PR CR01-100 Conditional use Permit - Walser
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August 2, 2001
HOPKINS
Planning Report eRO 1-1 00
CONDmONAL USE PERMIT- WALSER
ProDosed Action.
Staff recommends the following motion: Move to adopt Resolution. 01-49 approving a
conditional use permit to construct additions to the existing Walser building located at 314
Mainstreet.
At the Zoning and Planning meeting, Mr. Rowan moved and Mr. Bartz seconded a motion to
adopt Resolution RZO 1..8, recommending approval of a conditional use permit to construct
additions to Walser. The motion was approved unanimously.
Overview.
Walser has purchased the former car wash property to the west of their existing site on
Mainstreet and removed the building. With the additional property Walser will be
constructing additions to their existing buildings.
Walser will be constructing one addition located on the west side, of the existing building and
a second addition on the south side. The west side addition will be used as a write-up area
and an express lube. The south addition will be additional service and new parts area.
Walser will also be remodeling the east side of the existing building with a new entry and
new fascia.
Walser currently uses a portion of the Hennepin County Regional right-of-way on the south
side of their site for parking. Walser will be acquiring another portion of this right-of-way
with the site.
Prima" 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?
SUDDortin2 Documents.
. Analysis of Issues
. Site Plans
. Resolution 01-49
Financial Impact: $_N/A Budgeted:
Related Documents (CIP, ERP, etc.):
Notes:
Y/N
Source:
CROI-IOO
Page 2
Primarv Issues to Consider.
What is the zoning and of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is B-3, General Business. An auto sales lot is permitted with a
conditional use permit. Walser was granted a conditional use permit at the time the original
building.was constructed. The Comprehensive Plan has designated this site as commercial.
The use of the site is consistent with both documents.
. What are the specifics of the development?
Landscaping
The site is required to have 25 additional trees with the addition. The landscape plan
indicates 15 trees of the required size. There are four maple indicated, not of the minimum
size required. If these maples are upgraded to the correct size, the total will be 19. The
applicant will need to add six additional trees. The applicant cannot remove any of the
existing plantings without replacing them on the site.
Once the plan is in compliance with the City ordinances (number of trees, etc.) the plan will
need the approval of the City Parks Superintendent before it is accepted. The fact that the
storm sewer proposed on the project will impact many of the existing trees on the project
needs to be addressed on the landscaping plan.
Public Works
The following are the comments from the Public Works Department:
Storm Sewer / Site Draina2e
· It appears the project is proposing to add to the amount of impervious surface on this
already mostly impervious site. Both pre-and-post redevelopment drainage
computations along with a stormwater management plan need to be submitted to the
City in accordance with City Code 546 and the City's Water Resources Management
Plan.
. It is encouraging to note that a storm ceptor in the southeast quadrant is proposed to
be added in order to provide some treatment for both the existing and proposed
expansion surface. The northwest area of this project contains no stormwater
treatment and staff is concerned about this direct runoff and the potential for future
expansion of the parking lot that would most likely ultimately drain to this area.
Because of this, it is my recommendation that MIl #2 should be a sump manhole (4'
min.) and an agreement should be included in the CUP between the City and the
Walser property that any future parking lot . expansion shall consider treatment
ponding, including both detention and retention, as its first option in accordance with
City codes and policies.
CROI-IOO
Page 3
A maintenance and sediment cleanout agreement and commitment for the storm
sewer on the project including the storm ceptor shall be included, developed, and
followed as a part of the CUP agreement.
. The proposed grades around the area near the 12" FES at the south portion of the
project will need to be revised to properly drain. If the grades will allow it, it is
desirable to have this FES be revised into a catch basin structure. It appears this area
along the south property line will require a small retaining wall. Either the grades
will need revision or a retaining wall will have to be designed and approved by the
City and the Hennepin County Regional Railroad Authority (HeRRA).
. Erosion control needs to be added to protect all inlets near the project and the
construction areas around these inlets.
. Any connections to existing storm sewer structures must be core drilled.
. All proposed storm sewer pipe runs must be labeled on the plan for size, type, class,
and slope.
. Watershed approval is required as a part of the CUP approval.
Well
. As stated on the plans, the well on the former car wash site must be capped and
secured in accordance with the Department of Health requirements. Any permits or
information requested in relation to this well will be the sole responsibility of the
property owner.
Mainstreet Imnacts
. Mainstreet shall be labeled correctly on all plan sheets.
