Conditional Use Permit/Big Wheel Rossi r
I t Y
G
.44(7-
III October 18, 1993 ti P K Planning Report CUP93-7
CONDITIONAL USE PERMIT BIG WHEEL ROSSI
Proposed Action.
Staff recommends the following motion: Move to approve Resolution RZ 93 -18
recommending approval of a conditional use permit to construct an auto repair center at 302
Blake Road.
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 theAugust 31 Zoning and Planning meeting, the Commission continued the conditional use
permit so the applicant could obtain a noise study. The applicant has completed a noise study.
The noise study is attached to this report. The owner of the apartment complex to the north
also completed a noise study
this study is also attached.
c S
(o 4/
Primary Issues to Consider. G j i U C 1- S
o What are the specifics of the site plan? A t l i j t� s 1
o What are the concerns of the abutting properties? IU
o What are the concerns of the staff? 0 C]^ 01/C S 1 j
o What are the results of the noise study? R' LI 1
o What are the recommendations of the staff?
Supporting Documents.
o Analysis of Issues V1f1Ck i_�
l
o Site Plan ►t fly
o Resolution RZ93 -18 S S
o Orfield Study applicants study)
o Braslau Study (adjacent property owners study)
qc\Ir3iAihrtpar.),0y)
Nanq S. Anderson, AICP
Planner
2
CUP93 -7
Page 2
Primary Issues to Consider.
o What are the specifics of the site plan?
City Engineer
The applicant has not submitted a drainage plan. The applicant has asked that any approval is
contingent on a satisfactory drainage plan. Because the development involves a small site the
City Engineer is comfortable with approving the drainage plan at the building permit stage.
There is currently a watermain that is along Blake Road which extends around the corner
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 of rockface block that is painted. The staff would
recommend that the exterior of the building is brick.
4110
CUP93 -7
Page 3
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.
Signage.
The site plan shows an 80 square foot pylon sign that is 35 feet in height. This sign meets the
zoning requirements. However, staff would recommend changes to the proposed signage
which are discussed later in this report.
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 proposed
front yard 10 feet 20 feet
north side yard 15 feet 20 feet
south side yard 0 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.
o What are the concerns of the abutting properties?
The two abutting residential uses are concerned with the 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.
o 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.
CUP93 -7
411
Page 4
o 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)
o 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.
o Service bay doors and any window along the north side of the auto service area
should remain closed at all times excepting monetarily for moving vehicles in
and out. Noise emanating from the service center would be significantly
reduced, up to 10 db.
o 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.
o 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)
o Reorientation of the building
Orientation of the building with repair stall doors facing to the north would
provide opportunities for noise emissions from the building when any one 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.
o Extended roof over entrances to repair stalls
CUP93 -7
Page 5
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.
o Hanging absorption in ceiling to reduce reverberant noise.
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommend that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility, Such
treatment has been previously recommended at other auto repair facilities. The
type and number of baffles should be determined by a manufacturers
representative to ensure that it is adequate for reducing interior noise levels.
o 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.
o Keep north door of car wash closed during washing operations.
o
Control noise from mechanical o se o ec amcal 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.
o What are the recommendations of the staff?
Several of the recommendations are the same from the two consultants. Staff is
recommending that many of the consultants recommendations are incorporated into the site
plan. The staff will discuss the recommendations at the meeting, several of the consultants
recommendations have not been included in the staff recommendations.
The staff is recommending the following conditions to address the concerns identified:
VISUAL
o 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.
o That there is no overnight outside storage of cars on the site.
This requirement is one that was also attached to the auto mall. This will require the applicant
to store any cars overnight inside the building.
o That there are no pylon signs on the site.
CUP93 -7
Page 6
The staff feels that the pylon sign proposed does not fit with the neighborhood. There are no
other signs in the area that are 35 feet in height in the neighborhood and the site abuts two
residential areas. The staff is recommending that a ground sign is used.
o That the exterior of the building is brick.
This will require the applicant to upgrade the exterior of the building. A brick exterior
provides for a more quality looking building.
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.
o That the landscaped area is irrigated.
This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
o 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.
o 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.
o That there is a solid 6 foot high wood fence located on the north and west
sides of the site and the applicant provide a plan showing the proposed
location and type of fence to be constructed.
This plan must be approved by City star 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.
o 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.
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.
o 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 closed at all times.
By closing the garage doors on the north side of the building, the noise generated by the
business will be minimized.
o 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.
CUP93 -7
Page 7
o Control noise from mechanical heating and ventilating equipment
All mechanical equipment must meet MPCA standards.
o 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
o 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 w ell is removed. This
easement will allow the City workers to work on the watermain
o That the applicant locate the watermain on Blake and 2nd Street and provide
the City with a minimum 10 foot utility easement.
The easement will provide the City access to the watermain once the site is developed
o That the applicant provide a sidewalk on Blake Road that connects with the
sidewalk on 2nd Street that is approved by the City Engineer. Applicant will
obtain a permit to construct a sidewalk, if one is needed.
A new sidewalk is being constructed on 2nd Street. The staff is recommending that sidewalk
is also constructed on Blake along the property frontage.
o 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.
o 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.
o 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
o That there shall be no auto body repair on the site.
The Ordinance does not allow autc� ,body repair in the B -3 district.
o That the applicant provide a landscape bond as required by the Ordinance.
The Ordinance requires that a bond is required for the landscaping to assure the plantings
survive.
Alternatives.
1. Approve the conditional use permit for an auto repair center at 302 Blake Road. By
recommending approval of the conditional use permit, the City Council will consider a
recommendation of approval.
2. Recommend denial of the conditional use permit for an auto repair center at 302
Blake Road. By recommending denial of the conditional use permit, the City Council
will consider a recommendation of denial.
3. Continue for further information. If the Planning Commission indicates that further
information is needed the item should be continued.
9 .�rJl1lc/ UU 1/Vl lb (tiff) (bO
A (19 coca 'o a 1 1 1 1 1 1
�5 M
ck' v. (76);Z (77) (75) ..1,
(78) V
(20 8 $2 (3) (34 (119)
5 'Q(/
�L
V0 0 1 F4 o,
/0 h' q /y G O 2 (36 a (81) (83) (82
f r o q T 4 (84)
6 ti (10) 1/05 L5 3 r (86) (85) 3I i 1 32
7 g 04 5 //25 13 1
0 (I I) AVE. (80) 1130
/050 //O 13(P 13
(9) 8 (37) (3 (40 1 3 03 ii 31 2 1 It
(79)
40 0 12 L 18 17
6 Q05104�0
900 /0 /0
E
i
(1I) (10) Q
(5 Q N
F to
STER.ED /'LAND M W
74
(2
K h.
Sub'ect .ro
r
SURVEIL 1 121 0 W J
J' (5)
0 CO
1 M N p (4)
5T' (14) (17)
J X191 v(
90° P VA P
0 (I
61 G o
(20) G�\GP' O
0
(3 6)
0
7 1
G5
o
1 ce W o
I .151
i V W
4 z
1:4 o w w Z F V W g C:4 tr; 4
g z
w M K Q-
olg
I A I
2
ii
F Z
6
i c5 1 W W
...I
N r-
el
1 I. w 1 z
ii /!11 1 Mill s 11111110
I!!1! ll rII:'�IIII0 rlrrr,
N
-PIM.
Mt; Q 5
i p i g i L Milli!
�Irma Ifni
0 iti I
J :,E..EN„ i
rl®Ir�r !Mg---
Milli r'1rr■
=:f_■li°:
Mail 1 1111,11110
!MN 11rl� '•��9Be �i
lit
1 1 1111
2 i Iowa
9 1 illI
i i lit
w 6" m in
11 -rrri
riri i r■s:::
11.1 in
1111
to
o
Z
Z
:1
Z
t o c W H a ii
a
1 2_ icy, a s
$141 5 0° Q zz i
Fl
,..t.,,,
ic„
t ,i.,..... i.,1_.., i 4
if., ....,,i ...I.
