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CUP 87-28 --� CITY OF HOPKINS APPLICATION FOR: AMENDMENT OF ZONING ORDINANCE DATE: %� - .��j-�.' � CONCEPT REVIEW , CONOITIOPIAL USE PERi•tIT x CASE N0: ;' %�� ��- .;; ,'� SUBDIVISION APPROVAL VARIANCE FEE: - 75.00 WAIVER OF PLATTING REQUIREMENTS DATE PAIO: il• - ��-�t)7 1. Street Location of Property: 708 - 12th Avenue South, Hopkin� 2. Legal Description of Property: I`T°• 28�•1 ft. ot W.379.31 ft, of NF}�, of S[r74 of c +-' �� m-.� ShiD 117 Ranc�P ��y 411}l�P�fr1 r'pc-tr�snla��g��16�� Paul N. Steiner Address 106�85,H�ay. T7 3. Owner: Name � a� � Phone473-5435 4. Applicant's Name: S� Address S� Phone 5. Description of Request: ��' setback fran 20' to 10' � oning District Use Present Proposed 7. Present Proposed Br3 2-1 Vacant 2-1 8. Reason for Request- Prohibitive aost of improving bad soil and to reasonably utilize site. P:�TE: If request is for variance, please also complete attached page. 9. What error, if any, in the existing Ordinance would be corrected by the proposed amendment? (for Zoning Ordinance amendment only) 10. Exhibits submitted: Map or plat showing the lands proposed to be changed yes Other 11. Acknowledgement and Signature: The undersigned hereby represents upon all of the penalties of law, for the purpose of inducing the City of Hopkins to take the action herein requested. that all statements herein are true and that all work herein mentioned wi11 be done in ac- cordance with the Ordinances of the City of Hopkins and the laws of the State of Minnesota. � Signature of Applicant: �,�,pl� �—, � ` � . Signature of Owner: v��.��,��, �,...' . RECORD OF ACTIO�d TAKEfd BY PLAfJf�ING & ZONING COM��IISSION � Application for: Conditional Use Permit= Mini Storage Case No : CUP87-28 On the 26 day of January 19 88 , the action requested in the f oregoing petition was approved X disapproved�—) subject to the folloa�ing conditions : 1 That the site is rezoned from B 3 tn r 1, 2 �b�.-� �he reQuirements of thn Fira rn�al are met; 3 That the two parcels are to be combined; 4 That the Metro ('ni�nril annrnVe the change in the Comprehensive Plan. CITY COUNCIL ACTION Approved X Denied by the Council this 2nd day of February _ 19�8.- Resolution No: 88-3 Special Conditions: 1. That the slte is rezoned from B-3 to I-1; 2. That the re- � quirements of the Fire Marshal are met; 3 That the two parcels are to be combined; 4 That the Metro Council approves the chanqe in th� Cor�prehensive Plan, _ .�.� ` /�' �, James D. Ker� igan Planning & Economic Development Director If you have any further questions as relates to this matter, please call Nancy Anderson, 935-8474, extension 14b. � Note : A Conditional Use Permit shall expire one year after it has been issued unless the use for which the permit has been granted is in effect, except that, upon written application of the owner of the effected land for which the permit was granted prior to the end of said year may request and the Council may grant an extension not to exceed one year. RESOLUTION N0: 88-3 ---� CITY OF HOPKINS HENNEPIN COUNTY , MINNESOTA RESOLUTION MAKING FINDINGS OF FACT AND APPROVING APPLICATION FOR CONDITIONAL USE PERMIT CUP87-28 WHEREAS , an application for a Conditional Use Permit CUP87-28 has been made by Paul Steiner , to construct a mini-storage development at 708 - 12th Avenue South . WHEREAS , the procedural history of the application is as follows : 1 . That an application for Conditional Use Permit CUP87-28 was filed with the City of Hopkins on _ October 29 , 1987 . 2 . That the Hopkins Planning Commission reviewed such application on November 24 , 1987 . 3 . That the Hopkins Planning Commission , pursuant to published and mailed notices , held a public hearing on November 24 , 1987 , continued to December 29 , 1987 ; all persons present at the hearing were given an opportunity to be heard . 4 . That the written comments and analysis of the � City Staff and the Planning Commission were considered . NOW THEREFORE BE IT RESOLVED , that the Hopkins City Council makes the following Findings of Fact in respect to CUP87-28 : 1 . That the proposed mini-storage development meets the requirements for a Conditional Use Permit . 2 . That the proposed mini-storage development meets the requirements for an I-1 district . BE IT FURTHER RESOLVED , that application for Conditional Use Permit CUP87-28 is hereby approved subjeet to the following Conditions : 1 . That the subject site is rezoned from B-3 to I-1 . 2 . That the requirements of the Fire Marshal are met . 3 . That the two parcels are to be combined . 4 . That the Metro Council approve the change in the Comprehensive Plan . Adopted this 2nd day of February , 1988 . ---� Donald Milbert , Mayor --` Hopkins City Council Minutes February 2, l9gg Page 3 Mr. Redepenning moved and Mr. Anderson seconded the motion to adopt Resolution � 88 . 3 making findings of fact and approving the conditional use permit with a recommendation that the possibility of adding some brick to the outside of the manager's office be examined. A poll of the vote was as follows: Mr. Anderson, Aye; Mr. Shirley, Aye; Mr. Kritzler, Aye; Mr. Redepenning, Aye; Mayor Milbert, Aye. The motion carried unanimously. d. REZONE THE PROPERTY LOCATED AT 708 12TH AVENUE SOUTH FROM B-3 TO I-l. Mr. Anderson�voiced a great deal of concern over the contents of the mini-s�orage. He wanted to know how Mr. Steiner planned to keep people from storing combustibles such as fireworks, gasoline, paint, hazardous waste materials, etc. Mr.steiner informed the council that all people wishing to use the facility would fill out a form stating what they were storing and would not be allowed to store combustiles or hazard waste materials. George Magdal and Fire Chief Klocek addressed the Council on the �' need for some kind of a fire alarm system and a manifest of the locations and contents in the storage units. Mr. Steiner agreed to get together with the Fire Marshal and go over the plans and find a way to meet the requests of the fire department. One of the other concerns of the council is that if this parcel is rezoned and Mr. Steiner would not go ahead with the mini- storage proposal then anything of a industrial nature could be built at that location. Mr. Steiner assured the Council that he is totally committed to this project and has every intention to complete the project. He has already purchased the property. Following this discussion Mr. Redepenning moved and Mr. Anderson seconded the motion to adopt Resolution #88-1 making findings of fact and approving the rezoning of property located at 708 12th Avenue South from B-3 to I-1, with conditions. A poll of the vote was as follows: Mr. Anderson, Aye; Mr. Shirley, Aye; Mr. Kritzler, Aye; Mr. Redepenning, Aye; Mayor Milbert, Aye. The motion carried unanimously. e. CHANGE TO THE COMPREHENSIVE PLAN. A motion to continue until the next council meeting on February 16, 1988 was made by Mr. Redepenning and seconded by Mr. Anderson. A poll of the vote was as follows: Mr. Anderson, Aye; ^ Mr. Shirley, Aye; Mr. Kritzler, Aye; Mr. Redepenning, Aye; Mayor Milbert, Aye. The motion carried unanimously. . � . � � o o � . ' ---� ' �`�� ti s O N P K � January 27 , 1988 Couneil Report: 88-20 CONDITIONAL USE PERMIT - PAUL STEINER 708 - 12th Avenue South PROPOSED ACTION: Staff recommends adoption of the following motion: Council adopt Resolution No : 88-3 aPProving the request by Paul Steiner to construct a mini-storage development with eonditions . Adoption of this motion will a11oN Mr . Steiner to eonstruct a mini- storage development . The Commi�sion voted unanimously to recommend approval of the Cond�tional Use Permit . OVERYIEW: Mr. Steiner is proposing to construct a mini-storage development . Mr. Steiner has requested his variance be withdrawn because of the purchase of additional property. Mr. Steiner and Mr. Hustad appeared before the Commission . The applicant brought a sample of the exterior block of the building. The � exterior will be break-away block of a brownish-gray color. Mr. Steiner stated that he no longer needed a variance because he purchased Outlot C. He also stated the current situation regarding the sprinkling of the building. Mr. Steiner will De addressing the ' sprinkling issue at the City Council meeting . The Commission would recommend that the building not be sprinkled . Mr. MeGlennen . asked if a market survey had been done. Mr. Steiner stated that a market survey had been done , and he felt that this use would be successful because there is not another storage facility in the area. . ISSUES TO CONSIDER: o Whether a min-storage development is an appropriate use for this site? SUPPORTING INFORMATION: o Detailed background o Analysis - Alternatives/Effects . o Site Plan o Area Map � ( � Nancy . Anderson Community Development Analyst , . � ' o G .c �� �'�� ' ti 0 O P K � � CONDITIONAL USE PERMIT - PAUL STEINER 708 - 12th Avenue South PLANNING COMMISSION REPORT N0: CUP87-28 NOVEMBER 17 , 1987 PROPOSED ACTION: Staff recommends adoption of the following motion: The request by Paul Steiner to construct a mini- storage development is approved . Adoption of this motion will allow Mr. Steiner to construct • a mini-storage development . OVERVIEW: Mr. Steiner is proposing to construct a mini- storage development . Mr. Steiner has requested his variance be withdrawn because of the purchase of additional property. �--� Name of Applicant : Paul Steiner Address of Property: 708 - 12th Avenue South Present Zoning: B-3 Proposed Zoning: I-1 � ' Present Comprehensive Plan: R-2 ,3 Proposed Comprehensive Plan: I-1 Reason for Request : To construet a mini-storage development Nature of Request: Ordinance requires a Conditional Use Permit for construction over $75 ,000 and for a P . U.D . . ISSUES TO CONSIDER: o Whether a min-storage development is an appropriate use for this site? SUPPORTING INFORMATION: o Detailed background . o Analysis - Alternatives/Effeets o Site Plan o Area Map ,--� 