CR 98-68 Conditional Use Permit- Car Wash0
P K
April 29, 1998 Council Report 98 -68
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 98 -26, approving a
conditional use permit to construct a car wash to the existing building.
At the Zoning and Planning meeting, Mr. Schumacher moved and Mr. Blair seconded a
motion to approve Resolution RZ98 -5, recommending approval to construct a car wash to the
existing building. The motion was approved unanimously.
Overview.
The applicant, Harold Stiele, is proposing to construct a car wash to the existing building at
10889 Excelsior Boulevard. The car wash will be located on the east side of the building. A
new addition will be added along with the remodeling of part of the existing building.
The new addition will be 5244 square feet. The remodeled area in the existing building will
• also include a small area for retail sales of auto related items.
The car wash is considered an accessory use to the auto body business.
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?
Supporting Documents.
• Analysis of Issues
• Site plans
• Resolution 98 -26
Nancy
Planner
Anderson, AICP
\ S Y
CONDITIONAL USE PERMIT- -CAR WASH
CUP98 -3
2
Primary Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is I -1, Industrial. The Comprehensive Plan has designated the site
as Industrial.
o What are the specifics of the development?
Landscaping
The site is required to have five additional trees planted. The landscape plan shows that two
additional trees of the required size are to be planted. Also, there are several trees along the
front of the building that will be removed with the additional paving for the exiting area for
the car wash. Staff is recommending that a condition be added to the resolution that three
additional trees of the required size be added to the site plan and that any trees removed from
the additional bituminous area be replaced.
Public Works
The Public Works department has reviewed the site plan and made the following comments:
o The City defers to Nine Mile Creek Watershed District for plan
approval before issuing a grading permit. There is no indication of a
storm sewer system on the plan, and the district may require one. A
storm sewer system discharging into Nine Mile Creek is located on the
property adjacent to the HCRRA trail.
o A chain link fence as shown on the attached sketch of the site plans
must be relocated westward.
o An existing loading dock and overhead door, as shown on the attached
sketch of the site plan, must be removed or abandoned. The use of this
dock would create a situation of encroachment on City property.
Fire marshal
The fire marshal has reviewed the proposed plans and found them acceptable.
Parking
The site is required to have 52 parking spaces. The site has 87 parking spaces.
Trash
The trash area is located on the south side of the building. The trash area is screened as
required by the zoning ordinance.
•
CUP98 -3
3
Sidewalk
With the Excelsior Boulevard project, the site will have a multi - purpose trail along Excelsior
Boulevard.
Access
Access to the site is from Excelsior Boulevard. The access will remain the same. Access to
the car wash will be from the rear of the building. Cars will enter the existing access on
Excelsior Boulevard and go to the rear of the building where there is room for stacking.
After a car is washed it will exit the car wash and exit the site at the existing access point on
Excelsior Boulevard.
Exterior
The exterior of the addition will be concrete wall panels which will be a color to match
existing brick color. There will also be insulated windows in the addition. The north site of
the existing building will have three overhead doors added.
Setbacks
The proposed building is set back 10 feet from the east property line. The zoning ordinance
requires a 10 -foot setback. All the other setbacks will not be affected
Surrounding uses
The site is surrounded by Nine Mile Creek to the east, Central Park and apartments to the
north, a vacant lot to the south and industrial uses to the east.
0 What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed addition of the car wash to the existing building. Ed
Stiele, the applicant, appeared before the Commission. Mr. Stiele reviewed the site plan with
the Commission. John Smith, the architect, also appeared before the Commission. Mr.
Smith stated that because the site has poor soil the building will be on pilings. Mr. Engel
asked about curbing around the parking area. Mr. Stiele stated that the parking area would be
re -done and there would be curb and gutter in the parking area. There was no one in the
audience that spoke on this issue.
Alternatives.
1. Approve the conditional use permit to construct a car wash addition to the existing
building. By approving the car wash addition to the existing building, the applicant will
be able to construct the car wash as proposed.
2. Deny the conditional use permit to construct a car wash addition to the existing building.
By denying the conditional use permit to construct a car wash addition to the existing
building, the applicant will not be able to construct the car wash 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.
Stiele;
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP98 -3 is hereby recommended for approval based on the following Findings of Fact:
1. That the proposed addition meets the requirements for a conditional use permit.
BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP98 -3 is hereby
recommended for approval based on the following conditions:
Adopted this 5th day of May, 1998.
ATTEST:
WHEREAS, an application for Conditional Use Permit CUP98 -3 has been made by Harold
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Harold Stiele on
March 27, 1998;
Terry Obermaier, City Clerk
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 98 -26
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING OF A CONDITIONAL USE PERMIT
TO CONSTRUCT A CAR WASH TO THE EXISTING BUILDING
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 April 28, 1998: 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 2, Block 1 Stiele Addition
1. That Nine Mile Watershed District approves the proposed addition.
2. That three additional trees of the required size be added.
3. That staff review a revised landscape plan that adds additional trees for the trees
that are being removed.
4. That the chain link fence on the east side of the site is relocated to the applicant's
property.
5. That the existing loading dock and overhead door on the east side of the site plan
must be removed or abandoned.
By
Charles D. Redepenning, Mayor
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