CR 98-159 Conditional Use Permit- Stiele & BakkenSeptember 30, 1998
Proposed Action.
Staff recommends the following motion. Move to adopt Resolution 98 -67, approving of a
conditional use permit to construct a bank and an office /warehouse.
At the Zoning and Planning meeting, Mr. Brausen moved and Mr. Gleeson seconded a
motion to approve Resolution RZ98 -17, recommending a conditional use permit to construct
a bank and an office /warehouse. The motion was approved unanimously.
Overview.
The applicant, The Beard Group, Inc., is proposing to construct a two -story bank and a one -
story office- warehouse on the vacant lot west of 10889 Excelsior Boulevard, Hopkins Auto
Body. The site is approximately 4.99 acres.
The development as proposed consists of the following three buildings:
The office- warehouse buildings are proposed to be used for small businesses and will be
located on the rear of the site. The typical bay for the warehouse will be 1,650 and 3,300
square feet. It is proposed that the office /warehouse buildings will be 15 percent office and
85 percent warehouse. The bank will have a drive- through on the west side of the building.
The applicant has also applied for a waiver of plat to adjust the lot lines to comply with the
required setbacks.
Primary Issues to Consider.
• What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
• What are the specifics of the development?
What were the recommendations of the traffic study?
What is the timing for the proposed development?
• What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
• Analysis of issues
• Site plans
• Traffic report
• Resolution 98 -67
AIWA Ma
Nancy
Planner
•
Anderson, AICP
P K
CONDITIONAL USE PERMIT — STIELE AND BALK EN
A 10,000 square -foot bank with a drive - through
A 47,634 square -foot office- warehouse building
A 16,564 square -foot office - warehouse building
Council Report 98 -159
CR98 -159
Page 2
Primary Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject site is zoned I -1 Industrial. The Comprehensive Plan has designated the site as
Industrial. The proposed uses comply with both documents.
What are the specifics of the development?
Landscaping
The site is required to have 49 trees. The landscaping plan details 43 plantings of the correct
size. There are also several existing plantings along Excelsior Boulevard, which will meet
the required number of plantings. In addition to the required plantings, there are additional
shrubs planted throughout the site to provide landscaping throughout the site. The landscape
plan indicates that the Excelsior Boulevard area will be heavily landscaped.
Exterior
Drainage
Parking
Loading Docks
The exterior of the bank will be a brick and colored rockface concrete block veneer masonry
base, articulated E.I.F. S. over metal framing, and colored accent detail panels. The office
warehouse buildings will be integrally- colored, rock -face concrete block with colored
structural brick accents.
There will be ponding areas on the south side of the site. Nine -Mile Watershed District and
the MPCA will have to approve the proposed development.
The site plan details 144 parking spaces. The parking for the site is based on 56,000 square
feet of warehouse. The site is required to have 110 parking spaces. The site has extra
parking for additional office space if needed.
The preliminary plan shows two loading docks on the south side of the large office -
warehouse building. The site is required to have two loading docks. The site also has a
loading zone area on the south side of the westerly office /warehouse building.
CR98 -159
Page 3
Access
Access to the site will be from the existing access on Excelsior Boulevard. A traffic study
was completed to examine the impacts of the proposed development. The traffic study is
discussed later in this report.
Trash
Three trash areas have been identified on the site plan. The trash area for the office -
warehouse building is located on the south side of the site. The trash area for the auto body
building is located on the south side of the auto body building. The trash area for the bank
building is located on the west side of the site, behind the bank building.
The three trash areas are screened as required by ordinance.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Sidewalk
A sidewalk will be constructed along Excelsior Boulevard with the reconstruction.
Setbacks
The following are the required and proposed setbacks:
I - 1 Proposed
Front 75 feet 75 feet
East side -yard 20 feet 20 feet
West side -yard 20 feet 60 feet
Rear 20 feet 80 feet
Surrounding uses
The site is surrounded by NAPCO to the west, Central Park to the north, Nine -Mile Creek to
the east and the bike trail to the south.
What were the recommendations of the traffic study?
Benshoof and Associates, Inc., did a traffic study to examine the impacts of the proposed
development on the access. The following were the recommendations:
Add island to provide two . outbound lanes and provide one inbound lane 18 feet wide.
Increase depth of driveway throat and narrow entry lane to drive -in tellers -- provide
angle parking and lane striping.
Narrow exit lane with curbing.
CR98 -159
Page 4
• Locate parking next to buildings and keep main drive aisle unrestricted. (This has been
changed in the most recent site plans.)
The recommendations detailed in the study were internal and staff concurs with all of the
recommendations and would add the recommendations as a condition on the conditional use
permit.
