Memo-Extension For Metro Water Conditional Use Permit
'''-,f
. MEMO
From:
City Council
Nancy Anderson
To:
Date:
June 26, 2003
Subject:
Extension for Metro Water conditional use permit
The zoning ordinance allows an extension for a conditional ,use permit if the
development is not constructed within a year. The ordinance states the following:
Expiration. A conditional use permit expires one year after it has been issued unless
the use for which the permit has been granted is in effect. Extensions may be granted
provided the applicant submits a letter to the Zoning Administrator requesting an
extension 30 days before the expiration of said approval. The letter shall state the facts
of the request, showing a good-faith attempt to utilize the permit, and it shall also state
the additional time being requested to begin the proposed construction. The City
Council may grant extensions not to exceed one year.
Metro Water Conditioning, Inc., was approved for a conditional use permit to construct a
building at 612-12th Avenue South on July 16, 2002. Attached is the letter asking for an
extension for the conditional use permit. Also attached are the staff report and
resolution. Staff knows of no reason not to approve an extension for one year.
The Council's action is to approve a one-year extension to construct a buildinq at 612 -
12th Avenue South.
Attachments
.
METRO
WATER CONDITIONIN . INC.
740 111n AVENUE SOUTH HOPKINS, MINNESOTA 55343 (952) 938-0137 FAX (952) 945-0680
\S) ~
01t W~flj
June 6, 2003
Nancy S. Anderson
City of Hopkins
1010 First Street South
Hopkins, MN 55343
Dear Nancy:
Please extend the conditional use permit for one year on address 612 12th Ave South.
Do to the poor economy we are behind schedule and are in need to this extension to
continue our building project.
Tha7~ b~
Scott Downey.,-:,,:,:,
~
July 11, 2002
Council Report 02-114
CONDITIONAL USE PERMIT - METRO WATER CONDITIONING, INC.
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 02-67, approvmg a
conditional use permit to construct a building on Ith Avenue South.
At the Zoning and Planning meeting, Mr. Bartz moved and Mr. Thompson seconded a
motion to adopt Resolution RZ02-17, recommending approval of a conditional use permit to
construct a building on 1 th Avenue South. The motion was approved unanimously.
Overview.
The applicant, Metro Water Conditioning, Inc., is proposing to construct a building on two
vacant lots on 1 th Avenue South. This was the former site of a car storage lot. Metro Water
Conditioning is currently located at 740-11 th Avenue South. The building will be used for an
office and warehouse. The front of the building will be 532 square feet of office, and the
area to the back of the building will be 3673 square feet of warehouse space. There will be a
mezzanine area that will be 1296 square feet.
The applicant has applied for a preliminary/final plat to combine the lots because a building
cannot be constructed over a lot line.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the development?
. What was the discussion at the Zoning and Planning meeting?
. What has occurred since the Zoning and Planning meeting?
Supporting: Documents.
. Analysis of Issues
. Site Plans
. Memo from Jim Benshoof
. Resolution 02-67
Nancy S. Anderson, AICP
Planner
Financial Impact: $_ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
YIN
Source:
CR02-114
Page 2
Primary Issues to Consider.
· What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is I-I. The Comprehensive Plan has designed the site as
industrial. The proposed use complies with both of these documents.
. What are the specifics of the site plan?
Landscaping
The site is required to have nine trees. The plan indicates two Red Maple trees and three
Black Hill Spruce located in the front yard. The applicant was notified of this, and a
condition on the resolution is to provide a new landscape plan.
Public Works
The Public Works department has reviewed the proposed development. The following are
the comments:
· A temporary right of entry or construction easement will be needed from the property
owners to the south of this site in order to install the in curb described in curb detail
A-A.
· The concrete gutter of the concrete driveway apron must be installed to drain. In
order to accomplish this, a high point may need to be installed in the gutter.
· Nine Mile Creek Watershed District approval and permitting is required for this
proj ect.
Parking
Five parking spaces will be on the south side of the building and eight on the west side.
Access to the parking area will be from 12th Avenue and the alley. The site is required to
have 11 parking spaces. When a truck needs access to the loading area, a portion of the
parking area will have to be used.
Trash
The trash area will be located in the building.
