CR 95-194 Conditional Use Permit - RI Johnson PropertyNovember 1, 1995
CONDITIONAL USE PERMIT - -R.L. JOHNSON PROPERTY
Proposed Action.
Star recommends the following motion: Move to approve Resolution 95 -100 approving a
conditional use permit by R.L. Johnson for construction of an office /warehouse at the 13 -acre
site located south of the Hennepin County Regional Railroad right -of -way.
At the Zoning and Planning meeting, Mr. Schumacher moved and Mr. Brausen seconded a
motion to approve Resolution RZ95 -27, recommending approval of a conditional use permit
to construct two office /warehouses at the 13 -acre site. The motion carried unanimously.
Overview.
The applicant, R.L. Johnson, is proposing to construct two buildings containing 222,494
square feet on the vacant property located at 401 11th Avenue South. This property is
approximately 13.49 acres in size and zoned I -2, General Industrial.
The buildings are presently proposed to be utilized as follows:
Building A Building B
o 4,024 square feet of office
o 86,162 square feet of warehouse
Council Report 95 -194
11,452 square feet of office
120,856 square feet of warehouse
The applicant does not have any tenants to occupy either of the buildings. The office and
warehouse areas may change depending on the actual tenants' use.
The applicant has received approval by the HRA for Tax Increment Financing for this project.
Primary 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 site plan?
o What occurred at the Zoning and Planning meeting?
Supporting Documents.
o Analysis of Issues.
o Site Plans.
o Resolution 95 -100.
Nancy
Planner
Anderson, AICP
Landscaping
Primary Issues to Consider.
o What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned I -2, General Industrial. The Comprehensive Plan has
designated the site as business park. The development is in compliance with these documents
as relates to the proposed use.
o What are the specifics of the site plan?
Building Orientation
The main orientation of the buildings is toward 1 lth Avenue. Two of the office areas will be
on the west side of the buildings, facing 1 lth Avenue. This west side of the buildings will
provide the main access points for customers and employees. Visually, the 11th Avenue side
of the building will have a significant amount of glass, with a stone -like appearance for the
exterior. The warehouse areas are located toward the easterly portion of the site. The loading
docks for the buildings will be located on the south sides of the buildings. There are a total of
24 dock door for both buildings. With the large SuperValu warehouse building directly to the
south, visibility of the dock area will be minimal.
The applicant has submitted a landscape plan that shows substantial landscaping in the area
abutting 1 lth Avenue. The applicant is also proposing to landscape the northerly property
line. The Zoning Ordinance requires 222 trees for this site. The site plan details 181 trees.
Staff, in its review of the landscape plan, feels that with the uncertainty of the tenants in the
buildings and the required parking it would probably be difficult to provide sufficient trees to
meet the ordinance requirements. The Zoning Ordinance contains a clause stating that if a
development cannot provide all of the landscaping without removing off - street parking, a
waiver can be granted for a fewer number of trees. Staff would agree that an additional 41
trees probably cannot be added to the site without removing a number of parking spaces.
In addition to the proposed trees, there are a variety of low level plantings identified. Shrubs
and perennials will be integrated within the trees on the east side of the building. Prairie
grasses and wildflowers will be located on the east and south sides of the site.
Ray Vogtman, the City Forester, reviewed the landscape plan. Mr. Vogtman has approved
the plans without any changes.
Drainage
The City Engineering department has reviewed the preliminary site plan. Overall, the drainage
plan was found to be acceptable. A storm water retention pond (N.U.R.P.) will be located on
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the southwest corner of the site. The drainage plan will also need to be reviewed and
approved by the Watershed District.
Fire Marshal
The Fire Marshal has reviewed the preliminary plans. He determined that the plans as
submitted are acceptable from a fire /safety standpoint.
Trash Collection
The trash areas have not been identified because of the unknown needs of the tenants. The
applicant has stated that they would probably have a trash compactor at one of the lock door
locations that is screened. Staff recommends that a condition is added to the Resolution that
the applicant submit a plan detailing the screening for the trash compactor once the needs of
the tenant are known and that the screening be acceptable to staff.
Parking
The preliminary site plan details 250 parking spaces. The Zoning Ordinance requires 165
parking spaces, based on the use of the building as presently proposed. Because the tenants'
use is presently not defined, staff feels that more parking spaces required by the Zoning
Ordinance is appropriate.
Access/Traffic
There will be three access points into the site from 11th Avenue. The southerly access point
will also be the entrance point for the trucks. The northerly access point will be used as an
exit for the truck traffic.
The plan as submitted does not detail a sidewalk along 11th Avenue. As a condition of
approval, staff would recommend that a sidewalk is constructed along 11th Avenue in
accordance with specifications acceptable to the City Engineer.
In conjunction with this development, the staff has determined that an additional 25 feet of
right -of -way may be required if 11th Avenue is upgraded in the future. The applicant has
designed the site plan so that the additional 25 feet of right -of -way will be available for the
widening of 11th Avenue if needed. With the County Road 3 improvements, 11th Avenue
will be upgraded on a portion of the applicants site.
Exterior
The exterior of the office area facing 11th Avenue will have a substantial number of windows.
The exterior facing material in this area will have a smooth, stone -like appearance. The color
has not been identified, but the applicant has stated that it will be a neutral or earthtone color.
The applicant has also stated that there will be some brick on the office areas abutting 1 lth
Avenue. The exterior of the warehouse area will be a pre -cast wall panel.
Strategic Plan
The following is a goal in the City's Economic Development Strategic Plan:
Foster the development /redevelopment of property along County Road 3,
including consideration for a business park and/or major retail uses.
The proposed development would appear to meet this goal in the Strategic Plan
Zoning Ordinance Requirements
o Setback of 20 feet on all sides. The site plan indicates 20 feet or more for a setback
area on all sides.
o The ordinance requires a floor area ratio (F.A.R.) of .60. The proposed building will
have a .38 F.A.R.
o The maximum allowed height is 45 feet. The warehouse area will be approximately 28
feet in height, and the highest point of the office will be approximately 32 feet.
Loading Docks
The preliminary site plan shows 24 loading docks. All the loading docks will be on the south
sides of the buildings. The Zoning Ordinance requires five loading docks. The loading docks
to the south should have minimal visibility from the adjacent roadway because of the large
SuperValu warehouse building directly south of the subject site and because the loading docks
are located on the south sides of the buildings.
o What occurred at the Zoning and Planning meeting?
Staff reviewed the proposed development. Chuck Youngquist, representing the applicant,
appeared before the Commission. Mr. Youngquist reviewed the site plan with the
Commission and showed the Commission an artist's rendering of the development. Mr. Blair
was concerned with the traffic. The staff stated that the intersection of County Road 3 and
11th Avenue will be upgraded with the County Road 3 project. Also, the site plan has
allowed for additional right -of -way to be taken from the site for the widening of 1 lth Avenue,
if needed in the future.
Alternatives.
1. Recommend approval of the conditional use permit. By recommending approval of the
conditional use permit, the City Council will consider a recommendation of approval.
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2. Recommend denial of the conditional use permit. By recommending denial of the
conditional use permit, the City Council will consider a recommendation of denial. If the
Planning Commission 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.
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SITE DATA
86,162 SF
4,024 SF
90,186 SF
120,356 SF
11,452 SF
132,308 SF
250 PARKING SHOWN
13.49 ACRES
WAREHOUSE NORTH BUILDING
OFFICE NORTH BUILDING
TOTAL NORTH BUILDING
WAREHOUSE SOUTH BUILDING
OFFICE SOUTH BUILDING
TOTAL SOUTH BUILDING
132,308 SF TOTAL SOUTH BUILDING
90.186 SF TOTAL NORTH BUILDING
222,494 SF GRANO TOTAL
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GRADING AND DRAINAGE PT
RAILWAY
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 95 -100
WHEREAS, the procedural history of the application is as follows:
4. A legal description of the subject property is as follows:
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A CONDITIONAL USE PERMIT
TO CONSTRUCT AN OFFICE/WAREHOUSE
WHEREAS, an application for Conditional Use Permit CUP95 -7, made by R.L. Johnson, to
construct an office /warehouse on the 13 -acre site is approved.
1. That an application for Conditional Use Permit CUP95 -7 was filed with the City of
Hopkins on October 6, 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 October 31, 1995; all
persons present at the hearing were given an opportunity to be heard.
That the written comments and analysis of the City staff and the Planning Commission
were considered.
Block 38, West Minneapolis and that part of Lot 4 lying southwesterly of a
line running from a point in the northwesterly line Lot 4 distance 990.02
feet Northeasterly from northwest corner thereof to a point in southeasterly
line of Lot 4 distance 1360.84 feet northeasterly from the most southerly
corner of said Block 38 including adjacent vacant street, Auditor's
Subdivision No. 195.
NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit
CUP95 -1 is hereby approved based on the following Findings of Fact:
1. That an office /warehouse is permitted in the I -2 zoning district.
2. That the applicant meets the requirements for a conditional use permit to construct
a building.
BE IT FURTHER RESOLVED, that application for CUP95 -7 is hereby approved based on the
following conditions:
1. That the development is constructed as per the plans submitted.
2. That the trash compactor is screened in accordance with a plan acceptable to staff
3. That the Watershed District approves the applicant's proposal.
4. That the subject property is platted by December 1997.
5. That a sidewalk is added along 11th Avenue in accordance with specifications acceptable
to staff.
6. That the applicant submits all storm sewer discharge and ponding calculations for City
staff review, and they are acceptable to staff.
7. That all deciduous trees as detailed on the landscape plan have a minimum size of 2.5
inches.
8. That the applicant and the City enter into a development agreement,
9. That the actual use must meet the parking requirements.
10. That the applicant will agree to provide future right -of -way on 1 lth Avenue in accordance
with terms acceptable to the applicant and the Hopkins HRA within an approved
development agreement.
11. That the applicant will submit a revised site plan showing the improvements to 11th
Avenue as part of the County Road 3 project.
Adopted this 8th day of November, 1995.
ATTEST:
James A. Genellie, City Clerk
Page 2
Charles D. Redepenning, Mayor