CR 97-59 CUP - 8th Ave/Mainstreet
March 27,1997
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Council Report 97-59
CONDmONAL USE PERMIT--8TH A VENUE AND MAINSTREET
Pro Dosed Action.
Staff recommends the following motion: Move to apj)rove Resolution 97-31. aDDrovin~ a
conditional use Dermit to construct two buildings on the northeast corner of Mainstreet and
8th Avenue.
At the March 25 Zoning and Planning meeting, Mr. Brausen moved and Mr. Blair seconded a
motion to approve Resolution RZ97-4, recommending a conditional use permit to construct
two buildings on the northeast corner of Mainstreet and 8th Avenue. The motion was
approved unanimously.
Overview.
The applicant, JeffKakach, is proposing to develop the northeast corner of Main street and 8th
Avenue. The proposed development will include three vacant lots, 715 and 717 Mainstreet
The three vacant lots and 717 Mainstreet are owned by the City/HRA. The development will
also include vacating the alley and platting the property.
The following are the proposed uses and square footage for the development:
Glenrose Floral
Retail
Office
5770 square feet
4550 square feet
5500 square feet
The proposed buildings are typical of the "Mainstreet" buildings because the buildings abut
Mainstreet with the parking in the rear.
The HRA has approved the execution of a development agreement for the project proceeding
contingent on approval of the conditional use permit, alley vacation and the platting.
Primarv Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
o What are the specifics of the development?
o What was the discussion and the Zoning and Planning meeting?
SUDDortinl!: Documents.
o Analysis ofIssues
o Site Plans
o Resolution 97-31
CR97-59
Page 2
Primarv Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject site is zoned B-3, General Business. The Comprehensive Plan has designated the
site as commercial. The proposed uses comply with both documents.
o What are the specifics of the development?
Landscaping
The site is required to have 13 trees. The landscape plan indicates 13 trees. However, the
two Red Splendor Crabs are not the correct size and the two River Birch are not included in
meeting the requirements. The applicant will have to revise the landscape plan slightly, The
landscape plan does indicate landscaping on the east side of the trash area. There are also
planting boxes along Mainstreet for annuals to be planted. The applicant has been contacted
and will change the landscape plan,
Public Works
The Public Works department has reviewed the preliminary drainage and grading plans for the
proposed development. Public Works made some minor comments that will be changed on
the final grading and drainage plans.
Parking
Parking is not required for the site because the subject property abuts the B-2 zoning district.
If the site were required to have parking, the site would be required to have 73 spaces, based
on the proposed uses. The site does have 38 parking spaces. The parking area has been
redesigned since the concept review to provide a 24-foot drive aisle. The site plan indicates
compact parking on the east side of the site.
There currently is an underutilized public parking lot across the street that can provide
parking for the site. There is also parking available along Mainstreet and 8th Avenue.
Trash
The trash area will be located in the parking area. The trash area will be screened, as required
by the ordinance. Landscaping will also screen the east side of the trash enclosure.
Sidewalk
The sidewalk on Mainstreet and 8th Avenue will remain,
CR97-59
Page 3
Access
Access to the site parking area will be from 8th Avenue, There is pedestrian access to the
building from Mainstreet and 8th Avenue.
Exterior
The exterior will be similar to the block on the movie theater. The applicant is proposing a
grey-brown color. Accent color of green and a raspberry color are shown along the top of the
building. Awnings will be installed along Mainstreet and 8th Avenue,
Lighting
The parking area will be lit from wall mounted fixtures. The Mainstreet building will have
two fixtures and the building on 8th Avenue will have one. There is existing street lighting on
Mainstreet.
Signage
The site plan indicates a pylon sign is located on the north side of the Mainstreet building,
Any signage for the site will have to meet the signage requirements.
Strategic plan
The Strategic Plan states the following:
Provide an atmosphere that will foster the retention of existing businesses on or near
Mainstreet and attract new businesses,
Glenrose Floral needs more space to remain in Hopkins. The new building will provide the
space needed for Glenrose Floral to stay in Hopkins. The other buildings will provide space
for new businesses to locate in Hopkins. The proposed development meets the goal of the
Strategic Plan.
Setbacks
The following are the required and proposed setbacks:
Mainstreet building
front yard
east side yard
west side yard
rear yard
B-3
1 foot
o
o
15 feet
Pro Dosed
5 feet
2 feet
2 feet
39 feet
CR97-S9
Page 4
8th Avenue building
front yard
north side yard
south side yard
rear yard
B-3
1 foot
o
o
15 feet
Proposed
2 feet
1 foot
36 feet
70 feet
Surrounding uses
The site is surrounded by commercial uses.
o What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed development with the Commission. Roman Roos,
representing the applicant, appeared before the Commission. Mr. Roos stated that they hoped
to close on the property on April 4. He also stated that at this time both buildings will be
under one owner, but they will be platted as two lots so in the future the lots could be in
different ownership.
Alternatives.
1. Approve the conditional use permit to construct two buildings on the northeast comer of
Mainstreet and 8th Avenue. By approving the conditional use permit to construct two
buildings on the northeast comer of Main street and 8th Avenue, the applicant will be able
to construct the buildings as proposed.
2. Deny the conditional use permit to construct two buildings on the northeast comer of
Mainstreet and 8th Avenue. By denying the conditional use permit to construct two
buildings on the northeast comer of Main street and 8th Avenue, the applicant will not be
able to construct the buildings 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: 97-31
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A
CONDITIONAL USE PERMIT TO CONSTRUCT BUILDINGS ON THE
NORTHEAST CORNER OF MAINSTREET AND 8TH AVENUE
WHEREAS, an application for Conditional Use Permit CUP97-3 has been made by Jeff Kakach,
and;
WHEREAS, the procedural history of the application is as follows:
1. That an application for Conditional Use Permit CUP97-3 was made by Jeff Kakach, on
February 21, 1997;
2, That the Hopkins Planning Commission, pursuant to mailed and published notice, held a
public hearing on the application and reviewed such application on March 25, 1997: all
persons present were given an opportunity to be heard;
3. That the written comments and analysis of the City staff were considered; and
4. A legal description of the subject property is as follows:
Lots 10, 11, 12, 13, 14, and the south 10 feet of Lot 15 Block 66, WEST MINNEAPOLIS
SECOND DIVISION, Hennepin County, Minnesota,
NOW, THEREFORE, BE IT RESOLVED that application for Conditional Use Permit CUP97-3
is hereby approved, based on the following Findings of Fact:
1. That the proposed development meets the requirements for a conditional use permit.
2. That the proposed development meets the zoning requirements,
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP97-3 is hereby
approved based on the following conditions:
1. That if the alley are not vacation is not approved, the applicant will submit a
revised site plan.
2. That Nine Mile Watershed District approves the proposed development.
3. That the preliminary/final plat is approved.
4. That the Public Works department approves the final grading and drainage plan.
5 That the landscaped plan is revised to reflect compliance with the ordinance.
Page 2
Adopted this 25th day of March, 1997,
By
Charles D. Redepenning, Mayor
ATTEST:
Terry Obermaier, City Clerk
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