Conditional Use Permit/Big Wheel Rossi 1 Y O
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0 1)ecember 20, 1993 o P K 1 Planning Report CUP93 -7
CONDITIONAL USE PERMIT BIG WHEEL ROSSI
Proposed Action.
Staff recommends the following motion: Move to approve Resolution RZ93 -28 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 cenfer 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 comer 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.
t the November Zoning and Planning Commission consideration of this item resulted in a 3 -3 vote. As a
eesult of a request by the applicant and staff the City Council has sent this item back to the Planning
Commission for a review of a revised site plan. Following the last Zoning and Planing meeting City staff,
abutting property owners and the applicant meet.. At this meeting it was determined that the building
would be redesigned so that the door will face east/west. The site plan remains basically the .same, except
the building has been reoriented so the garage doors will now face east and west.
Primary Issues to Consider.
o What are the specifics of the site plan?
o How has the plan been revised from what was originally presented to the Commission?
o What is the position of the abutting property owners to the revised plan?
o What are the concerns of the staff?
o What are the results of the noise study?
o What are the recommendations. of the staff?
Supporting Documents.
o Analysis of Issues
o Site Plan
o Resolution 93 -28
o Orfield Study (applicants study)
o Braslau Study (adjacent property owners study)
o Letter from Goldman
ill Letter from Woody Ginkel
IV' ACkiiMr"\
Nancy Anderson, AICP
Planner
CUP93 -7
Page 2
Primary Issues to Consider.
0
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
O r he 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 15 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 has found this access point acceptable.
Exterior
The applicant is proposing an exterior with a combination of rockface block that is paintedt and brick. The
applicant will be placing brick on the retail area and the employee room. These are the areas of the
building that are most visible from the street.
Surrounding uses
The subject site is surrounded by residential on the north and west sides, industrial to the east and
commercial to the south. The surrounding residential uses are concerned with the noise created by the
41 to repair facility.
CUP93 -7
Page 3
Signage.
The site will have a 64 square foot pylon sign that is 20 feet in height. This sign meets the zoning
requirements. There will also be additional signage on the building.
Parking
The site requires 24 parking spaces. The site plan shows 30 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 46 feet
north side yard 15 feet 15 feet
south side yard 0 feet 36 feet
rear yard 25 feet 42 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 enclosed on three
sides. Staff is recommending that the trash area is fully enclosed, this would require an addition of a gate.
Fencing
The applicant is proposing a 6 foot high cedar staggered opposite side fence. This type of fence will not
appear as such a barrier, but yet provide screening for the residential uses. The fence will be constructed
of 2" x 6" cedar boards, and 6" x 6" cedar posts. Staff finds this fence acceptable.
o How has the plan been revised from what was originally presented to the
Commission?
The site plan remains basically the same except the building has been reoriented so the garage doors will
face east and west. Also, the applicant will be adding absorption material in the ceiling to reduce the
reverberant noise as per the recommendation of David Braslau.
o What is the position of the abutting property owners to the revised plan?
The two abutting residential uses are concerned with potential noise created on the site. Mr. Ginkel, the
owner of the apartment building to the north, will not oppose the proposed development with the building
reoriented provided the applicant meets the noise control requirement detailed in his letter dated 12- 16 -93.
Mr. Ginkel has outline several conditions is his letter, the applicants site plan has addressed these
conditions.
The Goldmans, the property owners of the multifamily rental development to the west still do not support
the proposed development with the revised site plan. They have stated that they are opposed to this use on
the subject property no matter how the project is designed.
CUP93 -7
Page 4
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. Staff feels with all the noise consultants recommendations incorporated
into the site plan, the noise generated by the site should not be a problem to the residential uses.
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 except 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
CUP93 -7
Page 5
unlikely that noise from the facility would exceed the Minnesota State Noise Standards, th
potential for noise intrusion may exist.
o Extended roof over entrances to repair stalls
With the reorientation of the facility, there remains the potential for noise impacts on the
upper levels of the adjacent residential structure since the entrances will be directly visible
from the upper floors. For this reason it is recommended that the roof be extended
approximately five feet to provide a continuous barrier along the top of the building.
Repairs would still be performed within the stalls and not underneath the extended roof,
since this would destroy its usefulness as a noise barrier.
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 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.
The applicant has agreed to incorporate all of the recommendations of both the noise studies into the
revised site plan.
o What are the recommendations of the staff?
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 the pylon sign is 20 feet in height and 64 square feet.
A lower and smaller sign will reduce the impact on the neighborhood. This height is similar to the other
pylon signs in the area.
o That the exterior of the retail area and the employee room is brick.
This will require the applicant to upgrade the exterior of the building. The sides that the staff is
recommending a brick exterior are the sides that are most visible from the street.
CUP93 -7
Page6
o That the landscaped area on Blake and 2nd Street is bermed.
1111k he 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 landscape 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 6 foot high wood fence located on the north and west sides of the site with
the applicant to provide a plan showing the proposed location and type of fence to be
constructed. The type and construction shall be in a manner acceptable to staff.
This plan must be approved by City staff. The staff would recommend an alternative board cedar fence.
This fencing will provide screening for the abutting residential areas, plus help to minimize the noise
generated by the site. The applicant is proposing this type of fencing.
o That a gate is added to the trash area.
By adding a gate to the trash area will screen the trash area completely.
NOISE
0 o That there is no vehicle dryer on the car wash.
here has been a problem with the noise generated with the blower on another vehicle dryer in the area.
his 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.
o 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 west side of the building are kept closed except for
momentary times that vehicles are moved in and out.
By closing the garage doors on the west side of the building, the noise generated by the business will be
minimized for the residential area on the west side of the site.
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.
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.
his requirement will reduce the auto service noise
o The building is reoriented
y reorienting the building the doors will face east and west.
CUP93 -7
Page 7
o That there is hanging absorption in ceiling to reduce reverberant noise in accordance with a
plan acceptable to staff.
This will help reduce the noise in the building.
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 well 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 acceptable to the City Engineer that
connects with the sidewalk on 2nd Street.
The applicant will must obtain a permit for the sidewalk. A new sidewalk is being constructed on 2nd
Street. The staff is recommending that sidewalk is also constructed on Blake along the property frontage.
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 auto 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.
o That the City of Hopkins approves the extension of the purchase agreement.
Alternatives.
1. Recommend approval of 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 will
consider a recommendation of approval.
2. Recommend denial the conditional use permit for an auto repair center at 302 Blake Road. By
recommending a denial the conditional use permit, the City Council will consider a recommendation
of denial. If the Planning Commission considers this action, findings of fact will have to be stated
to support a denial of the conditional use permit
3. Continue for further information. If the Planning Commission indicates that further information is
needed the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ93 -28
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, October 26
and December 28: 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.
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
approved based on the following conditions:
1. The applicant provides the City a temporary easement for
work on the water main.
2. That the applicant locate the water main on Blake Road
and Second Street and provide the City with a minimum
of a 10 foot utility easement.
3. That the applicant provide a sidewalk on Blake Road
that connects with the sidewalk on Second Street and is
acceptable to staff. Permits shall be obtained from
City, as needed, for construction of the sidewalk.
0 4. That the auto center closes not later than 9:00 p.m.
Monday through Friday.
RESOLUTION NO: 93 -28
Page 2
5. That the auto center closes not later than 6:00 p.m. 4111
Saturday and Sunday.
6. That the auto center does not open before 8:00 a.m. on
Saturday and Sunday.
7. That there is no outside storage at any time of any
type product, material or parts.
8. That the pylon sign is a maximum of 20 feet in height
and a maximum size of 64 square feet.
9. That the landscaped area on Blake and Second Street is
•bermed
10. That the applicant provide a new landscape plan showing
the berming and size of plantings.
