CR 92-200 CUP - EDCO Products
September 30, 1992
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CONDITIONAL USE PERMIT - EDCO PRODUCTS
proposed Action.
Staff recommends the following motion: Move to approve Resolution 92-
83 approving a conditional use permit to construct a warehouse
addition at 802 2nd Street N.E.
Mr. winship moved and Mrs. Reuter seconded a motion to approve
Resolution RZ92-23 recommending approval of a conditional use permit
to construct a 66,240 square foot warehouse. The motion carried
unanimously.
Overview.
Edco Products is proposing to construct a 66,240 square foot addition
to the existing building at 802 2nd street N.E. This building is the
~ormer Massey Furgusson building. The new building addition will be
on the site that Dick's Towing was located. Dick's Towing is in the
process of moving his operation to st. Louis Park.
The applicant will be using the new building as a warehouse. The new
warehouse addition will be constructed on the east side of the
existing building.
.
The Zoning Ordinance requires a conditional use permit for any
construction over $150,000.
The applicant desires to start construction as soon as possible.
staff reviewed the proposal with the Commission. David Kirscht
representing Edco appeared before the Commission. Mr. Kirscht stated
the site plan had been revised to move the majority of the fence back
from the Second street alley. There was considerable discussion
regarding the placement of the fence on the west part of the site.
The Commission recommended that the staff work with the applicant to
minimize the exposed fence on the site before the Council meeting.
The staff has received a revised site plan which seems to address the
concerns of the staff. This site plan is attached.
primary
o
o
o
Issues to Consider.
What are the specifics of the site plan?
What are the staff recommendations?
Has "the adjacent neighborhood made any comments
proposed development?
on the
.
supportinq Documents.
o Analysis of Issues
o Site Plan
o Resolution 92-83
o Letter from Gary Schatz
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CR92-200
Page 2
Primary Issues to consider.
o What are the specifics of the site plan?
. Fire Marshal
The Fire Marshal reviewed the plan and noted that there has to be
access around the entire building. currently there is not access
around the entire building because Auto Repossessors occupies a space
on the south side of the existing building. The app~icant has been
notified of this requirement and will change the storage area to
conform with this requirement.
.
Landscaping
The site is required to have a 50 foot front yard setback. This
setback area is heavily landscaped. The Zoning Ordinance requires 66
trees of the required size on the lot. The landscape plan has more
than the required trees of the required size, plus additional shrubs.
Staff is. also recommending that additional trees are added near the
parking area along Tyler.
The landscape plan also shows the existing chain link fence rema1n1ng
in front of the landscaped and bermed area. The applicant has stated
that the fence is needed for security. Staff is recommending that the
fence is moved behind the landscape berm or integrate the fence into
the berm. Staff has discussed this issue with the applicant. The
applicant is opposed to moving the fence. They have stated they would
be willing to replace the existing 'deteriorated fence with a new
fence. The revised plan has the majority of the fence 20 feet from
the property line. .
Access
The site plan shows two curb cuts from 2nd street N.E. The westerly
access will be the entrance to the site and the easterly access will
be the exit to the site.
Engineering Considerations
One recommendation from the city Engineer is to add a 6 foot sidewalk
on 2nd street along the applicants property. The revised site plan
shows a sidewalk along the applicants property.
The city Engineer has reviewed the drainage plan.
be meeting before the meeting to clarify the plan.
be at the meeting to review the drainage.
Mr. Gustafson will
Mr. Gustafson will
zoning
The site is zoned 1-2. 'A warehouse is permitted in the 1-2 zoning.
.
Comprehensive Plan
The Comprehensive Plan has designated this site for the LRT station.
However, since the comprehensive Plan was adopted Hennepin County
Regional Railroad Authority has reconsidered its interest in this site
for a LRT station.
.
CR92-200
Page 3
The city council in september 1991 passed a Resolution approving a
station in the Blake Road area. A specific site was not identified.
The reason a specific site was not identified was because there will
be redevelopment in this area and at the time redevelopment occurs an
LRT station should be considered with the redevelopment plans.
Park Dedication
There is no park dedication fee required since this property is not
being platted.