What is the timing for the proposed development?
The applicant would like to start the site work this coming winter and start construction next
spring.
• What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development with the Commission. Bill Beard and
Paul Gamst, representing the applicants, appeared before the Commission. Mr. Beard
reviewed the site plan with the Commission. Mr. Blair asked if the access could be a right -
in /right -out. Mr. Beard stated that they needed a full access. Mr. Stadler stated that they are
looking at putting in a right turn lane into the site. No one appeared at the public hearing
regarding this item.
Alternatives.
1. Approve the conditional use permit to construct a bank and office /warehouses. By
approving the conditional use permit the applicant will be able to construct the
development as proposed.
2. Deny the conditional use permit to construct a bank and office /warehouses. By denying
the conditional use permit to construct the development as proposed, the applicant will
not be able to construct the development. If the Planning Commission 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.
PROJECT DESCRIPTION:
HOPKINS BUSINESS CENTER
The redevelopment of a portion of what is now the Hopkins Auto Body Site and Matt's
Towing lot in Hopkins Minnesota. The Property is currently being used as parking for
Hopkins Auto Body and as vehicle storage for Matt's Towing Service. Prior to its current
uses the Property was owned by Napa Auto. Prior to ownership by Napa Auto the
property was utilized as the location of the Hopkins garbage burner.
The redevelopment activity will include the development of three (3) buildings on the 4.4
acre ( + / -) portion of the property depicted on Exhibit "3" as Lot 1 and approximately the
southerly most eighty five (85) feet of Lot 2 The three (3) proposed buildings are
contemplated to be: a 10,000 square foot bank w /drive through to be occupied by
Citizens Independent Bank and two (2) spec. office - warehouse incubator buildings with a
possible second floor of climate controlled Mini Storage each floor will comprise
approximately 66,000 square feet.
Lot 2 which is occupied by Hopkins Auto Body will be incorporated into the development
for City land use considerations but will remain an independent parcel with different
ownership. It is contemplated however that the southerly most eighty five (85) feet shall
be utilized by the new development activity and that all structures will share common
drives, access to County Road 3, parking, and storm ponds, if required.
Location
HOPKINS BUSINF,SS CENTER
General Background
The redevelopment el c `t to be known as The k n
r r V V f Vt r /t t lLi Fi �7[t.e is 40 !JC �� Fl,�l�Il ! as : ��+, Hopkins
Business Center ("HBC") is Lot 1 and 2, Blockl, Stiele
Addition. Hopkins Auto Body, Enterprise Car Rental and
Venturian Software occupy Lot 2. Lot 1 is a parking lot for
Hopkins Auto Body and vehicle storage for Marty's Towing
Service.
The HBC is a mixed -use development containing four multi
tenant buildings. Three buildings will be constructed on Lot 1
(" the Redevelopment Property") which is approximately 4.4
acres. The fourth building will remain as Hopkins Auto Body
and Enterprise Car Rental and wilt be incorporated into the
development by the use of common drives, landscaping,
signage and amenities.
History of Site: Immediately prior to its current use, Napco Auto owned the
property and it remained vacant land for parking. Before
Napco the location was the site of the Hopkins garbage
burner. Portions of the Redevelopment Property were used
during the 1950s for municipal solid waste disposal and
burning activities.
Ownership: Stiele- Bakken Investment Company will own The Hopkins
Business Center. The principals are Ed Stiele and Brad
Bakken.
Precent n g: The property is zoned = ndust"ai (.1 -1)
cent Land. Uses: The site is bordered to the north by County Road 3: to
the south by the proposed Eight rail access corridor; on the
east by Nine Mile Creek; and to the west by Napco
Industries / Venturian Corporation.
Adjacent land uses are as follows:
East
North City Park (across Excelsior Boulevard)
2
Justus Lumber and
Nine Mile Creek
Mapco
industriesNenturian
Corporation
Soot
Con ept Plan.
Summary of Site Development:
Proposed light rail
access corridor
On the Redevelopment Property three proposed new
buildings are contemplated.
Building 1- . Approximately 10,000 square foot office building
anchored by Citizens Bank. The bank MI have
drive - through capability.
Building 2 - A specialty office warehouse building of
approximately 42,000 square feet.
Building 3 - A specialty office warehouse building of
approximately 17,000 square feet.
The fourth building will remain as is and continue to house
Hopkins Auto Body and National Car Rental.
The NBC's attractive campus setting provides an ideal
framework to support a small business environment.
All structures will have shared access, parking, common
drives, amenities and an integrated building style with the
exception of the existing facilities which 'mill be integrated
into the development by a new /revised landscape plan.