.s. 1 .--1
fii i i +i GV I a mi 44 N N �p
Il 1. lb eV ri r+
iYi 1
�,i i O t 106.
l 4 a
o e d ;o go ae,�,
,rr e dgAld j
lC' 1 1 1 r 4 1i fi gi t 1. t
f l 1 1' ti.,' 1
.'..i 1 1.• 1‘04.
y A
p. F f J 1 t t ip 1 1
1( 1
1
-r.•!."-it •tt..'• t• I I C VIIIIIIrl 0 ,Iiiiiri, illi 1
4 i t 1 i .2.7
4
a
V7
0 bgi
111 c
ON We Z
n 1-ANN Cnc.. Z
N 15 0
go Vow is
mQU o 2
i
q
d
x E0 1
GVO213NV18 3
N IP
N. r- 1
3NV1 JNISSVd 1 1
n aEU an iao 3�IAa35;i 3
i
1 't li
H 11111 ZO
1 ce 11 N Mit ,JA
I
1 Odb 1 1 l
g R
a
Knollwood Towers East
0 320 Blake Rd. N.
Hopkins, MN 55343
September 28, 1993
City of Hopkins
Hopkins Planning Commission
1011 First Street South
Hopkins, MN 55343
RE: Big Wheel -Rossi Auto Service Center
Members of Planning Commission:
On August 31st, a proposal was presented to the Planning Commission
to construct a 10 bay auto service center at 302 Blake Road North.
I was there and presented my views about this proposal development
on behalf of the owners and residents of Knollwood Towers East, an
apartment complex north of the subject property. Concerns about
the potential noise disturbances caused by such a service center
were registered by me and reiterated by several of your members.
I think the present plan will cause great hardship on Knollwood
Towers East residents. I am greatly concerned about this proposal.
Although the potential noises generated by such a facility may not
actually exceed the necessary decibel levels per noise ordinances,
the real result will be true disruptions to normal living for 129
homes in Knollwood Towers East.
I am not against development and, therefore, wish to make some
positive suggestions to you that may assist you in your review
process. To make some meaningful suggestion I felt it best to
engage an expert in acoustics to assess the Big Wheel -Rossi
proposal. David Braslau Associates made such a review and sent to
me a list of suggestions to reduce the noise impacts of this
proposed facility. I have attached a copy of his letter for your
study. He commented on many items from building orientation to
building construction to use of sound baffles and fencing and
landscaping. He registered concern over mechanical equipment
noises. His comments are good and would do much to "improve" the
potential noise problems of this proposal. I remain concerned,
however, that problems could easily arise in this noise control
area because of the close proximity of the building to the
Knollwood Towers East property line. Simple speech could be easily
heard from such a short distance.
David Braslau had made a brief study for me concerning the Big
Wheel -Rossi proposal. His area of expertise comes in proposing
steps to lessen noise problems. His suggestions will most
definitely lessen the noises generated by such a service center.
It will not eliminate these problems. To subject Knollwood Towers
East residents to such a potential unpleasant living environment
would be unfair and not good planning. I once again ask you to
reject this proposal.
•Sincerely.
Woody Ginkel, b 4 eneral Partner
KNOLLWOC)D TOWERS EAST
t
d david braslau associates, incorporated
1313 5th street s.e. suite 322 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 any one 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.
III
1
Woody Ginkel
20 September 1993
Page 2
(2) Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts
on the upper levels of the adjacent residential structure since the entrances will be
directly visible from the upper floors. For this reason, it is recommended that the
roof be extended approximately five feet so as to provide a continuous barrier
along the top of the building. Repairs would still be performed within the stalls
and not underneath the extended roof, since this would destroy its usefulness as
a noise barrier.
(3) Hanging absorption in ceiling to reduce reverberant noise
To enhance the benefit of screening fences and minimize noise emissions from
the facility, it is recommended that acoustical baffles be hung from the ceiling
throughout the facility to minimize reverberant noise within the facility. Such treat-
ment has been previously recommended at other auto repair facilities. The type
and number of baffles should be determined by a manufacturers representative to
ensure that it is adequate for reducing interior noise levels.
(4) Construct solid fence along perimeter of property (north and west)
The screening fence along the north and west boundaries of the property should
be as high as the stall entry doors. This fence should also be constructed of solid
material to minimize sound transmission.
(5) Keep north door of car wash closed during washing operations
The car wash exit (north) door could be kept closed during the wash cycle to mini-
mize unnecessary noise propagation to the north. This 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,
0 4--��
David Braslau
President
Attachment
ginkel.let ws85
2
T
T FENCE SCREEN
.I I
o
Q
3-'C
-T 1
le ce
1
5'
TE. FE SCREEN N 4
rel.Q4 9Q4
3 1-104 1
11- 6
I
1 I
Lill I SERVICE ORM now
0
E 1 PASSING LANE
NORTH
u•
ee 1 20
.\.0 5 AI•13 Rm
S-C,O 12 1/7 CLEAR CELSNC HE
RECOMMENDED ORIENTATION OF AUTO REPAIR CENTER
ra rENaSCREEN
3 20.
og Igoe 27
o
ra FENCE SOZEEN 1 N
J n 1
1 PYIL?•f 9Qi
J I 3S HO!
1 I
t E���� i SERVKI auv>: n1RU
1 1 FASSNCtAt-
1 -20
S-�� (7tEY PMITED R oa ms
r� 'CCc
S �CQ
Ofl11 HE
RECOMMENDED ORIENTATION OF AUTO REPAIR CENTER
10/14/93 14:36 FAX 612 452 7389 BIG WHEEL ROSSI 0002/020
Orlield Associates Inc. Office /Laboratory Design, Research. Testing Affiliations
0 2709 ASA
East 25th Street Audio IES
Minneapolis Video AES
Minnesota Lighting ASTM
55406 Daylighting ANSI
Human Factors IFMA
SID
612 Steven J. Orfield
721 -2455 Marianne V. Bieker
721 -2457 (F) Richard G. Pierson
Fred G. Hewitt
David M. Berg
MEMORANDUM
To: Mr. Steve Shaller
Client: Big 'irieel Rossi
Address: 2300 Pilot Knob Road
Mendota Heights, MN
Project: Acoustic Study New Store Prototype
Location: Hopkins, MN
1110 Phone: (612) 452 -7484
FAX: (612) 452 -7389
Fran_ Richard G. Pierson
David M. Berg
Date: October 10, 1993
Regarding: Measurement Results and Recamrnendations
The following presents the results of the environmental noise study
performed for evaluation of projected noise levels at neighboring
residences due to operation of a proposed a Big feel Rossi service
center in Hopkins, Minnesota. This study evaluated the noise levels
produced by two similar service centers at sites in Eagan, Minnesota
in accordance with noise regulations as prescribed by the Minnesota
Pollution Control Agency (MPCA). We are not aware of any additional
regulations which may be in place and enforced by local authorities in
Hopkins.
Measurements were performed on September 23, 1993 at two
representative sites; Amoco Certicare on Yankee Doodle Road and
Washington Drive in Eagan, Minnesota, and Car-X at Pilot Knob Road and
Duckwood Drive in Eagan, Minnesota. Measurements were performed at
111/1 these locations to document typical noise levels produced by multi -bay
auto service centers.
Big Wheel /Rossi 1 Orfield Associates, Inc.
10/14/93 14:36 FAX 612 452 7389 BIG WHEEL ROSSI Q003/020
r
1/3 and 1/1 octave frequency spectra as well as Pr-weighted statistical
noise data were obtained at the two auto service center sites. These
measurements were obtained at distances of approxiamately 30 to 40
feet in front of the service center garage doors at both sites. This
distance represents the approximate distance of the nearest property
line from the service center garage doors at the proposed Big Wheel
Rossi site in Hopkins. Sketches of the proposed Hopkins site are
given in EXHIBIT A.
Noise regulations established by the Minnesota Pollution Control
Agency (MPCA) Air Quality Division are used by many municipalities
neighboring Minneapolis and statewide. The MPCA guidelines require
that noise levels are analyzed statistically utilizing A weighting,
over 1 hour periods. It should be noted that A- weighting
de- emphasizes the contribution of the low frequency noise content of
sound.
The MPCA noise guidelines are based on the L10 and L50 statistical
decibel values to determine compliance. These are defined as the
sound levels exceeded 10% and 50% of the time, respectively. For
exposure to a residential site, the MPCA guidelines limit noise
exposure during Daytime Hours (7:O0am to 10:00pm) to L50 60 dBA and
L10 65 dBA and limit exposure during Nighttime Hours (10:O0pm to
7:O0am) to L50 50 dBA and L10 55 dBA.
The following defines the A- weighted noise measures analyzed
statistically from the site recordings:
Leq Equivalent Sound Level
An averaging metric indicating the mean-square (energy average) level
of sound over a given period of time.
L10 /L50 /L90 (Ln)
Environmental noise descriptors indicating the distribution of noise
level over a given averaging period. These indicate the sound level
exceeded 10 50% or 90% (n of the time over a given measurement
period. Note that 90% of the time, sound levels do not exceed the L10
level.
Big Wheel /Rossi 2 Orfield Associates, Inc.
10/14/93 14:36 ,FAX 612 452 7389 BIG WHEEL ROSSI 0004/020
1 11/ 1
LMAX Single Event Maximum
An environmental descriptor that indicates the loudest level of sound
during a given period, based on the response time (fast) used for the
measurement.
The following presents the results of the statistical noise
measurements of the representative service center sites in
Eagan, Minnesota. The maximum noise levels alloyed by the MPCA are
also indicated:
Measurement ].ovation #1: Amoco Certicare (11:15 to 11:45 AM)
measured
Stat. I levels I MPCA Limits exceedance
Lmax 66.3 dBA
L10 60.1 dBA 65 dBA no
L50 55.5 dBA 60 dBA no
L90 53.1 dBA
L99 51.3 dBA
Leg 57.9 dBA
Measured approximately 40 feet directly in front of 3 adjacent open
bay doors. Three of 5 bay doors were open with 3 vehicles being
serviced in bays with on garage doors.
Big hbeel /Rcssi 3 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI
Q005/020
CONCLUSIONS
The above data shows that the typical noise levels created by the
representative multi -bay auto service centers measured in our survey
were NOT in exceedance of MPCA "daytime" guidelines for community
noise. These measurements were obtained at a distance representative
of the closest property line at the proposed facility in Hopkins.
"Daytime" hours are defined as the period of time from 7:OOAM
until 10:OOPM. It is our understanding that operating hours of the
proposed Big Wheel Rossi service center would fall into the "daytime"
category. The levels recorded would, however, be in violation if
compared to MPCA "night- time" guidelines for community noise levels.
MPCA defines "night- time" hours as those between the hours of 10 :00 PM
and 7 :00 AM.
It should be noted that noise levels recorded at the representative
sites also included noises other than those created by the auto
service stations, namely noise created by automobile traffic on
neighboring 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 measured auto service
related noise would decrease significantly (at least 10 dB) with the
service bay doors closed. The operations measured were only operating
at up to 60% capacity, theoretically the noise levels could 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 doors would decrease
the noise levels significantly below the code.
Exhibit B presents the A weighted sound level plotted vs. 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 keep the minimum background
noise levels at approoximately 55 dBA, which alone would keep the
noise levels measured in excess of the night -time criteria.
Big wheel/Rossi 5 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI fI006 /020
Exhibit C presents the results of the 1/3 octave and 1/1 octave band
measurements of noise level frequency content obtained at the three
measurement locations. These measurements are the Leg or energy
average over the measurement period. The graph at the top of these
pages gives the results of the 1/3 octave band measurements with the
table at the bottan of these pages giving the results of the 1/1
octave band measurements.
RECOMMENDATIONS
Based on the information gathered in this study, the following
measures are recommended to help minimize the noise contribution of
the proposed Big Wheel /Rossi service center to the community
111/0 surrounding it and to keep the noise levels resulting from the auto
service operation below Hopkins and MPCA 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 hours designated as "daytime" by
the MPCA are those between 7:00 AM and 10:00 PM. Levels measured
at the representative auto service centers would be in violation
if compared to MPCA "night- time" noise limits.
2. Service bay doors and any windows along the north side of the
auto service area should remain closed at all times excepting
momentarily for moving vehicles in and out. Noise emanating from
the service center would be significantly reduced, up to 10 dB.
3. Service bay doors and any windows along the north side of the auto
service area should have a minimum STC=25 rating. Typical
insulated glazing constructions and 1/4" thick monolithic glazing
should meet these ratings. Typical solid core or steel access
doorways should also meet this minimum rating. Note that higher
STC (Sound Transmission Class) ratings 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
111/1 service center.
Big wheel /Rossi 6 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI Q 007/020
4. It is our understands that the car wash r was located orated at the
north of
the bailing 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 doors should have a
minimum STC =25 rating. If 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.
The above recammendations will keep daytime noise levels for the
auto service and car `rash operations below the MPCA criteria. It
should be noted that only auto service related noise has been
investigated as part of this study. Sound levels produced by any HVAC
(heating, ventilating and air conditioning) equipment 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 measured is included in the measurements used for this
study and would meet daytime code criteria, indicating that typical
VAC and mechanical systems should meet the code at the site.
Big feel /Rossi 7 Orfield Associates, Inc.
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI Z008/020
EQUIPMENT
The following equipment was utilized for this study:
1. Bruel Kjaer Type 4133 Precision Measureirig Microphone
2. Bruel Kjaer Type 2639 Microphone Preamplifier
3. Bruel Kjaer Type WB1057 Microphone Power Supply
4. Bruel Kjaer Type 4427 Statistical Noise Analyzer
5. Bruel Kjaer Type 2133 Dual Channel Frequency Analyzer
6. TEAC RD101T Precision Digital Audio Tape Recorder
Big Wheel /Rossi 8 Ozfield Associates, Inc.
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI U009 /020
EXHIBIT A:
1 111 1
Big Wheel /Rossi 9 Orfield Associates, Inc.
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI Ij010 /0
Apartme
7iFe41ScN
y 1
ri
3
MO94 93/P w A Kt 5 0 1
int k 1
7S
ate-
r y j
SIM 33 COs g 1
,o I
E =EN CFRCE g 4
m
ill E
as
a wrg. i
Q o 1
co
is. ,7
1 19 ii
O
S�
I -4cC'
1 ,7
Scale: I" 20'-0" NOTES:
t Car Wash has no Dryers
N Air Compressor Located within Building
ill
Proposed Site Layout
Hopkins, MN
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI f�j011/020
8 (34
Q
a
(20 g2 R Q (78) r qII)
IP
4° -1,‘O i eZ N (81 0
i 'S'i -4 �j q C o 4 2 C3 (b P J (84
°6 6:4 o cv -4 y 3 Q MO 02
045 11 1125 f 31
(11) 7 4O 05 /1 AVE (80) j3 1
1050 1110 1 0 1 3 03 13 1 31 61 1:
(8) 8 118) (3,) 28) (40 tip r. ,,1: 0 16
-9, L 17
900 10/0 1
r
(11) (10) r f
F
STERED LAND t tu
t
Q 74
l
K tel Subject
(9) i H
ctl,
o. r
1
SU RVEY %to 2 a Lu `Y
E- Q
(5)
100 Q� r
c1 N (14) (17) .e.