. An adequate turning radius for car delivery trucks needs to be shown at the new
driveway entrances. The entrances may need to be revised to allow the truck turning
movements so as to minimize the impacts the trucks may have on Mainstreet traffic.
. Concrete driveway aprons need to be installed on all proposed entrances.
. The City lighting along Mainstreet needs to be acceptably addressed on the project
plans. Some lighting is not shown and it is unclear how this lighting may be
impacted. One of the lights is shown to be in the middle of the proposed west
driveway. This conflict and the Mainstreet lighting in general needs to be addressed
on the plans in a manner that is acceptable to the City's Public Works Traffic
Division Superintendent.
All removals on the project need to be clearly labeled and it is suggested that a
removals plan be prepared.
CROI-IOO
Page 4
All Mainstreet connection, street, curb, and sidewalk work must be sawcut and
replaced in kind.
Utilities
. A utilities plan still has not been submitted for this project. Other utilities such as
sanitary, water, electric (street lighting), etc. need to be shown and addressed on the
plans. It is suggested that the former car wash sanitary and water services be utilized
with the new expansion due to their proximity to the expansion area. Any proposed
sewer or water connections must be acceptable to the City's Sewer and Water
Superintendent.
. Both existing and any proposed area lighting (with electrical plan) within the grading
limits need to be identified and addressed on the plan.
Typical Section/Details
. The pavement section for the parking lot should.have a minimum of~ inch added to
the bituminous thickness (3" Bit & 6" Cl 5 Total). lfthe parking lot is planned to be
used for fire lane purposes then a 7 ton design should be used (ie 3~" Bit & 8" CI 5
Total).
. More details are needed to show the proposed construction details on the plan (ie.
concrete driveway apron, sidewalk, planting, etc.)
The Public Works Department reserves the right to continue reviewing any plans submitted
for approval and to place new or revised conditions on construction as may be required. All
future plan sets must be submitted with revision dates.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans and found them acceptable.
Parking
The following is the.parking breakdown:
31 customer
13 demo
47 employee
65 servtce
8 showroom
9 display
152 lot
325 total parking spaces
CROI-IOO
Page 5
Trash
The trash area is on the south side of the building. The trash area is screened. as required.
Access
Access to the site will be from Mainstreet. Two access points are identified on the site plan.
This remodel will allow Walser to eliminate several existing access points on this property.
The additional property will also provide better access for trucks transporting vehicles. In
the past there have been problems with Walser unloading cars on Mainstreet. Now, with the
additional property, the trucks will have access around the building and will be able to unload
vehicles more easily at the rear of the building.
Exterior
The exterior of the new building will be rockface block, the same material as the existing
building. On the east side of the building a new entry will be constructed and a new fascia
will be added. The exterior of the fascia will appear as a smooth surface.
Zoning
The site is zoned B-3. An auto sales lot is permitted with a conditional use permit. When the
original building was constructed, a conditional use permit was granted.
Setbacks
The following are the required and proposed setbacks:
front yard
east side yard
west side yard
rear yard
B-3
20 feet
o
o
25 feet
Pro Dosed
20 feet
45 feet
10 feet
approximately 30 feet (from the HCRRA)
Screening
The zoning ordinance requires a five-foot fence when an auto sales lot abuts a residential
district. The site plan indicates a five-foot screening fence.
Surrounding uses
The site is surrounded by apartments to the south, commercial to the north, Highway 169 to
the east and commercial uses to the west.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed addition with the Commission David Phillips, the
CR01-100
Page 6
architect appeared before the Commission. Mr. Phillips stated that there would be better
circulation on the site with the additional property. He also stated that they wanted to start
this fall and complete by early winter. No one appeared at the public hearing regarding this
matter.
Alternatives.
1. Approve the conditional use permit. By approving the conditional use permit, the
applicant will be able to construct the additions as proposed.
2. Deny the conditional use permit. By denying the conditional use permit the applicant
will not be able to construct the additions 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.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 01-49
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL
USE PERMIT TO CONSTRUCT AN ADDITION TO WALSER
WHEREAS, an application for Conditional Use Permit CUPOl-2 has been made by
Walser; .
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Walser on
June 29, 2001;
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 July 31, 2001: 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:
Tract 1:
That part of Lot 14, Auditor's Subdivision Number 242, Hennepin County,
Minnesota, lying North of a line parallel with and distant 145 feet Southerly from
the Southerly line of Excelsior Avenue.