11. That the landscaped area is irrigated.
12. That the applicant provide a landscape bond per the
Zoning Ordinance.
13. That the exterior of the retail area and the employee room
is brick.
14. That the applicant obtain permits for sealing the well.
15. That the garage doors on the west side of the auto
service area will remain closed at all times excepting
momentarily for moving vehicles in and out.
16. That the glass in the garage doors is opaque.
17. That there is a 6 foot wood fence located on the entire
north and west side of the site. The applicant shall
provide a plan showing the location and type of fence to be
constructed.
18. That the applicant provide a drainage plan for City
approval.
19. That the parking lot lighting on the site is not to be
obtrusive to adjacent residential properties.
20. That there is no auto body repair on the site.
21. That the car wash doors are closed during use and the doors
have a STC 25 rating.
22. That there is no vehicle dryer on the car wash.
23. That the roof is extended over the north repair stalls per III
the Braslau noise study.
RESOLUTION NO: 93 -28
Page 3
24. That the mechanical and ventilating equipment meets the MPCA
standards.
25. That the north service bay doors and any windows of the
service bay area must have a minimum STC 25 rating.
26. That the building is oriented so that the garage doors face
east and west.
27. That there is hanging absorption in the ceiling as per the
David Braslau study.
28. .That there are side walls on the north side of the building.
29. That the trash area is enclosed on all sides.
Adopted this 28th day of December, 1993.
Patricia M. Reuter, Chairperson
10/14/93 14 :36 FAX 612 452 7389 BIG WHEEL ROSSI [aj002 /020
Orfield Associates Inc. Office/Laboratory Design, Research, Testing Affiliations
East Acoustics 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 Wheel Rossi
Address: 2300 Pilot Knob Road
Mendota Heights, MN
Project: Acoustic Study New Store Prototype
Location: Hopkins, MN
Phone: (612) 452 -7484
FAX: (612) 452 -7389
From: Richard G. Pierson
David M. Berg
Date: October 10, 1993
Regarding: Measurement Results and Recommendations
The following presents the results of the environmental noise study
pertonaed 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
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
0003/020
1 0
it
1/3 and 1/1 octave frequency spectra as well as A 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:OOam to 10:00n) to L50 60 dBk and
L10 65 dBA and limit exposure during Nighttime Hours (10:00pm to
7:0Oam) to L50 50 dBA and L10 55 dBA.
The following defines the A- weighted noise measures analyzed
statistically from the site recordings:
Leg 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 tj004/020
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 allowed by the MPCA are
also. indicated:
Measurement location #1: Amoco Certicare (11:15 to 11:45 AM)
1 11/ 1
measured
Stat. 1 levels 1 MPCA Limits exceedance
Lmax 66.3 dBA
L10 60.1 dBA 65 dBA nD
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 TrJheel /Rossi 3 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI X1005 /020
the above data shaves that the typical noise levels created by the
representative multi -bay auto service centers neasured in our survey
were NOT in exceedance of MPCA "daytime" guidelines for 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 7:00AM
until 10:00PM. 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 some of the maxima which occur. Note that
traffic noise due to nearby roads and 135E 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.
i
Big %hee1/Rossi 5 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI U006/020
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
ineasurement locations. The 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 bottom 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 prcposed Big Wheel /Rossi service center to the community
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
service center.
1 11/ 1
Big Wheel/Rcssi 6 Orfield Associates, Inc.
10/14/93 14:37 FAX 612 452 7389 BIG WHEEL ROSSI Ij007 /020
4. It is our understanding that the car wash located at the north of
the hailing 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 -tame
criteria.