Access
Access to the site will be from 12th Avenue and from the alley. Access to the loading
docking will be from the alley.
CR02-114
Page 3
. Loading Dock
There will be a loading dock located on the north side of the building. Access to the dock
will be from the alley.
Exterior
The exterior will be a precast colored aggregate panel. The front were the office is located
will have windows the will be compatible with the color of the building.
Zoning
1-1
Proposed
Front yard
North sideyard
South sideyard
Rear yard
Height
20 feet
20 feet
20 feet
20 feet
45 feet
20 feet
20 feet
20 feet
20 feet
23 feet
Surrounding uses
The site is surrounded by industrial buildings and uses.
.
.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development. Ms. Anderson stated that the major
concern from the neighbors was the truck movement into the site. Several of the surrounding
neighbors spoke against the semi-trucks moving into the site. Mr. Downey, the owner of the
property, appeared before the Commission. Mr. Downey stated that they have approximately
20 semi-trucks per year that would come into the site. The trucks would stay approximately
30 minutes. There are also several of the other surrounding uses that use semi-trucks in the
alley.
The Commission liked the building, but was hesitatant to approve the building without
having an expert's opinion on the turning radius for the semi-trucks. The Commission
approved the conditional use permit with an additional condition that this will go forward to
the City Council once a traffic consultant reviews the turning radius and renders an opinion.
The applicant agreed to this.
. What has happened since the Zoning and planning meeting?
The applicant, staff, and Ed Terhaar from Benshoof and Associates met to review the turning
movements in the alley. Mr. Terhaar also reviewed a video of the turning movements that
was made by the applicant. Attached is the memo from Mr. Terhaar regarding the turning
movements in the alley. The conclusion is that trucks movements in the alley are tight but
possible. Mr. Terhaar also gives recommendations for unloading trucks if the Sixth Street
CR02-114
Page 4
entrance is not accessible.
Alternatives.
1. Approve the conditional use permit to construct a building. By approving the conditional
use permit, the applicant will be able to construct the building as proposed.
2. Deny the conditional use permit to construct a building. By denying the conditional use
permit, the applicant will not be able to construct the building as proposed. If the City
Council considers this alternative, findings will have to be identified that support this
alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 02-67
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT A BUILDING
WHEREAS, an application for Conditional Use Permit CUP02-5 has been made by
Metro Water Conditioning, Inc;
WHEREAS, the procedural history of the application is as follows:
1.
That an application for a conditional use permit was made by Metro Water
Conditioning on April 23, 2002;
2.
That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application on May 28, 2002, and June 26th: all persons
present were given an opportunity to be heard;
3.
That the written comments and analysis of City staff were considered; and
4.
A legal description of the subject property is as follows:
.
Lot 1 Block 1 Downey Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUP02-5 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP02-5 is
hereby approved subject to the following conditions:
.
1. A temporary right of entry or construction easement will be needed from the
property owners to the south of this site in order to install the curb described in
curb detail A-A.
2. The concrete gutter of the concrete driveway apron must be installed to drain. In
order to accomplish this, a high point may need to be installed in the gutter.
3. Nine Mile Creek Watershed District approval and permitting is required for this
proj ect.
4. That the plat is approved and filed.
5. That a revised landscaped plan is submitted and approved by staff.
6. The developer shall install a stormceptor on the end of the storm sewer pipe at the
end of the 6th Street South right of way, just east of 12th Avenue South before it
outlets into Nine Mile Creek. The stormceptor shall be designed to treat the flow
for the entire drainage area. All costs associated with furnishing and installing the
stormceptor to City standards shall be the responsibility of the developer.
Following City approval and acceptance of the stormceptor installation, the City
will take over the responsibility, ownership, and maintenance of the stormceptor.
This overall treatment of the entire drainage area will be allowed by the City
.
instead of an individual storm sewer pIpmg and treatment system on the
individual development site.
7. Prior to the issuance of the building permit, the developer shall provide an
accurate survey and staking of the property, which is found acceptable to the City
Attorney and Building Official.
8. That the access to the site from 12th Avenue is increased 25-30 feet to the north.
9. That the applicant's truck does not back into the alley from Seventh Street South.
Adopted this 16th day of July 2002.
Eugene 1. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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