J \191 PUS
9 00 N (1
No-, L 561 Q5}
G
(36)
Proposed Site
Hopkins, MN
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI 2012/020
EXHIBIT B:
I
Big 1 eel/Rossi 10 Orfield Associates, Inc.
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI 0013/020
dBA levels vs. time
Amoco Certicare
i In 1
17. W 1 *a ca:mlvir;rto bay 3
III E
t r with ud st edin aticin lot
Fil ei
ON 6i E M N 1 1 i LI 11T 1 F 1
.....L___-.,
‘t. 13 U'is E -k..-----.71riidikd. tillAirri:71i i
VdAirj--1
n. •A gia_ 1 if-A. ---r,
1".1 •-1 C a C tic -AJ l lir 4
L. --1 IA •-ir
n j i .w. r= T 1.-:;;_ .._...Hr_.._._ I I 1 _L_
In 7_,
l
E
r a •12
I- 4
t di 9 1.- in co t- to vi m 4 O.1 fel I ID 4 0
C1 O-1 0.1 6.1 C11 61 al fel O
111
ati tool w rkIng bay 1 7 i
c. idling in bay 3 i
I 1
i'l f
1 _4_ A :71 11.04 1 7.., i .0::
f ...11
fi. i-,12- mr I: V
ri
r
1 i
1 1
14
0 4 in WI f.- CO
r Ei
pi rs xt- I- a- Tt- Tr Nr a
1
1 io
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI IitI014/020
dBA levels vs. time
CAR -X (location 1)
4. 0 pounding and pnumatic tools
t't�s
n 1 c r with I ud a aust r
1 3 0 i•
y+ r ac
t Z 1 L ;I 531-- RI 1-- 61 y s i i�� i 7 m i g e _1 3 1'9 tl ��yl. M s� y
�n Tkir g4� o_ c I s._ la j, 20 9
t- T iii I.
04 1-- Ctl i V 5l i• i t CO Olt 0
c. sta ng an movi po ding
Z i 4.... 1
Le_ j i ..—m.......
IL. i-
i
ice." afii :_a 3
i
li f itt 1 CO Ci5 $I --1 Ct1 f•7 1r It? i, IN- 03 CFI 0
^s t`.7 {11 f'•1 Ckl 0,1 IN l J al t {M1 VII
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI 0015/020
dBA levels vs. time
CAR-X (location 2)
15 Nal pnum tic tO
c w .101111
,4 -4 grind g
s- N Th r I i in
.11
la al f 11_111-1.1 I 14_3 AT ii i d
IF —U i= ppirA 114_
p c c
3
t-
'r CO CO Crk im CI T.) cEs !_"s- CI I
1.1 hl In Ift ID in in 10
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI
0016/020
1 11/ 0
EXHIBIT C:
1 11/ 1
1 11/ 0
Big Wheel/Rossi 11 Orfield Associates, Inc.
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI 11017/020
B &K Type 2133 29- Sep -93 13:04:37
2W Spectrum BIGW02 1/3 oct. Plain X; A
C 3 Ln.A *Overload Y: 58.0d8
80. re 20 0LV G11S Av;. T f 30:00
70
60
5 -x 1=
0
to r 1 I f 1 1= L
31.3 E3, 125 250 500 Ik 2k 4k ok 16k 9 L
C'en.rmmntl noise at Rmoco Certicsre, Yankee Doodle Rd. CNx7
110
8 &K. Type 2133 23 5eD-93 15:31:27
241 Spectrum BIG1402 PI 1/1 oct Main X' R
C 3 Cn.A *Overload Y= 58.046
100.0d8 re 20.0&V RMS Av9.T= 30:00
Freq. Ch.A
Hz de
31.3 70.7
63 67.7
125 65.2
250 57.8
500 53.9
2k 50.3
4k 46,6
lbk 29.2
31.5k
63k
125k
A 58.0
L 73.4
C noise at Rmoco CerticJ Yankee Doodle Rd. Ctiz]
bigv05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI
0018/020
1 11/ 1
B EN; Type 2133 29- Sep -93 15:32 =29
2W Spectrum BIGW03 1'8 ott. Main :i A
C 3 Ci. Y: 62.8dB
190,Od9 re 2 .0PY PMS Avl.T' 39'00
1 60
91?