Exterior materials
The applicant is proposing is a concrete block on all sides that has a
stamped brick face. The building when completed would look like it
has a brick exterior. The blocks will be painted a light brown to
match some of the brick on the existing building. The grout lines
would be a contrasting color. The applicant will bring a sample of the
exterior to the m~eting.
zoning considerations
The following are the
required and
1-2
50 feet
20 feet
nta .
20 feet
35 feet
proposed setbacks
Proposed
122 feet
35 feet
nta
45 feet
20 feet
for the building:
e
front yard
east side yard
west side yard
rear yard
building height
Parking
The new addition requires 33 spaces. The parking lot on the west side
of the building can accommodate 58 cars plus there is a parking area
for 7 cars on the east side of the building. The site has the
required parking. However, the parking lot shown on the site plan
does not meet the zoning requirement of having a paved surface for all
off-street parking areas. The existing parking area is not entirely
paved. The southern portion of the parking area is not paved. The
applicant is required to pave the entire parking area. The existing
parking area should be seal-coated and the entire lot will have to be
re-striped.
surrounding uses
The following are the surrounding uses:
o north - parking lot
o south - railroad tracks
o east - Living Water Christian Church
o west - Alliant Tech
eo
Has the adjacent neighborhood made any comments on the proposed
development?
Gary Schatz, representing the neighborhood, met with Jerry Gustafson
of Edco and reviewed the plans. Overall the neighborhood was pleased
,.
.
.
.
CR92-200
Page 4
with the new building. They had a few suggestions on changes which
are contained within the attached letter. The main areas of concern
are the exterior of the building, and the fence. (see the attached
letter)
o What are the staff recommendations?
o that the parking area on the west side of the building is
seal-coated within a year of the issuance of the building
permit
o that the existing building is cleaned up by power washing
the brick within 6 months of issuance of a building permit
for the addition
o that additional trees are added along Tyler Avenue to
provide screening of the parking lot and that the applicant
provide a plan acceptable to city staff
o no outside storage on the north side of the building
Alternatives.
1.
Approve the conditional use permit. By approving the conditional
use permit with conditions, the applicant will be able to
construct an addition to his building.
2~ Deny the conditional use permit. By denying the conditional use
p~rmit, the applicant will not be able to construct an addition
to his building.
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 PLAN SUBMITTED AFTER THE PLANNING COMMISSIOI.N MEETING
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HOPKINS, MINNESOTA
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September 10, 1992
Ms Nancj Anderson
Planning
City of Hopkins
ce: Mr. Jerry Gustafson,
Committee Members
Dear Ms Anderson,
Serving as the spokesperson for the East Hopkins neighbors, I reviewed
the Edco plans for a new building on 2nd. St. N.E_ with Mr.
Gustafson. 1 then met with representatives from the neighborhood.
It is a great improvement for the neighborhood to have a building
replace Dick~s Towing, and the neighborhood is certainly behind the
. Edeo building project.
There are three compeTitively minor lSSUGS about which the neighbors.'
a (e co neeI' ned :.../
First, it is not clear from th~ documents I reviewed what kind ot
f aca de \;J ill be j::lut. 0 II the h'ont and the roof l:L nE:' of the new bui Idi ng .
If they plan on block wall construction. we are hopeful th~t brick or
some other attractive surface will be applied to the block. ~rom my
expeTience. this can be done at almost no additional cost above
painting (with its need for continual upkeep). Also, since Edco is a
Company with great expertise in creating attractive roof lines, we are
hopeful that a roof facade will be applied that could eventually tie
together the new building with their "Massey Ferguson" building. It
would look much nicG)" for Edco customers (a visual presentation for
their customers to see) as well as for the neighborhood. Mr.
Gustafson assured me that Edeo intends to beautify the old building in
the future. It would be nice to start that process with an attractive
roof line on the new building.
Second, is the issue of fencing. Of course, the neighbors would be
much more pleased if there were no fence at all. Christian salvenson
on Blake Road has no fencing in spite of the fact that there are many
trucks parked there. Other examples where no fencing was deemed
~ecessary or desirable are the new Chrysler Plymouth agency on
1I'Washington and Alliant on 2nd. St. N.E.