Tract 2:
All of Lots 15 and 16and that part of Lot 17, Auditor's Subdivision Number 242,
Hennepin County, Minnesota which lies West of a line drawn parallel with and
distance 30 feet West of the following described line:
Beginning at the East Y4 corner of Section 24, Township 117, Range 22, thence
South along the East line of said Section a distance of 364.37 feet; thence deflect
right at an angle of 25 degrees 59 minutes 28 seconds for a distance of 462.86
feet; thence deflect right at an angle of 19 degrees 50 minutes 43 seconds for a
distance of209.19 feet; thence deflect left at an angle of84 degrees 27 minutes 29
seconds for a distance 76.15 feet; thence deflect 90 degrees right for a distance of
216.88 feet to the actual point of beginning of the line being described; thence
deflect left along a tangential curve having a radius of 440.0 feet (delta angle 83
degrees 47 minutes 14 seconds) for a distance of 649.29 feet and there
terminating.
Tract 3:
That part of Lots 14 and 20, Auditor's Subdivision Number 242, Hennepin
County, Minnesota, Described as follows:
Beginning at a point on the West line of said Lot 14, distant 145 feet South of the
Southerly line of Excelsior Avenue; thence South along said West line a distance
of 95 feet; thence East a distance of 275 feet along a line run parallel with the
Southerly line of Excelsior Avenue; thence South along said West line a distance
of 95 fee; thence East a distance of 275 feet along a line run parallel with the
Southerly line of Excelsior Avenue; thence North along a line run parallel with
the West line of said Lot 14 to the South line of Lot 17, said Addition; thence
West, along the Southerly line of lots 17, 16, and 15, said addition and along said
Southerly line extended to the point of beginning.
All according to the plat thereof on file and of record in the office of the Registar
of Deeds, in and for Hennepin County, Minnesota.
Tract 4:
Those parts of Lots 14, and 20, and 23, Auditor's Subdivision Number 242,
Hennepin County, Minnesota, described as follows:
Commencing at the Southeast corner of Section 24, Township 117, Range 22;
thence North, along the East line of said Section 24, a distance of953.32; thence
Westerly, deflecting to the left 112 degrees 38 minutes 17 seconds, a distance of
538.92 feet; thence Northerly, at a right angle, a distance of 275.83 feet; thence
Westerly, at a right angle, a distance of33.0 feet to the actual point of beginning;
thence Southerly at a right angle, along a line hereinafter referred to as "Line A" a
distance of8.27 feet; thence Southerly a distance of 126.88 feet along a tangential
curve to the right having a radius of 167.00 feet to the intersection with the
Northwesterly right-of-way line of HENNEPIN COUNTY STATE AID
mGHW AY NO.3, Plat 16, as recorded in Book 4, of Highway Plats, page 4, in
the office of the County Recorder, County of Hennepin; thence Southwesterly
along said right-of-way line to the Northeasterly right-of-way line of the Chicago
and North Western Railway Company (formerly the Minneapolis & S1. Louis
Railway Company); thence Northwesterly along the last described right-of-way
line to the West line of said Lot 14; thence North along said West line a point
240.00 feet South from the Northwest corner of said Lot 14; thence East, parallel
with the North line of said Lot 14 and its extension, a distance of 275.00 feet;
thence North parallel with the West line of said Lot 14, a distance of94.53 feet to
the South line of Lot '17 in said Auditor's Subdivision; thence East, along said
South line, a distance of 3.50 feet to the intersection with a curve concave to the
East Which has a radius of 473.00 feet and is tangential with the aforementioned
"Line A," thence Southerly along the last described curve to the actual point of
beginning.
Lot 12, Auditor's Subdivision No. 242, Hennepin County, Minnesota.
The East 70 feet of the North 210 feet of Lot 13, Auditor's Subdivision No. 242,
Hennepin County, Minnesota.
That part of the North 210 feet of Lot 13, Auditor's Subdivision NO. 242,
Hennepin County, Minnesota lying west of the East 70 feet thereof, also that part
of said Lot 13 lying south of the North 210 feet therefore.
North 19 feet of the East 50 feet of Tract B,Registered Land Survey No. 823,
Hennepin County, Minnesota.
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use
Permit CUPOI-2 is hereby approved based on the following Findings of Fact:
I. That the proposed use meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUPOI-2 is
hereby approved based on the following conditions:
I. That Nine Mile Watershed District approves the proposed addition.
2. That a new drainage, utility, and grading plan is submitted and the
EngineeringlPublic Works department approves these plans.
3. That a new landscape plan is submitted.
4. That the property is re-platted.
5. The HCRRA property lease agreement must be. in place.
Adopted this 8th day of August 200 I.
Eugene 1. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
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