CR 2003-130 Conditional Use Permit-Dental Office
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HOPKINS
August 27, 2003
Council Report 03-130
CONDITIONAL USE PERMIT - DENTAL OFFICE
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 03-75, approvmg a
conditional use permit to construct a dental office at 1222 Mainstreet.
At the Zoning and Planning meeting, Ms. Halverson moved and Mr. Sholtz seconded a
motion to adopt Resolution RZ03-l8, recommending approval of a conditional use permit to
construct a dental office at 1222 Mainstreet. The motion was approved unanimously.
Overview.
The applicant, Dr. Joseph Gendler, is proposing to raze the eXIstmg building at 1222
Mainstreet and construct a new dental office. The existing building is vacant and has been
for sale for a period of time. The proposed dental office will front on Mainstreet with the
parking in the rear. The applicant is intending to design the building using materials and
detailing which fit with other buildings on Mainstreet.
The proposed building will be 4000 square feet, and the dental office will have space for two
dentists. There will be a l780-square-foot basement, used mostly for mechanical and
electrical equipment. The hours of the clinic are proposed to be normal working hours.
The proposed building is within the Downtown Design Overlay District.
Primarv 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?
Supportinl! Documents.
. Analysis ofIssues
. Site Plans
. Minutes from neighborhood meeting
. Resolution 03-75
~~~
Nancy . Anderson, AICP
Planner
.
Financial Impact: $_ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
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CR03-130
Page 2
Primary Issues to Consider.
· What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The site is zoned B-3, General Business and the Comprehensive Plan designated the site as
commercial. The proposed use complies with both documents.
. What are the specifics of the site plan?
Landscaping
The landscaping will be on the east, west and south sides of the lot. The site is required to
have 9 trees. The site plan indicates two trees of the correct size. There are five other trees
that can be counted if made larger. Throughout the site there is also a significant amount of
schrubs.
Public Works
The following are the comments from the public works department:
.
1. The existing surmountable curb along 13th Avenue will need to be removed and
replaced with B618 style curb and a concrete driveway apron. The driveway apron
should be constructed in accordance with city standard plate STRT-6A. Also, the
sidewalk scoring pattern should be 3' by 3', and should carry though the driveway
apron.
2. It appears no NPDES permit is required as the site is less than 1 acre.
3. Contact Art Carlson for water service and sanitary service permit.
4. Boulevard tree planting should be reviewed and approved by Ray V ogtman prior to
installation. Tree planting should be in accordance with City Standard plate SPP-12
5. Storm sewer pipe draining the catch basin in the parking area should be a minimum
of 12 inches in diameter. HDPE storm sewer pipe is permitted on private property,
reinforced concrete pipe is required in the public right-of-way.
6. The details of the proposed water quality treatment structure have not been submitted.
Sizing and selection of an appropriate structure must be submitted and approved prior
to construction.
.
7. The connection to the 60-inch storm sewer in the alley is shown to be made without
construction of a structure in this location. This is acceptable, but the applicant
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CR03-130
Page 3
should be reminded that the storm sewer is privately owned and maintained up to this
connection.
8. The connection to the storm sewer will require removal of the concrete alley
pavement. Replacement of this pavement shall meet all city standards for alley
paving including dowelling joints; Concrete shall be removed and replaced the full
width of the alley
9. Any utility cuts into pavement on 13th Avenue or Mainstreet shall be restored in
accordance with the City's right-of-way management ordinance.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Parking
The parking will be located in the rear of the building. The site is required to have 17 spaces;
the plan indicates 18 spaces. The parking area will have curb and gutters as required. The
parking spaces are the required size of 9' ~ 20'.
Trash
. The trash will be located on the southwest side of the site; it will be screened as required.
Sidewalk
There is an existing sidewalk on the north side of the building that will remain and the
applicant will be constructing a sidewalk on the west side of the building that will match the
sidewalk pattern on Mainstreet. '
Access
Access to the parking area will be from 13th Avenue. Access to the building will be from
Mainstreet. There will be no rear access
Exterior
The exterior of the building will be brick and stucco. The brick is proposed to be a reddish
brown face brick with a brown sand stucco panels. There will be a metal roof over the
entrance. The metal roof is proposed to be a dark bronze color.
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CR03-130
Page 4
Setbacks
The following are the required and proposed requirements:
B-3
proposed
Front yard
West side yard
East side yard
Rear yard
one foot
o
o
15 feet
one foot
one foot
four feet
100 feet
Surrounding uses
The property is surrounded by 81. Joseph Church to the west, an empty lot to the east, a
parking lot to the south and commercial to the north.
Design Standards
Standard
Parking - The parking will be in the rear as required.
Lighting - The plan indicates indirect lighting for the sign. The lighting for the parking lot
will be a light that projects downward.
Windows and Doors - The proposed building complies with the 30 percent requirement of
transparent materials for the first floor.
Width - The building will be divided by a different window type, on the east side of the
Mainstreet fac;ade there are square windows. The entrance door will be arched and the
windows west of the door will also to be arched to continue the design.
Roofs and Parapets - The proposed building will have a flat roof as required.
Utility Areas and mechanical equipment screening - The trash area will be located on the
southeast side ofthe parking lot and will be screened with cedar fencing. The air conditioner
in the back will be screened with shrubs.
Height- The proposed building will be one story.
Setbacks - The proposed building will abut Mainstreet.
Signs - The proposed signage will be wall signage.
The proposed building complies with the design standards.
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CR03-130
Page 5
Guidelines
Landscaping - The landscaping will be located on the east, west and south sides.
Streetscape - The sidewalk on the west will continue with the streetscape design.
Materials & Detailing - The proposed exterior will be brick and stucco.
Exterior color - The exterior will be a natural brick color.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the site plan with the Commission. Ms. Anderson noted that this
building is in the Design Overlay District and the proposed building meets the requirements.
Russell Zenk, the architect, appeared before the Commission. Mr. Zenk showed the
Commission the interior plans and an exterior elevation. Mr. Zenk also stated that two
people showed up for the neighborhood meeting, and they were in favor of the building. No
one appeared at the public hearing.
Alternatives.
.
1. Approve the conditional use permit to construct a dental office. By approving the
conditional use permit to construct a dental office, the applicant will be able to construct
the building at proposed.
2. Deny the conditional use permit to construct a dental office. By denying the conditional
use permit to construct a dental office, 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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.August 20, 2003
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Ms. . Nancy Ande~son
City Planner
City of Hopkins
1 01 o First S1. S. .
. Hopkins, MN 55343 - 7573.
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Re: Proposed Dental Office fqr
TWin Cities Dental Center
1 ?22 .. Mainstreet
. Hopkins, MN
Dear Ms. Anderson:
Following are the persons who attended the Neighborhood Meeting, August 18th relative to the .
above project.
.
Mr. HarryE. Bongard . .
Owner of Apartment House at 122,1 Mainstreet, Hopkins
Ms. Dori Helmer
Owner of 1200 Mainstreet and vacant lot east of Site.
They inquired about the exterior finish materials and asked about whether the parking lot would be
designed to prevent traffic from passing through the adjacent parking lot. Their comments were all
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P.O. Box 370,16 S. First Avenue W., Grand Marais, Minnesota 55604
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 03-75
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING OF A CONDITIONAL USE PERMIT TO CONSTRUCT A DENTAL OFFICE
AT 1222 MAINSTREET
WHEREAS, an application for Conditional Use Permit CUP03-7 has been made by Dr.
Joseph Gendler;
WHEREAS, the procedural history of the application is as follows:
1.
That an application for a conditional use permit was made by Dr. Joseph
Gendler on July 23,2003;
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 August 26, 2003: 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:
Lots 2 and 3, Block 8, West Minneapolis
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUP03-7 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 CUP03-7 is
hereby approved subject to the following conditions:
1. That the watershed district approves the proposed development.
2. That the public works department approves the final drainage, utility and grading
plans.
3. That five trees indicated on the plans meet the minimum size requirements.
4. That two additional trees are added that meet the minimum size requirements.
5. That the applicant signs a declaration that the property will remain in common
ownership as long as the proposed improvements exist or replat.
Adopted this 2nd day of August 2003.
ATTEST:
Eugene J. Maxwell, Mayor
Terry Obermaier, City Clerk