CR 2003-132 Conditional Use Permit-Gas Station 1702 Mainstreet
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HOPKINS'
Council Report 03-132 '
August 27, 2003
CONDITIONAL USE PERMIT - GAS STATION 1702 MAINSTREET
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 03-77, approving a
conditional use permit to construct a gas station at 1702 Mainstreet without the rear yard
setback variance.
At the Zoning and Planning meeting, Ms. Halverson moved and Mr. Hatlestad seconded a
motion to adopt Resolution RZ03-19, recommending approval of a conditional use pennino
construct a gas station at 1702 Mainstreet without the rear yard setback variance. The motion
was approved on a 5-1 vote. Mr. Thompson voted nay.
Overview.
The applicant, Todd Beugen, is proposing to construct a gas station at 1702 Mainstreet. The
subject lot is currently an empty lot that was previously a gas station. A gas station is
allowed as a conditional use within the B-3 zoning district. The applicant is proposing to
construct a 2020-square- foot building in the southwest comer of the site and have three gas
pumps. The building as proposed will require a rear yard variance. The applicant owns the
property to the south of this property.
The applicant has applied for a variance for the rear yard setback.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the requirements for the conditional use permit?
. What are the specifics of the addition?
. What was the discussion at the Zoning and Planning meeting?
Supportine Documents.
., Analysis of issues
. Site plans
. Resolution 03-77
b~ICP
Planner
Financial Impact: $ N/ A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CR03-132
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 B-3, General Business. A gas station is allowed as a
conditional use within the B-3 district. The Comprehensive Plan has designated this site as
Commercial. Both of these documents support the proposed use.
. What are the requirements for the conditional use permit?
Self-service station provided:
1.
2.
3.
4.
5.
6.
. 7.
the site shall be constructed for drainage according to a plan submitted and approved
by the city engineer and fire marshal;
that entire site not covered with building or landscaping shall be hard surfaced;
the lighting shall be accomplished in such a way as to have no direct source visible
from the public right-of-way or adjacent land in the R district;
no driveway access shall be less that 40 feet from a street intersection;
any other businesses operated on the site shall conform to this code;
the site shall be constructed for parking and traffic according to a plan submitted and
approved;
stacking for gas pumps shall be provided for at least one car beyond the pump island
in each direction in which access can be gained to the pump. The required stacking
shall not interfere with internal circulation patterns or with designated parking areas
and shall not be permitted on any public right-of-way, private access easement or
within the required parking setback;
8. the front yard shall be landscaped and shall be ten feet in depth. If the station is non-
conforming, a curb shall be constructed to separate the drive from the public walk.
The site plan is conforming to the above requirements.
. What are the specifics of the addition?
Parking
The site is required to have 10 parking spaces. The proposed site plan indicates 10 spaces.
Stacking is also required for the gas pumps. The proposed site plan indicates the required
one car stacking,
Access
.
The proposed site plan indicates access to the site will be changed from Mainstreet and I th
A venue. There are currently two access points on Mainstreet and 1 th into the site. Access
on Mainstreet and 1 th will be consolidated into one 36-foot access point on both streets.
.
CR03-132
Page 3
Setbacks
The addition will have a one to four-foot setback on the south lot line. The ordinance
requires a IS-foot setback. The applicant is requesting a variance. The other setbacks
comply with the zoning ordinance. St~ffis recommending denial of the variance.
Landscaping
The proposed site plan indicates landscaping on Mainstreet and 1 ih A venue. The site will
be required to have nine plantings of the correct size. The site plans indicate five trees of the
correct size. Staff recommends that four additional trees of the minimum size be added to
the site plan.
Public Works
The following are the comments of the public works department:
1. We believe the site previously had underground fuel storage tanks. Have these been
removed? Will they be reused? Have tests been preformed to determine if there has
been any ground contamination?
.
2. It appears the concrete driveway aprons are planned to be replaced. This work should
be done in accordance with standard plate STRT-6A.
3. It appears no NPDES permit is required, as the site is less than 1 acre.
4. Contact Art Carlson for water service and sanitary service permit.
5. Boulevard tree planting should be reviewed and approved by Ray Vogtman prior to
installation. Tree planting should be in accordance with City Standard plate SPP-12
6. No drainage system is proposed to collect and treat storm water runoff. Provisions
should be made to collect and treat runoff on site. Additionally, provisions should be
made in the drainage plan to contain a spill of fuel on the site
7. Any utility cuts into pavement on 1 ih Avenue or Mainstreet shall be restored in
accordance with the City's right-of-way management ordinance.
8. Parking and building setbacks. should be reviewed by the planning department for
compliance with zoning ordinances.
9. The curb proposed along the west property line should meet the required setback of 2
feet from the property line.
.
.
CR03-132
Page 4
Trash
The trash area will be located on the east side of the building and enclosed, as required by the
ordinance.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and is concerned regarding the
placement of the pumps. There maybe a problem with the far easterly pump because all
pumps must be visible from the person inside the buil1ing and a car at the westerly pumps
may block the view. '
Exterior
The exterior of the building will be brick. There will be an accent band around the top of the
building. The windows will have awnings. There is ptoposed to be a canopy above the gas
pumps. I
. What was the diseussion at the Zouing and PILning meeting?
Ms. Andersou briefly reviewed the request because the farianee discussion touched on most
ofthe site specifics. No oue appeared at the public helng regarding this item.
Alternatives. 1
1. Approve the conditional use permit to construct a as station at 1702 Mainstreet with a
IS-foot rear yard setback. By approving the cond'itional use permit to construct a gas
station at 1702 Mainstreet with a IS-foot rear yard setback, the applicant will have to
modify the site plan.
2. Approve the conditional use permit to construct a gas station at 1702 Mainstreet with the
site plan as proposed. By approving the conditional use permit to construct a gas station
at 1702 Mainstreet, the applicant will be able to cbnstruct the gas station as proposed.
This alternative requires the City Council to approJe the rear yard variance. If the City
Council considers this alternative, findings will hclve to be identified that support this
alternative.
.
CR03-132
Page 5
3. Deny the conditional use permit to construct a gas station at 1702 Mainstreet. By
denying the conditional use permit, the applicant will not be able to construct the gas
station as proposed..
4. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
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SITE DATA:
LOT AREA:
BUILDING AREA:
LANDSCAPE AR[A:
PIdl'I(J)IG / OIUVE AREA:
12., 157 s.r. (.2B ACRES )
2.020 s.r. (17 Z )
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K. K. DESIGN
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 03-77
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT A GAS STATION AT
1702 MAINSTREET
WHEREAS, an application for Conditional Use Permit CUP03-8 has been made by Todd
Beugen and Barry Goldstien; T.B.G. Properties;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Todd
Beugen and Barry Goldstien; T.B.G. Properties on July 25,2003;
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:
The north 122 feet of Lots 6 and 7 and the east 25 feet of Lot 5, Block 2,
Boulevard Manor Addition, Hennepin County, Minnesota.
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUP03-8 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 CUP03-8 is
hereby approved subject to the following conditions:
1.
2.
3.
4.
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6.
That the building is moved or reduced in size to provide for a IS-foot rear yard
setback.
That the watershed district approves the proposed development if required.
That the public works department approves the final drainage, utility and grading
plans.
That there are four additional plantings added of the required size.
That the fire marshal approves the placement of the gas pumps.
That the applicant signs a declaration that the property will remain in common
ownership as long as the proposed improvements exist or replat.
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Adopted this 2nd day of September 2003.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk