CR 95-75 Conditional Use Permit - Rapid Oil Change
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. April 27, 1995 o P K \ "" Council Report 95~ 75
CONDITIONAL USE PERMIT -- RAPID OIL CHANGE
Proposed Action.
Staff recommends the following motion: Move to approve Resolution 95-31. approving a
conditional use permit to construct a Rapid Oil Change at 1124 Excelsior Avenue East.
At the Zoning and Planning meeting, Mr. Hutchison moved and Mr. Gullickson seconded a
motion to approve Resolution RZ95-10 recommending approval of a conditional use permit
to construct a new Rapid Oil Change at 1124 Excelsior Avenue East. The motion carried
unanimously.
Overview
Rapid Oil is proposing to raze the existing building located at 1124 Excelsior A venue and
construct a new three-bay building. The location of the new building is complicated by the
County Road 3 reconstruction. The preliminary design plan prepared by Hoisington Koegler
Group, Inc., calls for an additional 30 feet of right-of-way required for a right turn lane on the
applicant's site, The applicant has designed the new building with this additional right-of-way
taken into account. Because of the additional right-of-way required, the building has been
moved to the south side of the site and the applicant is requesting a variance.
. The proposed building will operate differently than the existing building because it will be a
drive-through service. The customer will enter from Blake Road and wait in their car for an
empty bay. Rapid Oil has found that this type of operation is very efficient.
Primary Issues to Consider.
0 What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
0 What are the specifics of the site plan?
0 What occurred at the Zoning and Planning meeting?
SUDPortim! Documents,
0 Analysis of Issues
0 Site Plans
0 Resolution 95-31
.
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CR95-75
Page 2
. Primary Issues to Consider.
0 What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The property is zoned B-3, General Business, Auto repair is a permitted use within the B-3
district. The Comprehensive Plan has designated the site as commercial. The existing use is
in compliance with these documents,
0 What are the specifics of the development?
LandscapinglIrriga tion
The ordinance requires this site to have ten trees. The applicant will be planting six trees plus
relocating two trees. There are also 13 existing trees. With the additional trees to be planted
and the existing trees, the applicant will meet the landscape requirements.
Because of the 30 feet of right-of-way to be acquired, the applicant has located most of the
landscaping on the south and west sides of the site. The applicant has landscaped the front of
the site with shrubs such that the majority will remain after the County Road 3 upgrading.
Until County Road 3 is upgraded, the site will have a large green space area along County
Road 3,
. The site plan indicated that the site will have an automatic irrigation system.
City Engineer
The engineering department has reviewed the applicant's proposed plans. The engineering
department has found the plans acceptable.
Fire Marshal
The Fire Marshall has reviewed the applicant's proposed plans. The Fire Marshall has found
the plans acceptable.
Parking
The site is required to have ten parking spaces. The site plan shows eight parking spaces on
the west side of the site and an additional three spaces on the east side of the building. This
type of operation is unique because the customer does not leave the car until it is driven in the
bays. Two parking spaces will be taken when the reconstruction occurs for County Road 3,
but the site will still have the required parking. The parking area will have a concrete curb as
required by the ordinance.
.
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CR95-75
Page 3
. Exterior
The proposed building will have an exterior of rock face block. The block will be gray in
color . On the east and west sides of the building a majority of the exterior will be the
overhead doors. The overhead doors are proposed to be of glass and aluminum.
Dumpster
The dumpster will be located on the south part of the site on the Blake School property. The
dumpster will be enclosed with concrete block, the same material as the building. The
landscape plan shows that the dumpster enclosure will be surrounded by arborvitaes to screen
the enclosure, The applicant has received an easement from Blake School to place the
dumpster next to the applicant's site.
Surrounding Uses
The site is surrounded by the open space of Blake School on the west and south sides and
commercial areas on the north and east sides.
Sidewalk
There is an existing sidewalk in front ofthe applicant's site. This sidewalk will remain.
It Access
The access point will remain basically the same. When County Road 3 is upgraded, the access
points are proposed to remain in the locations as detailed on the site plan. The engineering
department did note that any change to access, however minor, will require County approval.
Lighting
The site plan indicates a light on the southwest side of the parking area, This light will be
directed downward to illuminate the parking area.
Setbacks
The applicant will meet the required setbacks except for the south side yard setback. The
applicant is requesting a variance for this setback because of the County Road 3
improvements.
Sign age
The pylon sign on the site will remain in the small location until the County Road 3
. improvements are completed, The proposed plans show wall signage on the north, east, and
CR95-75
Page 4
. west sides on the site. All of these signs conform to the sign ordinance. The applicant will
have to secure a sign permit for the proposed signage.
0 What occurred at the Zoning and Planning meeting?
The Staff reviewed the applicant's proposal. Mark Gilbertson of Rapid Oil appeared before
the commission. Mr. Gilbertson reviewed the proposal with the commission. Mr. Gilbertson
stated that this was the first Rapid Oil that opened in 1976. The commission discussed the
Staff recommendation of opaque doors on the building, After a brief discussion it was
determined that the applicant not be required to have opaque garage doors. No one came
forward to speak at the public hearing.
Alternatives.
1. Approve the conditional use permit. By approving the conditional use permit, the
applicant will be able to construct the building as proposed.
2. Deny the conditional use permit. By denying the conditional use permit, 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
It needed, the item should be continued.
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. CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 95-31
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE
PERMIT TO CONSTRUCT RAPID OIL CHANGE
WHEREAS, an application for Conditional Use Permit CUP95-3 made by Valvoline Instant Oil
Change to construct a new Rapid Oil Change building at 1124 East Excelsior Avenue is approved.
WHEREAS, the procedural history of the application is as follows.
1. That an application for Conditional Use Permit CUP95-3 was filed with the City of
Hopkins on March 27, 1995.
2, That the Hopkins Planning Commission, pursuant to published and mailed notices, held a
public hearing on the application and reviewed such application on April 25, 1995: all
. persons present at the hearing were given an opportunity to be heard.
3, That the written comments and analysis of the City Staff and the Planning Commission
were considered,
4. A legal description of the subject property is as follows.
The Easterly 660 feet of the Northerly 66 feet of the Southwest quarter of the Southeast
quarter of Section 19, and all that part of the Northwest quarter of the Southeast quarter
of said Section lying South of Excelsior Avenue excepting the Westerly 30 feet thereof,
and excepting also the following described premises, to-wit: Beginning at a point on the
Southerly line of Excelsior Avenue in the Village of West Minneapolis, Minnesota which
point is distant 439 feet Southwesterly, measured along said Southerly line of Excelsior
Avenue from its intersection with the East line of said Northwest quarter of Southeast
quarter of Section 19; thence Southwesterly along said Southerly line of Excelsior
Avenue 143.45 feet; thence Southerly making an angle to the left from said last described
line of 80 degrees and 20 minutes, a distance of 290 feet; thence Easterly making an angle
to the left from said last described line of85 degrees and 10 minutes, a distance of 141.93
feet; thence Northerly 326.02 feet to the point of beginning. All of the above lying and
being in Township 117, Range 21, West of Fifth Principal Meridian, except that part
. thereof which is designated and delineated as Parcels No. 22 and 22B, Hennepin County
Right of Way Map No.2, according to the map thereof on file and of record in the office
Page 2
. of the County Recorder in and for Hennepin County, Minnesota and except that part
thereof which lies Easterly of the following described line: Beginning at a point on the
Westerly line of Parcel 22B, Hennepin County Right of Way Map No.2, according to the
map thereof on file and of record in the office of the County Recorder, distance 260 feet
Northerly of the most Southerly comer of said Parcel 22B; thence run Southerly to a point
on the Southerly extension of the East line of said Parcel 22B, distant 115 feet Southerly
of the most Southerly corner thereof, except that part embraced in said Parcel 22B,
according to the United States Government Survey thereof and situated in Hennepin
County, Minnesota.
NOW THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP95-3 is approved based on the following Findings of Fact.
1. That the applicant meets the requirements for a conditional use permit.
2. That the proposed use is permitted in the B-3 zoning district.
BE IT FURTHER RESOLVED, that application for CUP95-3 is hereby approved based on the
following conditions.
1. That the development is constructed as per the plans submitted.
2, That the southerly side yard variance is granted.
.
Adopted this 2nd day of May, 1995,
Charles D. Redepenning, Mayor
ATTEST:
James A. Genellie, City Clerk
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