9, _- Nancy . Anderson Commun ty Development Analyst ---� CUP87-28 Page 2 DETAILED BACKGROUND: The proposed mini-storage will be located just west of the gas station/convenience store presently under construction on 7th Street South . Other uses surrounding the proposed buildings are : a vacant parcel to the south and west and industrial uses to the north . The mini-storage will consist of 6 buildings of various sizes . The individual units will also vary in size . A caretaker will live on site . The gate is computerized and open for approximately 12 hours a day . The office area is open for only 8 hours a day Monday thru Friday. Caretakers are allowed- in Industrial districts . The buildings will be constructed of block , divided by steel partitions. The block will be painted brown . The units themselves have no heat or eleetricity. This will prevent people from living or running a business from them. There will be lights on the south side attached to the buildings . --� There will not be an area for garbage . All renters are charged a deposit for clean-up . If the rented units are not cleaned the deposit is not returned . Curb and gutter will be installed along 7th Street . The applicant is agreeable to the installation of sidewalk along 7th Street at sueh time as the City might determine it is appropriate . Aecess to the site will be from 7th Street . The Director of Engineering has reviewed the access and drainage and found it acceptable . The Fire Marshal has reviewed the proposed plan and noted the following: - the buildings have to be sprinkled - another hydrant should be located on the southwest corner The applicant is planning to start construction as soon as possible . There will be a parking area for the office use . This area consists of 4 spaces . There is parking throughout the site --� in front of the storage units for renters . A renter would drive to a unit and park at the unit while on the site . This parking plan as proposed appears to be workable based upon similar operations in other cities . For the most part this is not a parking intense use . •-� CUP87-28 Page 3 All activity on the site will be on the interior. The garage doors will all face the inside . The outside appearance will be a brown concrete block wall . Two of the interior buildings will be connected with a roof . This will create a tunnel between the two buildings . A car will be able to drive through this tunnel . All storage buildings will be 10 ' 8" in height . The caretakers apartment will be approximately 17 feet high. The following are the I-1 setback requirements and proposed setback requirements : I-1 Proposed Front Yard 20 20 Side Yard (W) 20 20 (E) 20 20 Rear Yard 20 Approx 115 ` FAR 60$ 46% The applicant is proposing a fence on the west side of the property. This fence will provide security within the site � from this side . ANALYSIS: The applicant has complied with all the requirements for an I-1 district . The staff feels the use of mini-storage on this site is compatible with the surrounding uses ; however we would like the applicant to use a more decorative exterior treatment (i .e . brick) on the northerly outside wall . The Commission required new construction to the east to build with brick . This will be a good start in upgrading the south industrial area. The staff feels this use is a good use for the site and area. The applicant has done a nice job in designing the building so that all activity is on the interior. The landseaping will present a nice appearance from 7th Street . This use should have less of an impact on the Westbrooke Patio Homes than almost any other type of use . The only thing a Westbrooke residence will see is a 10 foot high block wall . Basically , the operation should generate little if any noise . The applicant has met with the Westbrooke Association . The President of the Westbrooke Association has stated that they ^ are in favor of the use but not the rezoning . � CUP87-28 Page 4 ALTERNATIVES: 1 . Approve the Conditional Use Permit without rezoning . The applicant will have to request a zoning amendment to allow a mini storage in a B-3 District . 2 . Approve the Conditional Use Permit with the zoning change . This will allow the applicant to construct the buildings as requested . 3 . Deny the Conditional Use Permit . If this alternative is chosen , the Commission will have to formulate Findings of Fact for denial . FINDINGS OF FACT: The following are suggested Findings of Fact and Conditions should the commission recommend approval : 1 . That the proposed mini-storage meets the requirements for a Conditional Use Permit ^ 2 . That the proposed mini-stora�e meets the requirements for an I-1 district . Conditions : 1 . That the sub�ect site is rezoned from B-3 to I-1 . 2 . That the requirements of the Fire Marshal are met . 3 . That the northerly wall has an exterior of brick . 4 . That the two parcels are to be combined . 5 • That the Metro Council approve the ehange in the Comprehensive Plan .