Market Position:
Citizens Bank will be HBC's flagship building and occupies
the dominant position with its close proximity to Excelsior
Boulevard. This high profile 10,000 square foot building and
drive - through is flanked to the south by the 2 specialty
office /warehouse buildings.
The HBC's Specialty Office Warehouse Buildings focus on a
currently under- served segment of the market, small
businesses that occupy office / warehouse space below
3,000 square feet.
The Specialty Office Warehouse Buildings will have small
bays of 1,650 and 3,300 square feet. The Tenants likely
would be from the following profiles:
• Small business
• Satellite location for a larger company
• Early stage emerging growth company
The building design has state of the art infrastructure usually
reserved for larger national companies, allowing tenants
access to sophisticated communication and data systems.
,Cry. Ik Mt LR
dpt n- of Matenals
Specialty Office/Warehouse Buildings
Integrally colored, rock face concrete block with structural brick base forms and highlights.
Colored common block upper walls with accent details. Pre - finished metal coping.
4
Bank /Office Building: Brick veneer base, articulated E.I.F.S. over metal
framing, colored accent detail panels. Parapet walls to
have color anodized framed openings as partial equipment
screening.
HBC Campus:
Seasonal Landscaping will provide year round color and
interest to HBC's campus presenting an attractive work
environment for both employees and customers.
Landscaping is concentrated at the main entrance and
along the common drives.
Main Entrance
Common Drives
Significant plantings provide four areas of interest along the main drives. The appearance of
these focal points changes with the season and coordinate with the plantings at the HEW
entrance.
5
The Northern edge
of the campus fronts
Excelsior Boulevard
and a new
walking/biking trail.
The perennials,
evergreens and
shrubs provide a
friendly introduction
for those passing.
The subsurface conditions, resulting from the municipal solid waste disposal and
burning operation, have impacted the Redevelopment Property in two ways:
" Based on the results of this investigation, it is the professional
opinion of Braun Intertec that further remedial investigation or
remediation of the site is not necessary . The subsurface soils
possess a level of contamination that. exceeds the MPCA
guideline. In its report, Braun Intertec, Phase II Environmental
Subsurface Investigation, it is recommended that the soils stay
in place with minimal disturbance.
2. Standard landfill management practices were employed on the
Redevelopment Property. This layering of solid waste and
unengineered fill (poor quality) created a subsurface condition
that prohibits the soil from supporting a standard building
foundation.
Environmental Engineering Recommendation:
It is recommended that there be limited excavation of the Redevelopment Site
and, due to the unstable fill conditions, a foundation of pilings with a structural
slab must be used.
City n
ce
The HBC is planning to approach the City to request assistance in mitigating the
cost of pilings and a structural stab verses standard footings and slab on grade
construction.
0
40
Scale in Feet
on as shown.
909.88 (NGVD 1929)
80
120
2. Block 1, STIELE ADDITION, Hennepin County
TES:
Denotes iron monument.
shown are based on the north line of Block 1,
IOR10N having on assumed bearing of East.
lock 1. STIELE ADDITION: 341,838 sq. ft. or 7.8475 acres
arty is in Flood Zone A10 and B per Community -
o1ber 270166 0002 B, Effective Date fipy 5. 1981.
tote One Call Ticket Number 33562 did not generate
res*onse.
sic doto for Lot 2 was collected on 3 FEB 1998.
4 time re- construction of County State Aid Highway
1 hos begun. We hove made no attempt to update
split details along the highway since they ore
dafy. Topographic data for Lot 1 was collected on
198.
otow.ng abbreviation denotes estimated diameter
three feet above ground level. The second
1 any) denotes the number of trunks at th
1 denotes a dead tree.)
9iowng shrubs denotes its diameter in feet
tes deciduous tree.
tes coniferous tree.
tes Ash
tes Arbor Vitae
tes Balsam Fir
tes Basswood
tes arch
tes Box Elder
tes Butternut
tes Busts
tes Catolpo
les Cedar
tes Cherry
tes Cottonwood
tes Dogwood
tes Elm
tes Fruit
tes Ctntjko
tes Hoa.berry
es Horse Chestnut
es Ironwood
es Juniper
zs Kentucky Coffee
es Liloc
'es Locust
es Maple
les Mug* Pne
tes Ook
(es Pine
e5 Poyor
es 12ussion Oive
es Saver beO8Ie
es Son+ce
es Tree Deciduous
es Tree Evergreen
es 6H01.6
es MAN,
CD Denotes Wink_
Denotes tree line.
Example:
Q 6E11.2
SCHOELL do MADSON, INC.
es • SURVEYORS * PLANNERS
SOL TESTING a ENVIRONMENTAL SERVICES
10580 tlr►YLirA BOULEVARD, SURE 1
MN 55305
(612) 548-7601 FAX: 548 -9085
wwsehowernoeson.com
BOOK: 554L
PAGE: 48
(90.72)
Ciiiz ns
INCEPecea 4414
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Hopkins
109 Excelsior Blvd.
Hopkins, MN 55343
kr
Steele 81111 Bakken
I wetdment Co, LLC
Ed $bele
Hopkins Aldo Body
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Wu, W 55343
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10 Eleventh Ave. So.
Hoptdtts. MN 55343
(612) 930-0633
tax 930 -0631
CERTIF ICATION
11ERE61' ctR'7Y THAT THIS
SllftuEY HAS &AWARE) mom
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TOPOGRAPHIC
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S.M.I. PROJECT NO. 60478 -013
EROSION CONTROL
1. INSTILL ROCK ENTRANCE
SILT FENCE PRIOR TO GRAM!,
CONSTRUCTION AT LOCATIONS
DRFCTED BY OWNER.
2. INSTALL HAY BALES AROUND
MYEDIATELY AFTER INSTALLFi
HAY BALES UNTIL PARKING
3. SWEEP ANO CLEAN ADJACENT;Y
ACCORDANCE WMH CRY OF 14!
PERMITTING REQUIREMENTS. ,i
CONSTRUCTION
1. REFER 70 ARCHITECTS SITE P14
BUILDING AND PARKING LAYOU1
2. PLACE AND COMPACT A MINIML
AGGREGATE UNDER CURB & GI
3. REFER TO ARCHITECTS PLANS
AND REMOVAL PLANS.
4. PARKING LOT PAVEMENT SECTKI
✓ BITUMINOUS WEAR COURSE I
O CL5 AGGREGATE BASE (10(I
COMPACTED SUBGRADE (AP RO
PAVEMENT SEC ..
TO BE VERIFIED WITH S
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THIS DRAWING HAS BEEN CHECKED AND
REVIEWED THIS DAY OF
19 _
STRUCTURE
1 HEREBY CERTIFY THAT THIS PLAN. SPECIFICATION,
OR REPORT WAS PREPARED BY ME OR UNDER MY
DIRECT SUPERVISION AND THAT 1 AM A DULY
REGISTERED PROFESSIONAL ENGINEER UNDER THE
WE LAWS OF THE STATE OF MINNESOTA.
DATE_ REG. NO.
SCHOELL & II4ADSON, INC.
ENDIME RS • SURVEYORS • PLANNERS
SOL ZESTDIG • ENVIRONMENTAL SERVICES
10600 WAYZATA BOULEVARD. SUITE 1
■INNETONKA„ MN 55305
(612) 546 -7601 FAX: 548 -9065
v nv.schoellmodson.com
Citizens
IICEPRCENIBANK
and
Hopkins
Busin Center
109 Excelsior Blvd.
Hopkins, MN 55343
kr
Stele and Bakken
Investment Co, LLC
Ed Slide
ilopkke Auto Etody
IOW Excelsior Blot
Napkin, W 55343
Oriaisus mvlds,
Review A
9 -28-98
BEARD
G R O U P
• %/ %
1 N C
10 Eleventh Ave. So.
Hopkins, MN 55343
(612) 930 -0630
lax 930 -0631
GRADING,
DRAINAGE &
EROSION CONTROL
P2
RUG -10 -1998 08 :43 BENSHOOF & ASSOC. 612 832 9564 h.U2/11
BENSHOOF ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
7301 OHMS LANE, SUITE 5001 EDINA, MN 55439 / (612) 832 -9858 / FAX (612) 832 -9564
August 10, 1998
MEMORANDUM
TO: Jim Kerrigan, City of Hopkins
FROM James A. Benshoof and Peter A. Hultgren
RE: Traffic Report for Hopkins Business Center
PURPOSE
REFER TO FILE: 98 -58
The Hopkins Business Center is a proposed development on property adjacent to the
existing Hopkins Auto Body business. As shown in Figure 1, this site is located along the
south frontage of Excelsior Boulevard and west of 1 lth Avenue and Nine Mile Creek.
The purpose of this traffic report is to examine the implications this development will have
on traffic at the site driveway and Excelsior Boulevard intersection and to review the
current site plan for any potential traffic operational problems.
EXISTING CONDITIONS
A portion of the development property is currently occupied by Hopkins Auto Body and
Enterprise Rent-A-Car. 'Venturian Software, a previous tenant, recently relocated and left
the site The remainder of the development property is vacant, some of which is used for
storing vehicles. The property has a single driveway on Excelsior Boulevard. This
driveway intersects Excelsior Boulevard at a right angle to from a "T": intersection. The
driveway approach to Excelsior Boulevard is controlled by a stop sign.
Excelsior Boulevard is currently undergoing reconstruction. Prior to this reconstruction
work, Excelsior Boulevard was a four lane undivided minor arterial. During this
reconstruction period, two lanes in one direction are closed, and the remaining two lanes
are used as a single travel lane for each direction.
RUG -10 -1998 tJ8 =49
tIENSHUUF & %SUL .
b1C U.52 y5b4 1 /11
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'r
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X' M. 1 ANQIAARI( --
CITY OF HOPKINS
BENSHOOF & ASSOCIATES, INC,
TRANBPORThTION ENOINEEMAIIO PUNNERB
TRAFFIC REVIEW
FOR
HOPKINS BUSINESS
CENTER
FIGURE 1
SITE LOCATION
AUG- 10- 1998 08 :49 BENSHOOF a ASSOC. 612 832 9564 P.04/11
Mr. Jim Kerrigan -3- August 10, 1998
51'1. ACCESS AFTER RECONSTRUCTION OF EXCELSIOR BOULEVARD
The Excelsior Boulevard reconstruction will widen the roadway to a four lane divided
minor arterial. Concrete median islands will divide the westbound and eastbound traffic.
Median breaks and left turn lanes will be constructed at all driveways and intersections
along Excelsior Boulevard. This reconstruction is expected to be completed by July 1999.
At the site driveway, a westbound left turn lane will be provided on Excelsior Boulevard.
The existing driveway curb cut will be retained at the site The site plans indicate that the
current driveway width of 48 feet will also be retained.
PROPOSED DEVELOPMENT
The developer proposes construction of three new buildings on the property and the
addition of a single stall, full service car wash to Hopkins Auto Body. The three new
buildings would consist of a bank/office building and two warehouse/office buildings. The
bank/office building would have a total of 10,000 sq. ft. of floor area divided equally
between a bank and leasable office space. The bank would have three drive -in teller lanes.
The floor area of the two warehouse/office buildings (one about 17,050 sq. ft., the other
about 44,000 sq. ft.) would be divided 85 percent warehouse space and 15 percent office
space. The developer has also expressed an interest in possibly adding climate controlled
mini-storage to the second floor of each warehouse/office building. The size of this mini-
storage area would total about 61,050 sq. ft.
The existing Hopkins Auto Body and Enterprise Rent -A -Car would remain on the
development property. All land uses on the site would share the existing driveway on
Excelsior Boulevard.
TRAFFIC GENERATION
Th number of vehicle trips the new development is expected to generate during the a.m.
and p.m, peak hours was calculated using trip generation rates published by the Institute
of Transportation Engineers and rates collected locally. The expected trip generation is
shown in the table on the next page:
' Trip Generation, 6th Edition, Institute of Transportation Engineers, 1997.
,AUG -10 -1998 08 :50 BENSHOOF & ASSOC.
Mr. Tim Kerrigan
A.M. and P.M. Peak Hour Trip Generation for New Development
TRAFFIC FORECASTS
612 832 9564 H.05/11
August 10, 1998
Traffic forecasts were prepared for the a.m. and p.m. peak hours at the intersection of the
site driveway and Excelsior Boulevard. The forecasts are for 2000. The year 2000 was
selected as the forecast and analysis year because Excelsior Boulevard will be completely
reconstructed and the development will be occupied prior to 2000. The year 2000 is also
one of the forecast years examined in the traffic report our firm prepared for the Supervalu
expansion project.
The forecasts have been prepared using a three step process:
1. Determine existing traffic counts at the driveway and on Excelsior Boulevard
2. Determine the 2000 no -build traffic counts
3. Determine the 2000 build traffic counts by adding the trips generated by
development to the 2000 no -build traffic counts
Due to the current reconstruction of Excelsior Boulevard, we have estimated the existing
a.m. and p.m. peak hour traffic on Excelsior Boulevard using the existing traffic counts at
the Excelsior Boulevard and 11th Avenue intersection as reported in the Supervalu traffic
report of December 1997. These counts were collected by Hennepin County on May 30
and June 1, 1995. No adjustment was applied to these counts because the annual average
daily traffic volume on Excelsior Boulevard has been decreasing in recent years. The
existing driveway counts were recorded during the a.m. and p.m. peak hours on Thursday,
July 30, 1998.
In the 2000 no build scenario there is no change to the driveway counts. The through
volumes on Excelsior Boulevard are the only traffic counts which may change. These are
computed using the forecasts from the Supervalu traffic report.
The trips generated by the proposed development were assigned 33 percent to and from
the west on Excelsior Boulevard and 67 percent to and from the east on Excelsior
Boulevard. This trip assignment is based on the directional split of the existing driveway
counts. This traffic was added to the 2000 no- build traffic to determine the 2000 build
traffic. Because the mini- storage component of the development is an uncertain option at
A.M. Peak Hour Trips
P.M. Peak Hour Trips
Land Use
Size
Inbound
Outbound
Inbound
Outbound
Bank
5,000 sq. ft.
35
28
137
137
Office
14,158s .ft.
19
_
3
4
17
Warehouse
51,892 sq. ft.
19
4
6
20
Car Wash
one stall
12
12
15
14
Mini- Storage
61,050 sq. ft.
3
2
4
4
Total
88
49
166
192
,AUG -10 -1998 08 :50 BENSHOOF & ASSOC.
Mr. Tim Kerrigan
A.M. and P.M. Peak Hour Trip Generation for New Development
TRAFFIC FORECASTS
612 832 9564 H.05/11
August 10, 1998
Traffic forecasts were prepared for the a.m. and p.m. peak hours at the intersection of the
site driveway and Excelsior Boulevard. The forecasts are for 2000. The year 2000 was
selected as the forecast and analysis year because Excelsior Boulevard will be completely
reconstructed and the development will be occupied prior to 2000. The year 2000 is also
one of the forecast years examined in the traffic report our firm prepared for the Supervalu
expansion project.
The forecasts have been prepared using a three step process:
1. Determine existing traffic counts at the driveway and on Excelsior Boulevard
2. Determine the 2000 no -build traffic counts
3. Determine the 2000 build traffic counts by adding the trips generated by
development to the 2000 no -build traffic counts
Due to the current reconstruction of Excelsior Boulevard, we have estimated the existing
a.m. and p.m. peak hour traffic on Excelsior Boulevard using the existing traffic counts at
the Excelsior Boulevard and 11th Avenue intersection as reported in the Supervalu traffic
report of December 1997. These counts were collected by Hennepin County on May 30
and June 1, 1995. No adjustment was applied to these counts because the annual average
daily traffic volume on Excelsior Boulevard has been decreasing in recent years. The
existing driveway counts were recorded during the a.m. and p.m. peak hours on Thursday,
July 30, 1998.
In the 2000 no build scenario there is no change to the driveway counts. The through
volumes on Excelsior Boulevard are the only traffic counts which may change. These are
computed using the forecasts from the Supervalu traffic report.
The trips generated by the proposed development were assigned 33 percent to and from
the west on Excelsior Boulevard and 67 percent to and from the east on Excelsior
Boulevard. This trip assignment is based on the directional split of the existing driveway
counts. This traffic was added to the 2000 no- build traffic to determine the 2000 build
traffic. Because the mini- storage component of the development is an uncertain option at
_AUG -10 -1998 08 :50
Mr. Jim Kerrigan
BENSHOOF a ASSOC. 612 832 9564 P.06/11
INTERSECTION ANALYSES
-5- August 10, 1995
this time, the 2000 build forecasts were calculated both without and with the mini- storage
component. Figure 2 shows the existing, 2000 no build, and resulting 2000 build turn
movements at the driveway and Excelsior Boulevard intersection for both the a.m. and
p -m_ peak hours_
The impact that the development will have on traffic was determined by estimating the
current and expected future' performance of the driveway and Excelsior Boulevard
intersection. Standard traffic engineering practice rates intersection performance using a
level of service (LOS) grading scale. A letter grade of A to F is assigned based on the
average delay encountered by a motorist traveling through the intersection. LOS A
represents minimal delay and the highest intersection performance grade. LOS F
represents intolerable delay and lowest intersection performance grade. Highway Capacity
Software (HCS) uses the methodology for unsignalized intersection delay as published in
the Highway Capacity Manual to determine level of service. We used HCS for the
analyses in this report.
The current site driveway is not clearly striped. It primarily operates as a two lane
driveway with one inbound and one outbound lane. However, enough driveway width is
available for smaller vehicles to form two outbound lanes (one for left turns, one for right
turns)_ Given the low driveway counts, this situation is not frequently encountered. For
the purpose of analysis, the existing driveway was analyzed as a single outbound lane.
The intersection was analyzed for Excelsior Boulevard in its pre- construction form (i.e.
four lane undivided minor arterial). Currently, the driveway approach and the Excelsior
Boulevard westbound left turn movement operate at LOS B during the a.m. peak hour.
During the p.m. peak hour, the driveway approach operates at LOS C and the Excelsior
Boulevard westbound left turn movement operates at LOS B.
In the 2000 no build scenario with Excelsior Boulevard reconstructed as a divided four
lane minor arterial with a left turn lane, the driveway approach and Excelsior Boulevard
left turn movement will operate at LOS B during the a.m, peak hour. During the pm_
peak hour, the driveway approach will operate at LOS C and the Excelsior Boulevard
westbound left turn movement will operate at LOS B.
The site plan for the proposed development indicates that the driveway will operate with
two outbound lanes of traffic. Given the greater driveway volumes resulting from
development, this is an appropriate form of operation. For the 2000 build analyses, the
intersection was analyzed with two outbound lanes (one left turn lane and one right turn
lane) and Excelsior Boulevard fully reconstructed.
For the 2000 build scenario without the mini - storage component, the driveway left turn
movement will operate at LOS F, the driveway right turn movement will operate at
2 Transportation Research Board "Special Report 209, 3rd Edition," 1994.
_AUG -10 -1998 08 =51
BENSHOOF & ASSOC.
612 832 9564 P.07/11
7441747/747/747 ---�
12/12/40/41 —
773/7841784/784 --'
12112/86/67 --�
A.M. PEAK HOUR
EXCELSIOR BLVD.
a
r
ig
EXISTING
2000 NO-BUILD 2000 BUILD WITHOUT
SECOND FLOOR STORAGE
XXOOCDOVXX - 2000 BUILD WITH SECOND
FLOOR STORAGE
P.M. PEAK HOUR
EXCELSIOR BLVD.
4— 513/513/513/513
�-- 17/17/74/76
E— 970/974/974/9974
i f— 21/21/129/132
A t
NOT TO SCALE
CITY OF HOPKINS
W BENSHOOF & ASSOCIATES, INC
TRANSPORTATIONENOINEEASAND PLANNERS
TRAFFIC REVIEW
FOR
HOPKINS BUSINESS
CENTER
FIGURE 2
DRIVEWAY TURN
MOVEMENTS
AUG -10 -1998 08 :51
Mr_ Tim Kerrigan
LOS A, and the Excelsior Boulevard westbound left turn movement will operate at LOS B
during the a.m. pe hour. During the p.m. peak hour, the driveway Left turn movement
will operate at LOS F, the driveway right turn movement will operate at LOS B, and the
Excelsior Boulevard westbound left turn movement will operate at LOS B. Adding the
mini- storage component does not change any of the LOS results.
HCS tends to overstate the severity of stop sign control delay in the case of LOS F
conditions. A p.m. peak hour delay study our firm conducted last year at an intersection
in Arden Hills demonstrated this. This intersection was a "T"-intersection involving a four
lane minor arterial divided by median islands and a local street. The arterial had a two -
way through volume of 945 vehicles per hour (vph) and the local street had a left turn
volume of 104 vph_ HCS calculated an average delay of about 45 seconds for the left turn
corresponding to the delay threshold between LOS E and LOS F. Our
observations of vehicle delay recorded an actual average delay of about 21 seconds.
Based on this experience and recognizing that the traffic signal at 11th Avenue will create
platoons and gaps in the westbound traffic on Excelsior Boulevard, the actual LOS
experienced by left turning traffic will likely be better than LOS F in the a.m. and p.m.
peak hours at this driveway_ Furthermore, left turns out of the driveway onto Excelsior
Boulevard are not expected to cause serious problems for the following reasons:
Motorists are accustomed to delays turning left from driveways to busy
roadways.
Motorists may turn right instead of left if the delay is excessive and turn around
elsewhere.
• Left turning vehicles will queue only on the driveway.
BENSHOOF & ASSOC. 612 832 9564 P.08/11
-7 August 10, 1998
ISSUES AND RECOMMENDATIONS REGARDING ON-SITE TRAFFIC
OPERATIONS
We have reviewed the proposed development site plan regarding its ability to provide
effective internal traffic operations. Figure 3 shows the current development site plan and
four traffic issues that we have identified. Figure 4 illustrates our recommendations for
eliminating these traffic issues.
The first traffic issue concerns the driveway to Excelsior Boulevard. There is no traffic
island separating the inbound traffic from the outbound traffic on the driveway: The wide
driveway width and the traffic island to the south of the driveway suggest that an island
should be provided on the driveway to better define and separate opposing traffic flows.
We recommend that an island be constructed to separate the inbound and outbound
traffic. This will better define the driveway for motorists passing along on Excelsior
Boulevard and it will direct traffic around the existing traffic island located immediately to
the south, The site plan indicates that the total driveway width is 48 feet. We suggest that
this total driveway width be used as follows: 18 foot entering lane, 4 foot island, and two
13 foot exiting lanes. The 18 foot entering lane width will allow inbound vehicles to slip
AUG -10 -1998 08:52
BENSHOOF & ASSOC.
612 832 9564 P.09/11
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XIII
INN MUM
100'
CITY OF HOPKINS
BENSHOOF & ASSOCIATES, INC.
TRANepORTATION SNAINEER8ANDPUINNER8
TRAFFIC REVIEW
FOR
HOPKINS BUSINESS
CENTER
FIGURE 3
TRAFFIC ISSUES
WITH PROPOSED
SITE PLAN
HUU 10
BENSHOOF & ASSOC.
612 832 9564 P.10/11
NtAP:;a
et 1E4.m:a
cit; /E • it�t', .
arv►.} 1..,
.'LET C;n!1c-
c:X -IS :3JG
. C? • i.l >�.k
tEr.C9
AUG -10 -1998 08 :53
Mr. Jim Kerrigan
BENSHOOF a ASSOC. 612 332 9564 P.11/11
-10- August 10, 1998
past a vehicle waiting to turn left to Enterprise Rent-A-Car at the south end of the
driveway. A vehicle may need to wait at this point for the outbound left turn queue to
shorten before being able to turn into Enterprise Rent-A-Car. The two exiting lanes
should have proper pavement markings and signs for one left turn lane and one right turn
lane.
The second traffic issue concerns the area north of the bank and office building. The
drive -in bank traffic will operate in a counterclockwise fashion around the building. It
appears that two lanes of traffic are marked for the drive -in traffic beginning north of the
building. However, right angle parking is provided on this side of the building. This may
result in bank customers backing out of these parking spaces and traveling eastward in the
wrong direction to get to the driveway. We recommend that the entry lane to the drive -in
tellers be narrowed to a single lane width. The driveway throat from Excelsior Boulevard
should be increased to accomplish this narrowing. Proper lane striping should be used to
deli neate the drive -in and by -pass lanes. Angle parking should be used on the north side
of the bank to keep traffic flowing counterclockwise around the building.
The third traffic issue concerns the area southwest of the bank building. The wide drive
aisle may result in vehicles leaving either the drive -in teller windows or the west side
parking spaces facing opposing traffic from the south head on. The wide drive aisle may
also encourage motorists to travel in the wrong direction northward along the west side of
the bank building. We recommend that the drive -in exit lane be narrowed. This should be
accomplished using curbing on each side of the lane so that the exit lane is aligned west of
the oncoming northbound circulation lane.
The fourth traffic issue concerns the traffic island in the middle of the site between the
warehouse and office buildings. The island forces an abrupt channelization of traffic,
particularly from the north on the main drive aisle. This channelization is too abrupt and is
not necessary. We recommend relocating the parking stalls along the sides of the two
warehouse / office buildings, thus eliminating the need for the traffic island. Relocating the
parking also provides a straight alignment of the main drive aisle with the driveway and
opens up the area between the buildings for easier traffic maneuvering.
CONCLUSIONS
We have determined the expected development trip generation, and we have examined the
anticipated traffic operations for both the driveway to Excelsior Boulevard and for traffic
circulation on the site We conclude that the driveway and Excelsior Boulevard
intersection will adequately accommodate the traffic expected for this development. We
are confident that if our recommendations for the site are implemented, traffic will safely
and efficiently circulate on the site.
TOTAL P.11
WHEREAS, an application for Conditional Use Permit CUP98 -7 has been made by Stiele Bakken
Investments LLC;
WHEREAS, the procedural history of the application is as follows:
ATTEST:
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit CUP98 -7 is
hereby recommended for approval based on the following Findings of Fact:
1. That the proposed addition meets the requirements for a conditional use permit
2. That the proposed uses are permitted in the I -1 zoning district.
3. That the proposed uses are in compliance with the Comprehensive Plan.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP98 -7 is hereby
approved based on the following conditions:
Adopted this 6th day of October, 1998.
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 98 -67
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO
CONSTRUCT A BANK AND OFFICE /WAREHOUSE BUILDING
1. That an application for a conditional use permit was made by Stiele Bakken Investments
LLC on August 7, 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 August
25, 1998: all persons present were given an opportunity to be heard;
That the written comments and analysis of City staff were considered; and
A legal description of the subject property is as follows:
Lot 1, Block 1, Stiele Addition
1. That Nine -Mile Creek Watershed District approves the plans.
2. That the MPCA approves the plans.
3. That the Public Works department approves the utility and drainage plans.
4. That the internal recommendations of the traffic report are incorporated into the site plan.
5 That the applicant provides the City with an access and fight -of -entry agreement for
purposes of maintenance for the water quality ponds.
Charles D. Redepenning, Mayor