The above 'commendations will keep daytime noise levels for the
auto service and car wash operations below the MPCA criteria. It
should be noted that only auto service related raise 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
HSiAC and mechanical systems should meet the cede 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 Measureing Microphone
2. Bruel Kjaer Type 2639 Microphone Preamplifier
3. Bruel Kjaer Type 1 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 reel /Rossi 8 Orfield Associates, Inc.
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI 0009/020
1
EXHIBIT A:
Big Tnbee1 /Rossi 9 Orfield Associates, Inc.
10/14/93 138 FA% 612 452 7389 BIG WHEEL ROSSI l�lol0 /020
4:
Apartment
7 WINCE 5CIEEP4
r"""7"-m""8". k
VOIS BM ii 1
3
ar
WASH L
or LEI
y
33 3013 g 1
rs fED� 55EFl4 O 11111 9
O
CD
CO
1 19 11
S
Scale: 1" 20'-0" NOTES:
t Car Wash has no Dryers
N Air Compressor Located within Building
Proposed Site Layout
Hopkins, MN
r
10/14/93 14:38 FAX 612 452 7389 BIG WHEEL ROSSI
Z011/020
A 8
LA (119N,
(3) I Q
(z g2 !QG 411) r 11 a 4 w` Q „I N {81} (82 (84
s p 4 1 y 0} 1.1 3 Q (86) t32
4 045 /105 115 ll2s
4 02 (80) 13 (3
a 1) AVE_
(9) 8
1050 050 o 8) (37} (40 h 130 13 e ;131 t3 1 1.
Q (3 1 I 0 10470(
900 /O /O E
i'
(5 \1 1
i
J/ LAND
STER ED r
Q
0
(8) Subject *I:: I K
O
Q 1 t 44 SURV t�2t 10 Z a N.) i
ll'V�
`00 CO r
p r te •S
5i. (14) (17) Z` tx.
(191 v. S
Ai
P
9 (1)
'1 N 0 56 Q5?
1
S (36)
Proposed Site
13 Hopkins, MN
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI r 01]012/020
EXHIBIT B:
Big Wheel/Rossi 10 Orfield Associates, Inc.
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI 2 013 0 2 0
dBA levels vs. time
Amoco Certicare
f Ira
13 ra 1 1
C. 1
car m •ving into bay 3
fi E
I eir with ud st reoin iiiiin list ...4.
M di E M 116 r
17 1
-I, Es I ■1 ,..L_- 7-44 ii
410.
3FASL 41 I _it
C i C 1 17_E.... glai.V. la 44.... .M....AR—_____
t.. 3 IA .rg e I n T I -7 F 7.--. 4 f
0 2 E .---.--1
-.,-i tr 9 L...........L__. 1
t 1- l a f.... ti .1 fli 0 14 IN ft) ...t• ID iNt rs.— CO gi
,40 1 iiia fr.-; .-e :7e-I a-I e..4 Cq 1 1 4 al *4 Cii 61 61 Al Ck.I
1 ll 1
I
U i.
II
ali tool w rkIng bay 1 I 1
c- idIln• in bay 3
V 1
i
I f
A.. II
1
-"I /1 04 i
.1.
c
II I
1 ■••••.■Fe II
II
0 .1.4 tkl in It la W T CO CPI 0 -1 Ct.I tri 1- in ii .1
in II 1 l'i r• PO .4- 11 t• d it 13 B
III.
10/14/93 14:39 FAX 612 452 7389 BIG WHEEL ROSSI Z014/020 (V
dBA levels vs. time
CAR —X (location 1)
1' pounding and pnumatic tools
n
E 1 r ,c with I ud a au st 1._
c —1
41 1 i
41 Z
di I —1-1—t. 41 Iiiiii.i, Li
ri) ai E 6tin N. i i .417 i 1 iitlinirh Fr
V Z3: j ,s awl.- la n i• 11 s Z
I r
.na f co isp 0 0 0 0 0 0 0 ..4 I�
c sta ng an movi pc ding
ct_ A z
1
I e
_I 1111
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI 0015/020
111.
dBA levels vs. time
CAR-X (location 2)
1
is.
