CR 92-106 CUP - Fina Gas Station
April 29, 1992
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Council Report 92-106
CONDITIONAL USE PERMIT - FINA GAS STATION
ProDosed Aetion.
staff recommends the following motion: Move to approve Resolution 92-
40 approvinq a conditional use permit to construct a qas station at
530 Blake Road.
Mrs. Reuter moved and Mr. Chapman seconded a motion to approve
Resolution RZ92-8 recommending approval of a conditional use permit to
construct a gas station at 530 Blake Road.
Overview.
Fina is proposing to raze their existing station at 530 Blake Road and
construct a new gas station. This new facility will consist of a 1600
square foot convenience store, a car wash and four gas pumps.
The proposed development will be oriented similar to the existing
building. The new development will have four pumps islands facing
Blake Road. A car wash is proposed to be located on the north side of
the site. The existing site does have a auto repair facility on the
site. The new development will not have auto repair.
staff reviewed the proposed development with the Planning Commission.
Mark Finnemann representing Fina appeared before the Commission. Ms.
Reuter asked if a sidewalk could be added along Cambridge street. Mr.
Finnemann stated he would check into adding a sidewalk on Cambridge.
The Commission discussed the exterior of the building. Mr. Finnemann
apologized for not bringing a sample of the exterior. The proposed
exterior is rock faced block. After some discussion the Commission
decided that the staff should review the exterior and approve. Mr.
Pavelka opened the public hearing at 8:05. Being there was no one to
speak on this issue, the hearing was closed at 8:06.
Primary
o
o
o
o
o
Issues to Consider.
What is the site zoned?
What is the site designated in the Comprehensive Plan?
What is the timing of the proposed development?
What recommendations does staff have?
What are the requirements for a conditional use permit?
SUDportinq Doeuments.
o Detailed Background
o Analysis of Issues
o site Plan
o Resolution 92-40
o Alternatives
CR92-106
Page 2
D tail d Baekground
Fire Marshal
The Fire Marshal has reviewed the plans and found them acceptable.
Traffie
The access points will basically remain the same. There are two
access points from Cambridge and one from Blake Road. The access
point on Cambridge closest to the intersection has been moved to the
west approximately 20 feet. Two of the access points are also used
by the adjacent businesses. Because the access point from Blake Road
will remain the same, the County does not have to approve this access.
The staff was concerned with the possible conflict of the stacking
lane for the car wash and the traffic movement on the site. The
applicant has indicated that the car wash is a fast wash and that
stacking should not be a problem.
Landseaping
The site is required to have 14 trees. The landscape plan submitted
provides for the required number of trees. The applicant will also be
planting a variety of shrubs to complement the trees. The sodded
areas will be irrigated.
The applicant has also landscaped the rear of the building and around
the trash enclosure.
Trash
A trash enclosure is located on the northwest side of the site. This
enclosure will screen the dumpster from all four sides.
Engineering Considerations
The City Engineer reviewed the plans and noted the following:
o That a new concrete sidewalk is constructed along Blake.
o That a pedestrian ramp is constructed on the corner of Blake and
Cambridge.
o That drive aprons are constructed at the two access points on
Cambridge.
o That any utility disconnected is capped at the main.
Building Exterior
The applicant is proposing a rock face block exterior. The applicant
has been advised to bring a sample to the meeting. The exterior of
the building was not resolved at the Planning Commission meeting.
staff will be reviewing a sample of the exterior before the Council
meeting.
CR92-106
Page 3
S tbaeks
The following are
required setbacks
required
10 feet
o
o
10 feet
and the proposed
proposed
96 feet
2 feet
52 feet
69 feet
setbacks:
front yard
north side yard
south side yard
rear yard
parking
The site plan shows 5 parking spaces.
spaces.
The Ordinance requires 4
surrounding Uses
Surrounding the site are the following businesses:
White Castle - north
Embers - west
Kennys Market - south
Amoco gas station - east
The area surrounding the site is zoned B-3.
primary Issues to Consider.
o What is the site zoned?
The site is zoned B-3, General Business.
with a conditional use permit.
A gas station is allowed
o What is the site designated in the Comprehensive Plan?
The Comprehensive Plan has designated the subject site as Commercial.
A gas station is an acceptable use for a commercial designation.
o What is the timing of the projeet?
Once the conditional use permit is granted, the applicant will proceed
with the project.
o What are the requirements for a eonditional use permit?
The following are the requirements for a gas station:
1. the site shall be constructed for drainage according to a plan
submitted and approved by the city engineer and fire marshal;
2. the entire site not covered with building or landscaping shall be
hard surfaced;
3. the lighting shall be accomplished in such a way as to have no
direct source visible from the public right-of-way or adjacent
land in the R district;
CR92-106
Page 4
4. no driveway access is less than 40 feet from a street
intersection;
5. any other businesses operated on the site shall conform to this
code;
6. the site shall be constructed for parking and traffic according
to a plan submitted and approved;
7. if the station is a self-service each pump island shall
accommodate six vehicles in storage lane in addition to those
accommodated at island;
8. the front yard shall be landscaped and ten feet in depth, if
station is non-conforming a curb shall be constructed to separate
the drive from public walk.
The proposed development conforms to these requirements.
Alternatives.
1. Approval of the condi tional use permit. By approving the
conditional use permit, the applicant will be able to construct a
new gas station.
2. Denial of the conditional use permit. By denying the conditional
use permit, the applicant will not be able to construct a new gas
station.
3. Continue for further information. If the City Council indicates
that further information is needed, the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 92-40
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A CONDITIONAL USE PERMIT
WHEREAS, an application for a Conditional Use Permit titled
CUP 92-3 made by Fina Serve Inc. is approved.
WHEREAS, the procedural history of the application is as
follows:
1. That an application for a CUP 92-3 was filed
with the City of Hopkins on March 24, 1992.
2. That the Hopkins Planning Commission reviewed
such application on April 28, 1992.
3. That the Hopkins Planning Commission,
pursuant to published and mailed notice, held
a public hearing on April 28, 1992: all
persons present at the hearing were given an
opportunity to be heard.
4. That the written comments and analysis of the
City Staff and the Planning Commission were
considered.
NOW THEREFORE BE IT RESOLVED, that application for CUP 92-3
is hereby approved subject to the following
Findings of Fact:
1. That the proposed development meets the
requirements for a conditional use permit.
2. That a gas station is a permited use in the B-3
zoning district with a conditional use permit.
BE IT FURTHER RESOLVED, that application for CUP 92-3 is
hereby approved subject to the following
Conditions:
1. That a concrete sidewalk is constructed along
Blake Road.
2. That a pedestrian ramp is constructed on the
corner of Blake and Cambridge.
3. That drive aprons are constructed at the two
access points on Cambridge.
4. That any utility disconnected is capped at the
main.
5. That the applicant complies with the CUP
requirements for a gas station as outlined in the
Zoning Ordinance.
6. That the property owner be required to install 6
foot wide sidewalk along Cambridge Street between
Blake Road and west property line if City Sidewalk
R92-40
Page 2
Trail plan indicates that sidewalk is necessary in
this area. It shall be understood that said
sidewalk shall be installed after 30 days written
notice by the city. If property owner refuses to
install sidewalk after notification by City, City
will install sidewalk and assess all costs against
abutting property.
7. That the exterior of the building shall be rock
faced concrete block on all sides.
Adopted this 5th day of May, 1992.
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk