CR 98-106 Conditional Use Permit- SupervaluJuly 1, 1998
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 98 -40, approving a
conditional use permit to construct a 489410 square -foot building on the former Hennepin
County site.
At the Zoning and Planning meeting, Mr. Engel moved and Ms. Boen seconded a motion to
approve Resolution RZ98 -11 recommending approval of a conditional use permit to
construct a 489,410 square -foot building on the former Hennepin County site. The motion
carried on a 5 -1 vote. Mr. Schumacher voting nay.
Overview.
The applicant, SuperValu, is proposing to redevelop the Hennepin County Public Works site
at 320 Washington Avenue South. Since the last concept review, SuperValu has scaled the
project down. The development is now proposed to be a 489,410 square -foot building that
will be used as distribution center.
The proposed development is situated on a 46.052 acre site. The proposed building will be
used as a warehouse, office area on the northeast side and maintenance facility. The building
will have 111 dock doors. The site plan indicated parking for 395 cars and 271 trailers.
The applicant has also applied for a height variance from 35 feet to 47.5 feet.
Primary Issues to Consider.
Nanc
Planner
•
0 P K X t�
CONDITIONAL USE PERMIT - SUPERVALU
Supporting Documents.
• Analysis of issues
• Site plans
• Memo from Benshoof and Associates
• Memo from Paul Page
Fencing details
Resolution 98 -40
Council Report 98 -106
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
What are the specifics of the development?
What were the results of the traffic study for this development?
What environmental review is required?
What streets will be vacated and constructed?
What was the discussion at the Zoning and Planning meeting?
CR98 -106
Page 2
Primary Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is I -1, Industrial. The Comprehensive Plan has designated the site
as Business Park and medium density residential. The Comprehensive Plan is before the
City Council at tonight's meeting for approval to reflect an Industrial designation. The
proposed use will comply with the Industrial zoning designation.
• What are the specifics of the site plan?
Landscaping
The site is required to have 489 trees of the required size, which in this case is not realistic.
The ordinance states the following:
Since the 489 trees is not realistic, the other ratio of one tree per 50 lineal feet of site
perimeter requires the site to have 94 trees of the required size.
The landscaping plan shows 130 trees of the correct size. These trees are a variety of
Honeylocust, Maple, Aspen and Willow, Ash Linden Hackberry, and Oak.
The landscaping plan also indicates 85 small deciduous trees, 90 coniferous trees, 80
deciduous shrubs, and 129 coniferous shrubs.
The total plantings on the site is 514 trees and shrubs.
The plan also indicates 23 plantings on the south side of Fifth Street. Moving Fifth Street to
the north allows an area for these plantings. The City will have to approve the placement of
these plantings.
Screening
one tree per 1000 square feet of gross building floor area or
one tree per 50 lineal feet of site perimeter
whichever is the greater of the above
The south side of the site will have a berm and a screen wall to separate the residential area
from the subject site. The fence will be constructed of wood 1" x 6" boards with 4" x 8" or
6" x 8" posts. The screen will wrap around the site on the east side to screen the trailer area
from the east side. The fence will also wrap around the west side approximately 100 feet on
the west side for screening. The profiles indicate that only the top of the building will be
visible from the residential area to the south. The maximum height of the fence is
approximately 14 feet. The height of the fence does vary.
CR98 -106
Page 3
The applicant has revised the berm on the north side of the site and raising it to a minimum
of eight feet.
Public Works
There will be three ponding areas on the site: one on the northeast corner, a second on the
southeast corner and a third on the entire west side. The Nine Mile Watershed District will
have to approve the drainage plan.
The Public Works department has reviewed the proposed site plan and made the following
comments:
At the west exit from the site onto Third Street South, they recommend a "Pork Chop"
traffic delineator to assure that right turn vehicles from the site clearly do just that. The
site plan has been amended to add the "Pork Chop."
• Truck parking for 40 vehicles is called for. Only 32 spaces could be counted. They are
still very concerned that 40 spaces are adequate. We simply cannot have City street tied
up with 18- wheeler parking. (The site plan has been revised and details 36 spaces.) A
condition has been added that SuperValu is not allowed to park trucks on the street and if
the truck parking is not adequate, SuperValu has to provide additional truck parking.
The proposed west frontage road is to be designated Second Avenue South.
The road crossing location for the 10 -foot trail at the intersection of Fifth Street
South/Second Avenue South should be moved southeastwardly. The City may need to
acquire an easement from the property owner south of pond "B."
The City will require a complete mill and overlay project of Third Street South from T.H.
169 to west of Fifth Avenue South once the site work is completed.
This preliminary review is not complete without a separate review of ponding and
drainage issues. RCM Associates is preparing that review. RCM has reviewed the
preliminary drainage plan and concluded the plan to be in general conformance with the
Storm Water Management Plan and needs of the City of Hopkins.
Fire Marshal
The Fire Marshal has reviewed the plans and found them acceptable
Parking
The site plan indicates parking for 271 trailers and 395 cars. The parking area for the cars
will be on the east side of the site. The employee parking lot is landscaped on the exterior
and the interior. The office space is required to have 79 parking spaces.
Trash
The trash area on the site will be on the southeast side of the site. The Commission was
concerned about this location because of the possibility of noise. SuperValu will look into
moving the trash area.
CR98 -106
Page 4
Sidewalk
There is a proposed ten -foot asphalt sidewalk on the south side of Fifth Street and also a ten -
foot asphalt sidewalk on the east side of the new west frontage road. At the recent
neighborhood meeting with Park Valley residents expressed a desire to have a sidewalk on
Sixth Avenue. In discussing this request with the Public Works department, they are
reluctant to construct a sidewalk on Sixth Avenue because of the potential expansion of
SuerValu to the west. They are looking into providing a safe way to get pedestrians to the
11 Avenue sidewalk. If the expansion of the building does not occur in the future, there
would be the opportunity to construct a sidewalk on Sixth Avenue.
Access
Truck access to the site will be via Third Street South. Trucks will enter on the east access
point. Trucks will be able to leave the site either from the east access on Third or the west
access on Third. The west access point on Third Street is an exit only. Access to the parking
area will be from the new west frontage road on the east side of the site. The new frontage
road will be connected to Fifth Street and Second Avenue.
Exterior
The exterior of the warehouse building will be constructed of an insulated precast concrete
panel with a textured finish. The building will be an earth tone light buff color. The
overhead dock areas will have a canopy over the doors. The office area will have an exterior
of corduroy concrete masonry unit and rock face concrete masonry unit. Over the windows
in the office area there will be soldier course concrete masonry unit for an accent and glazed
accent tile above the windows. There will also be a metal canopy over the entrance to the
office.
On the east side of the building the applicant will be adding another accent band to the
building.
Lighting
The staff has discussed with the applicant the use of lighting to accent the east side of the
building. The applicant is receptive to this idea and, by the meeting night, hopefully will
have a lighting plan for the Commission to review. As a lighting plan has not yet been
submitted to staff, the resolution details that an acceptable plan must be provided to staff as a
condition of approval.
A light plan was submitted for the site that details where the lights would be located. The
Commission asked for a more detailed plan indicating the type of lights, height, photo .
metrics and type of lighting. A condition has been added resolution regarding the site
lighting.
CR98 -106
Page 5
Setbacks
I -1 Proposed
Front 20 feet 355 feet
North side yard 20 feet 392 feet
South side yard 40 feet 190 feet
Rear 20 feet 335 feet
Surrounding uses
The site is surrounded by residential to the south, industrial uses to the north and west and
Highway 169 to the east.
Strategic Plan
The following are the goal and action step regarding the Hennepin County site in the
Strategic Plan:
Goal - Foster the development /redevelopment of property along County Road 3, including
consideration for a business park and /or other major uses.
Action step — Continue to work with Hennepin County on redevelopment of the 42 -acre
Hennepin County Public Works site. Interview and select a developer to begin undertaking a
process to redevelop the site as soon as it is made available.
• What were the results of the traffic study for this development?
In conjunction with the redevelopment of the Hennepin County site, a traffic study was
completed. Benshoof and Associates completed the study. The traffic study was approved
by the City Council on February 3, 1998. Attached is a memo from Benshoof and
Associates, Inc., regarding the traffic plan as detailed in the proposed plans.
What environmental review is required?
An Environmental Assessment Worksheet (EAW) is required. The EAW has been
completed and the City Council, at their May 5 meeting, passed a resolution declaring
a "Negative Declaration," and that an EIS is not required.
Do the proposed plans follow the design guidelines?
Attached are the design guidelines for the development. Paul Page, of Hoisington Koegler,
reviewed the proposed plans, and attached is the memo. Since this memo was completed,
Mr. Page, the applicants and staff met and resolved the concerns in the memo.
CR98 -106
Page 6
What streets will be vacated and constructed?
With the project as proposed now, no streets will be vacated.
The following roadways will be constructed:
In addition to the above roadway being constructed, Fifth Street will be reconstructed and
moved to the north approximately ten feet. This will allow a berm on the south side of Fifth
Street along with a new ten -foot asphalt sidewalk and an area for landscaping.
The development agreement which has been negotiated between the HRA and the developer
would require all roads to be constructed to City standards and paid for by SuperValu.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development with the Commission. Deb Carlson and
Sher Azizi, representing SuperValu, appeared before the Commission. The Commission
discussed the height variance requested. Don Roesner of 618 West Park Valley Drive
appeared before the Commission. Mr. Roesner asked why the building was moved closer to
Park Valley. Gail Navratil of 633 Fifth Avenue South appeared before the Commission. Ms.
Navratil stated that she was disappointed that the height of the building was not specifically
discussed at the neighborhood meeting. The Commission had a discussion on the height of
the building. The Commission also discussed the lighting and fencing on the site.
Alternatives.
• Just west of Highway 169 south from Excelsior Boulevard to Second Avenue
South. This road, once completed, would be turned over to the City and
maintained as a public street.
• Extension of Milwaukee, west of Highway 169.
1. Approve the conditional use permit. By approving the conditional use permit, the
applicant will be able to construct the building as proposed.
2. Deny the conditional use permit. By denying the conditional use permit, the applicant
will not be able to construct the building as proposed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 98 -40
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO
CONSTRUCT A WAREHOUSE BUILDING
WHEREAS, an application for Conditional Use Permit CUP98 -5 has been made by SuperValu;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by SuperValu on June
5, 1998;
That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on June 30, 1998: all persons present were given an opportunity to be
heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Block 25 to 29 inclusive and Blocks 43 and 47 inclusive including adjacent
vacated street and alley except roads and State Highway 169, West Minneapolis.
That part of NE 1/4 of NE 1/4 lying south of west Minneapolis and west of State
Highway 169 except street.
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP98 -5 is hereby approved based on the following Findings of Fact:
1. That the proposed building meets the requirements for a conditional use permit.
2. That the proposed use is permitted in the I -1 zoning district.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP98 -5 is hereby
approved based on the following conditions:
1. That Nine Mile Creek Watershed District approves the grading plan.
2. That the height variance is granted.
3. That a lighting plan is submitted and it is approved by City staff for the east side
of the building.
4. That the applicant enter into a development agreement which includes a
requirement that it pay the costs of construction of all necessary roadways,
pedestrian ways and off -site landscaping to facilitate the project.
5. That the road crossing location for the 10 -foot trail at the intersection of Fifth
Street South/Second Avenue South is moved southeastwardly as approved by
staff.
ATTEST:
That the Third Street South improvements include not only addition of an
auxiliary lane for truck circulation but also a minimum six inch asphalt mill and
overlay across the entire existing Third Street South from just west of Fifth
Avenue to Washington Avenue.
That a lighting plan is submitted and approved by staff for the site showing the
design of the light fixtures, height, type of lights, and photo metrics for the site.
That a grading plan is submitted that indicates the average grade on the current
site compared to how the site will be graded with the new development.
9. That a final plan for the south fence and berm is submitted and approved by staff.
10. That City staff approves the final design of Fifth Street.
11. That the Second Avenue South/Fifth Street South intersection be constructed
substantially as per Figure 3 of June 12, 1998 Benshoof and Associates memo.
12. That if the number of over - the -road parking spaces is inadequate, SuperValu must
provide an additional over - the -road truck parking area on -site. On- street parking
for over - the -road trucks or SuperValu trucks will not be permitted.
13. That only trucks which will exit the site at the Third Street/Fifth Avenue driveway
are over the road trucks circulating back to the east driveway and shuttle trucks
leaving the new warehouse for either the perishables building or the 101 Jefferson
facility. A gate will be installed between the warehouse and the over the road
truck staging area to control use of this driveway. The gate will only be opened
for shuttle trucks leaving the warehouse.
Adopted this 7th day of July, 1998.
Terry Obermaier, City Clerk
Charles D. Redepenning, Mayor
JUN 1d - 1yyU 12;,54 BLNSHUUF H55UL.
BENSHOOF ill!? & ASSOCiATES INC.
TRANSPORTATION ENGINEERS AND PLANNERS
7301 OHMS LANE, SUITE 500 / EDINA, MN 55439 / (612) 832 -9858 / FAX (612) 832-9564
TO: Nancy Anderson, Ct of Hopkins
FROM James A. Bensho f and Peter A. Hultgren
RE Evaluation of Truck Circulation and Roadway Plan for the Current
Supervalu Site Plan
June 12, 1998
MEMORANDUM
PURPOSE
612 U.52 J5 b4 f . b2 /WY
REFER TO FILE: -61
This memorandum is an outcome of the June 5 meeting with City and Supervalu staff. At
that meeting, Tim Benshoof presented our latest findings concerning truck circulation and
th proposed design of the 3rd Street/5th Avenue intersection in connection with the
proposed Supervalu site plan. Since that meeting, we have received the latest site plan
prepared by Westwood Professional Services. The purpose of this memorandum is to
summarize the items Jim highlighted at the meeting and to offer comments regarding the
latest Westwood site plan, which is shown in Figure 1.
TRUCK CIRCULATION
At the June 5 meeting, Jim presented the expected Supervalu truck activity and the truck
circulation pattern as it has been explained to us by Supervalu. This expected truck
activity was used to develop turn movement forecasts for the a.m, and p.m, peak hours at
the 3rd Street/5th Avenue intersection. Over the road trucks will enter Supervalu at the
east driveway on 3rd Street, park in the staging area, and leave the staging area when
radioed by the guard. These trucks will leave the staging area by way of the west
driveway on 3rd Street. This proposed driveway will form the south leg of the 3rd
Street/5th Avenue intersection. These trucks will return to the east gate on 3rd Street by
way of an exclusive auxiliary lane. At the east gate, the guard will direct them to the
appropriate warehouse dock. The number of over the road trucks is estimated to be 64
each day. In addition to these trucks, there will also be shuttle trucks and Supervalu
delivery trucks. Supervalu estimates there will be 21 shuttle trucks operating each way
between the warehouse and the perishables building and 5 shuttle trucks operating each
JUN -12 --1998 12:34 BENSHOOF & ASSOC.
612 832 9564 P.03/07
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Ms. Nancy Anderson
BENSHOOF & ASSOC. 612 832 9564 P.04/07
3rd STREET /5th AVENUE INTERSECTION DESIGN
-3- June 12, 1998
way between the warehouse and the 101 Jefferson site. No estimate was provided to us
regarding the number of trucks leaving the new warehouse to deliver products to grocery
stores, but this truck activity will be mostly confined to the hours of 6 p.m. to 6 a.m.,
which is outside of the peak traffic hours of interest in our study.
The truck activity is expected to be heavier during the a.m. peak hour than during the p.m.
peak hour. Using standard traffic engineering software, we evaluated the expected
operations of this intersection and found that it will operate at level of service (LOS) B or
better in the a.m. peak hour and LOS C or better in the p.m. peak hour. From a level of
service point of view, this intersection will operate adequately in 2000 with the expected
increase in truck activity.
At the June 5 meeting, Jim pointed out that the 3rd Street/5th Avenue intersection
currently has 9 conflict points in its present three -leg operation. Adding the proposed exit
only leg at this intersection will increase the number of conflict points to 15. It is
important that this intersection offer a high level of service and safety since 3rd Street and
5th Avenue are collector streets which provide an alternative (and relief) to 11th Avenue.
As mentioned earlier, from a level of service point of view this intersection will operate
adequately in 2000 with the proposed exit only leg. The design of this fourth leg is critical
to the operational safety of the intersection. Jim presented two design alternatives for this
fourth leg, either as a single lane, right turn only driveway or as a two lane driveway with
left turn, through, and right turn travel permitted.
The latest site plan prepared by Westwood shows two outbound driveway lanes, one lane
for right turns into the eastbound auxiliary lane on 3rd Street and one lane for left turns
west on 3rd Street or through movements north on 5th Avenue. As presently shown in
Westwood's site plan, the shared through/left turn lane on the driveway does not align
with the northbound departure lane on 5th Avenue. It appears to be aligned east of the
north leg. We strongly recommend that this design be modified so that the shared
through/left turn outbound lane is aligned directly opposite the northbound departure lane
on 5th Avenue. We refer to the concept drawing Jim presented at the June 5 meeting as a
guide for this design modification. Figure 2 shows the layout for the intersection as
currently proposed by Westwood. The curb lines and the driveway lane line we suggest
are shown imposed on this drawing with the dashed lines.
This driveway will not be used as an exit for outbound trucks leaving the new warehouse
to deliver products to grocery stores, nor will it be used by over the road trucks departing
the new warehouse after unloading. These outbound trucks will use the driveway to the
east. The only trucks which will exit the site at the 3rd Street/5th Avenue driveway are
over the road trucks circulating back to the east driveway and shuttle trucks leaving the
new warehouse for either the perishables building or the 101 Jefferson facility. A gate will
JUN - 1— 1JJb 12 ;.Sb
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* NOTE: A GATE WILL BE INSTALLED HERE
WHICH WILL ONLY BE OPENED FOR
OUTBOUND SHUTTLE TRUCKS.
OTHER TRUCKS TO AND FROM TH
NEW WAREHOUSE WILL USE THE
DRIVEWAY TO THE EAST.
CITY OF HOPKINS
BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS ANOPUNNER8
EVALUATION OF
TRUCK CIRCULATION
AND ROADWAY PLAN
FOR
CURRENT SUPERVALU
SITE PLAN
FIGURE 2
3RD STREETISTH AVENUE
INTERSECTION LAYOUT
JUN
Ms. Nancy Anderson
CONCLUSION
btNbHUUI- H55UL . b12 8 .52 '5b4 H.06/07
be installed between the warehouse and the over the road truck staging area to control use of
this driveway. The gate will only be opened for shuttle trucks leaving the warehouse.
2nd AVENUE/WEST FRONTAGE ROAD INTERSECTION
-5- June 12, 1998
With construction of the west frontage road, a new intersection with either 5th Street or 2nd
Avenue will need to be constructed near the southeast corner of the Supervalu site. In our
initial traffic study of December 1997, this intersection was originally envisioned as a right
angle "T "- intersection, with 2nd Avenue forming the south leg and 5th Street forming the
east and west legs. East of this intersection 5th Street curved northward to align with the
south end of the new west frontage road.
Westwood's site plan shows the south end of the west frontage road intersecting the middle
of the curve that connects 2nd Avenue to the south with 5th Street to the west. This
arrangement is necessary because of the constraints of available right -of -way. To implement
the right angle "T "- intersection as originally envisioned would require property acquisition.
The design proposed in the current site plan offers a solution to the right -of -way constraints,
but has traffic engineering limitations. The weakness is that the design encourages motorists
traveling eastbound on 5th Street who want to head north on the west frontage road to turn
left rapidly by cutting across the opposing 2nd Avenue traffic lane and the west frontage road
approach lane so that they can continue eastward without slowing down.
Figure 3 shows the layout we propose for this intersection. This layout more closely matches
the "T "- intersection originally envisioned at this location. A stop sign would control the
northbound traffic on 2nd Avenue. Traffic on 5th Street would have the right -of -way.
The current width of 2nd Avenue is extraordinarily wide for a two lane road with average
daily traffic (ADT) of less than 10,000 vehicles per day (vpd). It is about 56 feet wide. The
ADT recorded in 1997 was 4,450 vpd. A standard two lane cross section measuring 26 feet
between curb faces is sufficient for this level of traffic. We propose using this standard street
width of 26 feet on the approach to 5th Street. By using some of the available right -of -way
on the west side of 2nd Avenue near Buffer Park, 2nd Avenue can be aligned to intersect 5th
Street at approximately 75 degrees and flare southward• to match the existing cross section.
Standard traffic lanes 12 feet wide can be striped on the wider pavement area leaving parking
lanes on each shoulder approximately 16 feet wide. A taper rate of 10:1 can be used on the
curve to introduce the parking lanes and the transition in cross section width.
If the plans for the Supervalu site are modified at the 3rd Street/5th Avenue and 5th
Street/2nd Avenue intersections as we have suggested, we are confident that safe and
efficient traffic flow will be maintained around the Supervalu development site.
JUN - 12 - 1 yJI
BENSHOOF & ASSOC.
612 832 9564 P.07/07
CITY OF HOPKINS
BENSHOOF & ASSOCIATES, INC.
TAUNSPORTATIONENGINEERBANDKANNENB
EVALUATION OF
TRUCK CIRCULATION
AND ROADWAY PLAN
FOR
CURRENT SUPERVALU
SITE PLAN
FIGURE 3
RECOMMENDED
LAYOUT FOR
5TH STREET/2ND AVENUE
INTERSECTION
TOTAL P.07
Creative Solutions for Land Planning and Design
MEMORANDUM
Date: June 18, 1998
To: Nancy Anderson
City Planner
City of Hopkins, Minnesota
From: Paul Paige
Landscape Architect
Hoisington Koegler Group Inc.
Re: Hopkins /Supervalu Design Framework
Review of mid -June Planmark Submittal
Overall reaction:
The elevations as revised appear to be essentially the same as the last submittal. The drawings are hard to
interpret at the scale submitted, however it appears that there has been no attempt to integrate an accent
pattern into the warehouse portion of the project as referenced in the May 18, 98 review letter.
There is still a lack of information regarding any wall mounted lighting.
3.0 Screen Wall
The screen wall appears to have not yet been extended to the north along the east side of 6th Avenue. This
is required to eliminate views from 5th Street into the docking area along the south side of the warehouse.
The plan view of the screen fence detail as submitted meets the intent of the framework plan by being
staggered, however, we will need to see elevations of the wall before determining if the height and pattern
of materials meets the intent.
4.0 Heavy Screening
The areas designated for heavy screening in the Design Framework should be planted more intensely with
evergreen trees to provide for a stronger initial screen of the parked trailers .and the loading docks.
Other Issues
Grading: More information is required to determine if berming shown along the S. 3rd St. frontage is
adequete.
Sincerely,
Paul Paige, RLA
Hoisington Koegler Group Inc.
123 North Third Street, Suite 100, Minneapolis, MN 55401 -1659
Ph (612) 338 -0800 Fx (612) 338 -6838
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