CR 93-54 CUP - Used Car Lot
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April 2, 1993 o P K \ ~ Council Report 93-54
CONDITIONAL USE PERMIT - USED CAR LOT
ProQosed Action.
Staff recommends the following motion: Move to continue
this matter to the April 20. 1993 City Council meeting and
direct staff to prepare a resolution outlining findings of
fact which supports the denial of CUP 93-1 for an auto sales
lot at 525 Mainstreet.
Overview.
The applicant is proposing to start an auto sales lot at 525
Mainstreet. The subject site is the former site of the Jet
gas station located at 525 Mainstreet. The site is Zoned B-
3, General Business. An auto sales lot is permitted in the
B-3 district with a conditional use permit.
The site is situated on the northeast corner of Mainstreet
and sixth Avenue. The existing si te has one access from
Mainstreet and two access points from sixth Avenue. The
. existing building on the site. is 1836 square feet.
It should be noted that the attached site and landscaping
plan was received middle to late last week and as a result,
some key staff members have not had an opportunity to review
them. As a result a full review at of the site plan has not
occurred.
Primary Issues to Consider.
0 What are the conditions for a conditional use
permit? ,
0 What are the specifics of the site plan?
0 Why is the staff recommending denial?
0 What is the City Attorney's opinion regarding the
20 foot setback?
supporting Documents.
0 Analysis of Issues
0 site Plan
0 Memo from Jerre Miller
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CUP93-1
Page 2
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Primary Issues to Consider.
o What are the conditions for a conditional use permit?
The following are the conditions for a conditional use
permit:
1. the sales lot shall not be larger in square footage
than the square footage of the building devoted to the
related business;
2. a 20 foot front yard setback for auto parking;
3. lighting of the sales lot shall be totally from
indirect lighting;
4. should the lot abut an R district an acceptable design
of screening fence five feet in height shall be
constructed along the abutting lot line;
5. the auto sales lot shall not include vehicles over a
9,000 lb. rated weight. .
. 0 What are the specifics of the site plan?
Access
The site plan show 3 access points. Two on 6th Avenue and
one on Mainstreet. Staff has a conc~rn about the southerly
access point on 6th Avenue.
Parkinq
The site plan as submitted by the applicant shows seventeen
parking spaces. The applicant can have nine display cars
and is required to have five customer parking spaces.
The City Engineer has not had an opportunity to review the
internal movements of the parking lot due ,to the late
arrival of the revised plans.
Building
There are no significant improvements planned to the
existing structure.
Landscaping
The applicant has provided a landscape plan showing a 7 foot
landscaped area on the southwest corner of the site. This
landscaped area shows 12 globe arborvitae in a row abutting
. the sidewalk on Mainstreet. The landscape plan has not been
reviewed by the city Forester due to the late arrival of the
plans.
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CUP93-1
Page 3
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Fencing
The site plans shows a five foot fence on the north site of
the building as required by the Zoning Ordinance.
o Why is the staff recommendinq denial?
Zoning Ordinance section 535.03 subd. 2A requires a 20 foot
front yard setback for vehicle parking. Ordinance 550.03
subd. 6. requires that required yards must be landscaped.
Mr. Garber is changing the use of the property from a gas
station to an auto sales lot. An auto sales lot requires a
20 foot front yard setback. Mr. Garber has not provided a
site plan showing a 20 foot landscaped area with a landscape
plan.
A conditional use permit also allows the City to place
reasonable conditions on the property. Staff feels closing
the southerly access point on 6th Avenue is a reasonable
condition due to the traffic/safety concerns this
represents, as well as the fact the applicant has two other
access points to the site.
staff is recommending denial of the conditional use permit
. to operate an auto sales lot based on the following reasons:
o That the applicant does not meet the 20 foot front yard
landscaped setback requirement as required by the
conditional use permit.
o That the southerly access on 6th Avenue has not been
eliminated on the proposed site plan. Staff feels this
access point needs to be eliminated due to the traffic
and safety hazards it represents with respect to
traffic movements with the intersection of 6th Avenue
and Mainstreet.
The last auto sales lot that was approved was the addition
to the old Minnetonka Motors site. The plan that was
approved had a landscaped 20 foot front yard setback. Also
last summer Duffs Auto Sales at 1714 Mainstreet had a 20
foot setback area.
o What is the City Attorney's opinion reqardinq the 20
foot setback?
The applicant has disagreed with staffs interpretation
regarding the 20 foot setback for auto parking. The
applicant feels the language allows him to park in this
area. Attached is the City Attorney's opinion regarding the
~ 20 foot landscaped setback area.
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CUP93-1
Page 4
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Alternatives.
1- Approve the conditional use permit. By approving the
conditional use permit, Mr. Garber is be able to
operate an auto sales lot at 525 Mainstreet. If the
city Council undertakes this action, a resolution with
findings of fact approving the conditional use permit
will need to be prepared.
2. Deny the conditional use permi t. By denying .the
conditional use permit, Mr. Garber will not be able to
operate an auto sales lot at 525 Mainstreet. If the
city council undertakes this action, a resolution with
findings of fact denying the conditional use permit
will need to be prepared.
3. continue and have staff prepare findings of fact that
support a denial of the conditional use permit CUP93-1
to operate an auto sales lot at 525 Mainstreet.
4. continue for further information. If the city council
indicates that further information is needed the item
should be continued.
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CORP.
ADDRESS:
~~'GNED M. DATE, MARCH 19'3:3
SCALE: " CLIENTS
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C I T Y 0 F H 0 P K I N S
MEMO
Date: February 16, 1993
To: Jim Kerrigan
From: Jerre Miller
Re: Garber Conditional Use Permit
You have asked that I interpret the language in Zoning
Ordinance 535.03, Subd. 2 A) 2 relative to the Garber
Application for a Conditional Use Permit on the Jet Oil site
of Mainstreet and Fifth Avenue.
Subdivision 2 entitled "Conditional Uses Within B Districts"
requires a 20 foot front yard setback for auto parking. It
. is my understanding Mr. Garber's interpretation is that the
20 foot front yard setback is to be used for auto parking.
Although the language pertaining to the .20 foot front yard
setback could be more detailed as to what is permitted within
such a setback, the language is of sufficient clarity and a
preciseness for a reasonably prudent person reading this
paragraph to understanding that auto parking must be setback
from the front yard of the property a distance of 20 feet.
There can be no other interpretation.
You have also asked me to comment on the landscaping
requirement made a part of the Conditional Use Permit applied
for by Mr. Garber. I have reviewed Zoning Ordinance 555.19,
Subd. 1 entitled "Landscaping" which contains a general rule
in all zoning districts the area not devoted to off street
loading, sidewalks, driveways, building sites or other
requirements shall be planted and maintained with grass,
shrubs or other acceptable vegetation generally utilitized in
landscaping premises. Furthermore, the ordinance sets forth
minimum requirements for Conditional Use Permits for
landscaping purposes. Reasonable landscaping requirements
may thus be imposed upon the Conditional Use Permit requested
by Mr. Garber.
Furthermore, Code 550.01, Subd. 6 mandates landscaping for
. yards required under the Code.
I trust this opinion covers your concerns but if any further
information is required, Pleas~/)~;t;>me ~now.
1010 FirstSlreet South, HOPkin~ 612/93J!;Jl4i'4
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An Equal p . y Emp oyer
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