Twin Realty Investment Co. Twin Realty Investment Co.
5401 GAMBLE DRIVE, SUITE 103
MINNEAPOLIS, MINNESOTA 55416
MAURiCE GOLDMA (612) 545 -9155
DANIEL P. GOLDMAN EQUAL HOUSING
OPPORTUNITY
Mr. James D. Kerrigan June 9, 1993
Planning Economic Development Director
City of Hopkins
1010 First Street South
Hopkins, MN 55343
Dear Mr. Kerrigan:
We are the owners and managing agents of Hopkins Arches Apartments
located at 1005,1015,1025,1111,1121 2nd Street N.E. This letter
is sent in response your letter dated May 28, 1993 which states
two proposed uses for the land located in the northwest corner of
Blake Road and 2nd. Street N.E. The land is adjacent to our
apartment buildings.
We understand the need for the City of Hopkins to gain some taxable
use for the land. However, we are firmly opposed to a Big Wheel
Rossi facility or a McDonalds restaurant. The intersection of
Blake Road and 2nd Street N.E. is extremely busy already. Adding
a commercial facility with medium to high traffic would be dangerous
and not in the public's best interest. Furthermore, that intersectic
gets very backed up every time a train goes by just south of the
parcel. In addition to the traffic problems, the two proposed
businesses would have a negative effect on our residents for the
following reasons:
BIG WHEEL ROSSI
1) Lack of adequate parking.
2) Lights shining on residents windows in the evening hours.
3) Noise. You state in your letter that there would be no
auto body repair. That does not make us comfortable at
all. The fact of the matter is that car engines in shops
make noise and pneumatic tools like impact guns, air
ratchets, air hammers, and air chisels make noise: VERY
LOUD NOISE
4) Fumes from cars that are being repaired.
MC DONALD'S
1) Lack of adequate parking.
2) Lights in the evening hours.
3) Noise
4) High potential for youth hangout causing potetial problems
for vandalism in the area.
5) Smells coming from kitchen vents all the time.
Pa g e 2 of 2
Repeatedly we find patrons of Bakers Square using
Y P 4 g
our parking facilities. Also, where a driveway is
proposed on 2nd St. is a school bus stop where fourteen
(14) children also congregate.
We have been working very closely with Pat Graham
of your inspections department as well as other owners
and managers of apartments in Hopkins. Our goal has been
to make Hopkins a good place to live. By considering an
auto repair shop or a fast food restaurant as our next
door neighbor we feel that you would be undermining our
efforts. You would be going in the wrong direction It
would be unfair to us and unfair to our residents. Fur-
thermore, you would be putting pedestrians and motorists
in a dangerous position.
For these reasons we ask that you reconsider these
proposed uses and search for a use that would be more
beneficial to the City of Hopkins and its residents.
Sincerely,
DANIEL P. GOLDMAN
MAURICE GOLDMAN'
Knollwood Towers East
320 Blake Rd. N.
Hopkins, MN 55343
•une 14, 1993
James Kerrigan
Planning and Economic Director
City of Hopkins
1010 First Street South
Hopkins, MN 55343
Dear Mr. Kerrigan:
I received your letter dated May 28, 1993, concerning the possible
development of a parcel of land on the northwest corner of Blake Road
and Second Street Northeast. We currently own and manage Knollwood
Towers East adjacent to the subject property. Knollwood Towers East is
a seven story apartment building with 129 units. We would be affected
by any development on this site and appreciate being able to provide
input to you about two specific apparently viable proposals you are now
entertaining. We are certainly not against development, but do have
genuine and legitimate concerns regarding traffic, noise and
aesthetics.
First, the McDonalds proposal is, we feel, a poor one. Blake Road is a
busy road now and this intersection is particularly congested often.
Adding another Blake Road ingress and egress would be less than wise
and almost catastrophic at certain times of the day. The noise of
ars, drive thru windows speakers, and voices of people in the parking
ots would be a problem all day and especially at night. Trash
ncluding blowing papers would always be an eyesore and difficult to
control effectively. Adjacent apartments with some as high as 60 feet
off the ground would experience problems in all areas of traffic,
noise, and aesthetics. The problem of fast food locations becoming a
gathering point for people (desirables and undesirables) can be well
documented. This choice of a land owner would certainly be detrimental
to Knollwood Towers East and its residents.
Secondly, we see some same problems with a Big Wheel Rossi next door.
Traffic congestion even if access is granted only from Second Street
Northeast would be a problem. Frequent use of this entrance for this
type of business would be a certainty. Congestion, we feel, would be a
problem. Our biggest concern for this proposal is the issue of noise.
Sales of auto parts would be fine. The automotive repair you speak of
would be a big problem. The use of pneumatic tools can be heard from
great distances. Any type of repair work would be very disturbing to
our residents because of the close proximity of this site. The control
of trash and its on site policing would also be of concern to us.
Please address the issues I have mentioned when discussing these
proposals. Businesses that generate less traffic and less noise would
be best suited for this site and the Knollwood Towers East residents.
Thank you for your time.
1111n. -rely,
E. K. Ginkel, General Partner
KNOLLWOOD TOWERS EAST
c
Knollwood Towers East
320 Blake Road North
Hopkins, Minnesota 55343
August 23, 1993
Nancy Anderson, Planner
City of Hopkins
1010 First Street South
Hopkins, Minnesota
Dear Nancy:
I have just received a notice from you advising me that the Hopkins
Zoning and Planning Commission will hold a public hearing on August
31st, 1993, regarding a proposal for development' of 302 Blake Road
North. A few months ago I sent the City a letter registering concerns
over two possible proposals for this site. I addressed legitimate
concerns about aesthetics, traffic, and noise for both potential uses.
Now that one specific proposal from Richard Schaller for a Big Wheel
Rossi Auto Center is being considered, I would briefly like to give you
my thoughts as you study this proposal.
There are many relevant issues to discuss, but I would like to focus
directly now on a very real noise problem that, I feel, would be
created. Knollwood Towers East is a 129 unit apartment complex
directly north of the subject property. I am commenting as an owner of
this building and I am also commenting more importantly for the
residents of Knollwood Towers East. Our residents would be greatly
affected by a ten bay auto service center just a few feet from their
homes. Retail sales of spark plugs, air filters, and other auto
related products would be fine. I do not wish nor do I have the right
to attempt to stop proper land use and land development. An auto
service center in this location, however, would not be proper. The
potential noises created by ten bays of auto service are very real and
would be more than annoying. It would be intolerable. Pneumatic tools
can be heard for blocks. Other service related noises would disturb
all Knollwood Towers East residents. For years we have been bothered
by truck noises from Christain Salveson company. The PCA was contacted
and came out to monitor sounds. Parking areas for refrigeration trucks
were relocated. It is, still an annoying situation. I know residents
of Knollwood Towers East have left because they could not tolerate the
of
noises. Some changes were made to try to remedy this problem,
but it is still not acceptable. A Big Wheel -Rossi service center would
exacerbate a very real noise problem today. It is not good judgement
to approve this proposal and hope that noise problems will not develop.
Disapproval of auto service work is the only way to assure the
approxiamte 200 residents of Knollwood Towers East that they will not
be disturbed.
I strongly suggest that you recommend disapproval of this proposal.
I look forward to meeting with you and all Planning and Zoning
Commission members next Tuesday night.
Sincerely,
Woody Ginkel, neral Partner
KNOLLWOOD TOWERS EAST
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ93 -18
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
APPROVAL OF AN APPLICATION FOR A CONDITIONAL USE PERMIT
TO CONSTRUCT AN AUTO REPAIR CENTER AT 302 BLAKE ROAD
WHEREAS, an application for a conditional use permit CUP93 -7,
made by Big Wheel Rossi to construct an auto repair center at 302
Blake Road, is recommended for approval.
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: 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.
410 NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP93 -7 is hereby recommended for approval
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
recommended for approval 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 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.
4. That there is no vehicle dryer on the car wash.
5. That the auto center closes at 9:00 p.m.
III
RESOLUTION NO: RZ93 -18
Page 2
6. That there is no outside storage at any time of any
type product, material or parts.
7. That there is no overnight outside storage of cars on
the site.
8. That there are no pylon signs on the site.
9. That the landscaped area on Blake and Second Street is
bermed.
10. That the applicant obtain permits for sealing the well.
11. That the
garage doors on the north side of the building
are closed at all times.
12. That the glass in the garage doors is opaque.
13. That the exterior of the building is brick.
14. What e area o nd Second Street is
15. That the landscaped area is irrigated.
16. That the applicant provide a new landscape plan showing the
berming and size of plantings.
17. That there is a 6 foot wood fence located on the north and
west side of the site.
18. That the auto center does not open before 8:00 a.m. on
Saturday and Sunday.
19. That the applicant provide a drainage plan.
20. That the lighting on the site is satisfactory to staff.
21. That the applicant provide a landscape bond.
22. That there is no auto body repair on the site.
Adopted this 31st day of August, 1993.
Patricia M. Reuter, Chairperson