19
pnurn tic to
il n
a-7 -.4
9
di Z
A
N 1 .--•—•--•--r
Ci .1 .e4
la CO f l li t I
g L. ..s j 11 1 4 .1 j 4 I —al. 2
13 1 r c c t r W W- C 47
•r— 3 IA 'a 13.
In al in
0 5 i____!.[...___I-----
r 1 1
__J.......„.
a;:-.. 1._ 1.4 it
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0 w 1- it 1- 1:1- tn. In 10 In in Ill If) ID If) If) 2
o
0
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI U016/020
FXIiIBIT C:
Big Wheel/Rossi 11 Orfield Associates, Inc.
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI e1017/020
l
41 B &K Type 213 2
Yp 2133 ..9 Sap 53 13:04:37
2W Spectrum 8IGW02 1!3 act. Maio X; R
C 3 Ch.A *Overload Y 58.0d8
80.0d9 re 20,0JV RMS Av3.T' 30
80
70
60
o:i_ I HH I W 1� _i: 1 1
.7. 11.111 {:LI.11`I l.:I 1.1.1i I1.1.l::l::i-ii1, •I.
31.3 63 125 250 500 ik 2k 4k Sk 16k A L
C•on�.rmmntI noise at Amoco Certicare, Yankee Doodle Rd. CH
B &K Type 2133 Z9- Sep-93 15:31 :27
2W Spectrum BLEW P: 111 oct. Main Xi A
C 3 Ch.A *Overload Y= 58.0d6
100.0d8 re 20.01V RMS Avg.T 30
Freq. Ch.A
H* d9
31.5 70.7
63 67.
125 65.2
250 57.8
500 53.8
ik 51.9
2k 50.3
4k 46.6
16k 29.2
31.5k
63k
125k
R 58.0
C *envrmmntl �s.4
noise at Amoco Certic.,r Yankee Doodle Rd. CHx7
bigu05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI a018/020
B &K Type 2133 29- Sep -93 15 :32 :29
2W Spectrum BISW03 1'® oct. Main :i: A
L 3 Ch.n Y° 62.8dB
190,Od9 re 20.0.jY P.M'= Aws.T' 339'00
1610
90
80
70
5U I j
31.5 63 125 250 500 lk 2k 4k Sk 16k A L
C'envrmmntl noise at Car-X -Pilot Knob Rd. Duckwood Dr EHz]
btgw05_
BW Type 2133 29- Sep -53 15 :33:20
2W Spectrum RIGW03 P' 1/11 oct. Main
7 Ch.A Y= 62.8dB
1.90.0d8 re 20 .0.V RMS A•w9. T; 30:00
Freq. Ch.A
Hz dB
31 .5 68,,5
63 70.6
125 65.7
250 58.8
500 55.6
2k 57.5
4k 52.6
9k 46.2
16k 38.2
31.5k
63k
125k
A 62.8
74.6
C noise .t Cr'-'. a -Pilot links Rd. S Duckwood Dr CWx]
bigu05_
10/14/93 14:40 FAX 612 452 7389 BIG WHEEL ROSSI U019/020
B &K Type 2133 29- Sep -93 15:34:08
214 Spectrum 816W0' 1/3 pct, Main X. A
7 Ch,R 7. 61,1d6
100 d ra 2Q.0mV PM; A'+a.Te 15'01
90
80
70
.m_
j i f I
,p ...1 .1 _1 11 f -;1 I f l r :1::1.1 f .1,... .f
31.5 53 123 '250 500 lk 2k 4k 1)k 16k A L
C.envrmmnt1 noise at Car -X 39' out from bay 'o LHz3
bigw05_
9 &K Type 2133 29 Sep 93 15:3S:16
214 Spectrum NUMBER P' 1 Oct. Main X. A
E 1 Ch.A
100.0d8 re 20.OjV RMS Avo.T= 61 5101)
Freq. Ch.R
Hz dB
31.5 59.3
63 699
125 65.5
250 56.4
S00 55.4
lk 57.1
2k 52.9
4k 51.4
8k 48.4
16k 41.9
31.5k
63k
125k
11111 A 61.1
L 73.9
C.envrmmntl noiso at Car -X 39' out from bas; 3 CHs]
bigwOS_
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 MPCA 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 open at measurement side of
building.
Measurement location #3: CarX (12:45 to 1:00 PM)
(second location at Car X)
measured
Stat. I 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
side of the building with one at the opposite side. Two bay doors
open at measurement side of building.
Big Wheel /Rossi 4 Orfield Associates, Inc.
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.
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,
David Braslau
President
Attachment
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12 1/ 2" CLEAR CEILTJC 1-E
RECOMMENDED ORIENTATION OF AUTO REPAIR CENTER
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RECOMMENDED ORIENTATION OF AUTO REPAIR CENTER
III
Twin Realty Investment Co
5401 GAMBLE DRIVE, SUITE 103
MINNEAPOLIS, MINNESOTA 55416
MAURICE GOLDMAN (612) 545 -9155
EQUAL HOUSING
DANIEL P. GOLDMAN 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 dangero
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.
Page 2 of 2
a
Repeatedly we find patrons of Bakers Square usin
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/
410
Knollwood Towers East
320 Blake Rd. N.
Hopkins, MN 55343
December 16, 1993
Hopkins Planning Commission
City of Hopkins
1011 First Street South
Hopkins, MN 55343
RE: Big Wheel -Rossi
Commission Members:
As you know, I have sent you letters and made comments at a
Planning Commission meeting registering concern about the
proposed construction of a 10 bay service center for Big
Wheel -Rossi at 302 Blake Road North. I have since met
privately with the proponents for this store and outlined our
concerns. They agreed to rotate the building 90 degrees from
their original plan. Their revised plan dated December 3,
1993 has been sent to me. There are eight noise control
measures we proposed be included in their final revised plan.
They verbally agreed in principal to these measures. I
indicated to them and to the Hopkins Planning staff that I,
representing Knollwood Towers East, would remove my
opposition to this project if all of these measures were
implemented. These noise control measures are as follows:
1) Construct tide walls (north end of building) as far along
traffic "island" as feasible at a height of 15 feet
Their new plan shows this change
2) Extended roof over Stalls minimum of 5_ feet Their new
plan shows this change
3) Construct solid fence along perimeter of property (north
and west boundaries) at height of a feet Discussion has
been for 6 foot fence. This is acceptable, if fence is
solid.
4) Keep north door of car wash closed during washing
operations.
5) Place any mechanical equipment near retail and office area
and provide noise control measures.
6) If public address system is used, it should be restricted
to enclosed spaces.
7) Bay doors should remain closed except for entering and
departing vehicles.
8) Mang acoustical absorption from ceiling to reduce overall
noise level I would like to address minimum measures
recommended. We are assuming that the 10 bay working space
is approximately 45 feet by 60 feet and 15 feet in height..
David Braslau, expert acoustic consultant, has made a
recommendation to install enough baffles where the sound
level within the working space is reduced by approximately 5
dBA. He and I both feel this is a reasonable request. This
would require installation of 1C)0 baffles with dimensions 2`K
4` (10 baffles per bay). The recommended baffles should have
a sound reduction value of 8.2 sabins or better. Products
made by Soundcoat, Industrial Noise Control, Kinetics or
equal should be used. This detailed description when
implemented will provide some protection for adjacent
properties while not being excessive treatment for the space.
Please review the Big Wheel -Rossi revised plan to include the
eight recommended noise control measures I have outlined
above. All measures are reasonable, attainable, and
necessary in order to produce a facility that will not have
an adverse effect on its neighbors.
Sincerely,
K. Ginkel, Property Manager
KNOLLWOC)D TOWERS EAST
410