80
70
69
z0 i IIII� 1 111 1� •i 111 1 HHtH J.H: F F ll
31,5 63 125 250 500 lk 2k 4k Sk 16k A L
C:envrmmntl noise at Cr- aM -Pilot Knob Rd. Duckwood Dr CHz3
bigwO5_
Be< Type 2133 29- Sep -93 15:33:20
2W Spectrum R1GW03 P: 1/11 act. Plain X:
Ch.R 62.8dB
7
1.00.0d8 re 20.01,V RM8 R'w9. T 30:00
Freq. Ch.A
Hz dB
31.5 68.6
63 70.6
125 58,8
500 56.6
1 k 56A
2 5 k
ek 46.2
16k 38.2
31.5k
63k
125k
1 111 1
62.8
74,6
C:envrmmntl noise at Car -Y. -Pilot Knob Rd. t Duckwood Dr CHt1
bi wO5_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI IJ019/020
IIII
9&K Type 2133 29- Sep -93 15:34:08
2W Spectrum BISWO 1/3 Oct, Main X. R
Ch,R Y. 61.1d6
t91004R re 20.0mV PM' Awo.T: 15L0()
90
80
70
30 }1. "=r
1: l i I• H...1 1 :.1. .f
31.5 63 123 250 500 1k 2k 4k 8k 16k AL
C:envrmmntl noise at Car -;e 30' out from bay a EHs1
bigw05_
1111
9 &K Type 2133 29— Sep -93 15:35:16
26! Spectrum Pi 1,1 Oct. Main X: R
c
100.0d8 20.0.0) A 6 1dfl
re 20.oV RMS Avg.T15o
Freq. Ch.A
Hz dB
31.5 59.3
63 69.9
125 65.5
250 56.4
500 55.4
lk 57.1
2k 52.9
4k 51.4
8k 48.4
16k 41.9
31.5k
53k
125k
A 61.1 III
L 73.9
C.envrmmnf1 noiso at Car -X 39' out from bav 3 CHs7
bigw05_
10/14/93 14:41 FAX 612 452 7389 BIG WHEEL ROSSI UO20/020
Measurement location #2: Car -X (12:00 to 12:30 PM)
measured
Stat. 1 levels 1 MA Limits exceedance
Lmax 71.3 dBA
L10 63.7 dBA 65 dBA no
L50 59.5 dBA 60 dBA no
L90 56.3 dBA
L99 54.5 dBA
Leq 62.8 dBA
Measured approximately 30 feet in front of an open bay door with a
vehicle being worked on. Eight bays total with 4 at each side of
building. Four vehicles were being worked on in two alternate bays at
each side of building with both bay doors on at measurement side of
building.
Measurement location #3: Car -X (12:45 to 1:00 PM)
(second location at Car X)
measured
Stat. 1 levels 1 MPCA Limits exceedance
Lmax 70.5 dBA
L10 62.5 dBA 65 dBA no
L50 56.9 dBA 60 dBA no
L90 54.9 dBA
L99 53.3 dBA
Leq 61.4 dBA
Measured approximately 30 feet in front of an open bay door with a
vehicle being worked on. Eight bays total.with 4 at each side of
building. Five vehicles were being worked on, four at the measurement
III/0 side of the building with one at the opposite side. Two bay doors
open at measurement side of building.
Big Wheel /Rossi 4 C+rfield Associates, Inc.