay door with a
vehicle being worked on. Eight bays total .with 4 at each side of
building . Five vehicles were teing worked on, four at the measurement
. s ide of the building wi th one at the opposite side. 'I\.Io bay dcors
. open at measurement side of building.
Big Whee1/Rossi 4 orfield Associates, Inc.
.. Knollwood Towers East
320 Blake Road North
Hopkins, Minnesota 55343
November 9, 1993
Hopkins City Council
City of Hopkins
1010 First Street South
Hopkins, Minnesota 55343
Dear Members of the City Council:
Next Tuesday you will be asked to approve or deny a proposal
by Big Wheel Rossi to build a 10 bay auto service center at
302 Blake Road North. This parcel lies directly south of
Knollwood Towers East, a 129 unit apartment building. 10 am
writing this letter on behalf of all Knollwood Towers East
residents and will represent them next week. In your packet
you will see the descriptions of this proposal and the
Planning Commission actions and comments. I would like to
comment briefly on a few items at this time that may be
helpful in your review process.
At the request of the Planning Commission the proponents
.' engaged Orfield Associates, Inc. to present a noise study.
Their findings were thorough, technical, and graphic. .They
addressed noise levels using MPCA standards. Their study did
show that one time noises such as pneumatic tools, opening
and shutting of garage doors, power equipment, and other
noises did exceed State levels. These noises would in fact
disturb Knollwood Towers East residents. It is important to
understand that their findings and conclusions used "average"
sound levels over 10% or 50% of the time or even longer.
Though projected noise levels for their proposal could fall
within MPCA guidelines, a real possibility of noise
intrusion does still exist because of their testing methods.
I engaged David Braslau, a well respected acoustic
consultant, initially with the idea of providing a study for
me that would show the severe potential noise problems that
are inherent with this proposal. Mr. Braslau looked at this
proposal and did see many problems relating to noise.
However, instead of listing these concerns he wished to make
recommendations that would improve this proposed development.
He suggested several changes and/or additions to the proposed
plan so that the result would be that "the auto repair
facility would have minimal noise impacts on the adjacent
residential land uses". This goal, simply stated by Mr.
. Braslau, is mine as well and should also be your prime
consideration in this review process. I have commented
publicly that I am not against development and, therefore,
with implementation of all of Mr. Braslau's recommendations
could support a Big Wheel Rossi facility. His ~
recommendations are specific, sound (based on years of
experience), reasonable, and most importantly attainable.
These modest architectural and site plan. changes with
attention taken to reduce reverberant noises would result in
a better structure. The most important and essential
recommendation is the reorientation of the building (See his
#1 recommended measure). Big Wheel Rossi has publicly stated
that they do not ~ish to make this change. I will wish to
discuss this important issue with you next week.
Lastly it is important to point out that you are being asked
to approve or disapprove this project on its compliance with
ordinances, its feasibili t,y, its archi tectttral design, and
its "fit" with the neighborhood. The City of Hopkins is
presently the land owner and a willing seller looking for an
interested buyer. The sale of the property can not take"on
more importance than the decision to create a good living
environment for adjacent residents. If the building of this
facility will potentially decrease the quality of life for
the Knollwood Towers East residents, t,heCity has in good
conscience no choice but to deny the Big Wheel Rossi request
to build.
Thank you. for taking the time to read my rather lengthy _
comments. I look forward to presenting my views further on';.
November 16th and answer any questions you may have at that
time.
Re~pectfully submitted,
V0 ~ ~./S:::v~
Woody Ginkel, General Partner
KNOLLWOOD' TOWERS EAST
.
. devid br~ b BSBocietes. incorporated
~'
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. Suchtreat-
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 is 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-
trolled 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 -2-\ 1S~
David Braslau
. President
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