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My personal business experience (much of which has included storage,
trucks, loading docks, etc.,) has convinced me that fences cause more
problems t~an they solve. There must be gates -- which must be locked
and unlocked, and which al'e often banged into by the Lrucks_ They
challenge vandals or thieves who actually feel more secure once they
are OVer the fence and ~ble to do mischief. They often become the
cent~( of clut~er and debris which collects on and al"ound them.
If the use of fencing on new construction meets Hopkins codes, and
Edco believes it will be necessary~ then we would like to see new and
at,tractive fene:i ngused, and reCjl.J0S1~ that it be placed b<3CK behind Uk'
planting area,:; (3th",,:, U'ii'dl in f,'ont. ::.;upef ',)a1u ha:O?; (B.cilit:i.t:;;:s, in
Hopkins which ale fenced in. and theil' fencing is placed many feet
back from thA curbing and behind ber'mad lawns, trees, and bushes.
(~:)uper \/alu has i rrfo'i med us that when they remodel the old" Red Owl"
facility that backs on 2nd. St. N.E., they plan to move the useful
property back and raise the ground level so th~t th~ landscaping ~ill
confonn with theix other propert.ies 5n Hopkins and will allow ro!"
e nti rely sc r 6eTli 1"1g theI r t TUC ks t, om t.he st."reet).
It appean3 that. Edco is plannin~ a be)"m and some aLtractivG
'a ndscapi ~g a ndpla nti n?s i n front of the bu i .ldi n9 : W; r e~uGs~ that
. he plantlng aYeas be placed so that they make a nIce ~ooklng Trant
''-',c1.11 the way to Lhe curbi n9 ( with no inter veni ng f once) as All i a nt flCl2;
done in fronL of t.heir buildings 6n 2nd St_N_E.
Third, we feel provisi6ns should be made for storing the pallets and
oth<-:H junk betU'uIJc:i the building lather than in fl'onL a:::.., ha23 be~"n the
cas 8 wit h t he i r " iVJ ass e y Fer 9 u. s c. n" j.:.' r () per t~/ . The r. 8 d ( ec u { j e n t 1 >' p 11 C::':'
of debris laying about and pieces of cardboard, plastic, etc. hanging
fTom that old fencing. It would be a shame if that problem is not
solved wilerl th"': il-::,VJ building goes in.
We are very hopeful that these minor concerns can be solved easilY. and
expeditiously. LJco is a fine Company that I personally worked with
matlY lea rs agol,'.ihef: I was an off leer with J nt.;::;r no. t i onal Dai,1' Queen_
rhey did vel' Y fino leiGl L fo]" us, a lKl they obv 1.0051 >' have e xce llent
products, rnanagement, and stayi r,g power. Hopki flS is fortunate to have
them as a resident business. When that building is completed it will
give a TGal lift to East Hopkins and will show the neighborhood,
customet's, and futu,'e businesses and residerlLs that East Hopkins is iJ
fine area i rj~\Ihi ch to invest in businesses and resldencet"S --- a 11 of
which will continue to help broaden the Hopkins tax bass.
!
~"
Sincerely,
. .;t~
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 92-83
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING AN APPLICATION FOR A CONDITIONAL USE PERMIT
EDCO WAREHOUSE ADDITION
WHEREAS, an application for a conditional use permit entitled CUP 92-7 made
by City of Hopkins is approved.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit CUP 92-7
was filed with the city of Hopkins on July 28, 1992.
2. That the Hopkins Planning Commission reviewed such
application on September 29, 1992.
3. That the Hopkins Planning commission, pursuant to mailed and
published notice, held a public hearing on September 29,
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.
5. A legal description of the property is as follows:
.
That part of Tracts P and L Registered Land Survey No.
561 lying Southwesterly of a line run from a point on
the Northwesterly line of said Tract P a distance of
66.79 feet Southwesterly from the most Northerly corner
of said Tract P to a point on the Southerly line of
said Tract L a distance of 770.15 feet East from the
most Westerly corner of said Tract L also that part of
Lot 91 Auditor's Subdivision No. 239 lying Westerly of
a line run from a point on the North line of said Lot
;~'91 a distance of 31.21 feet west from the most Easterly
. corner of said Lot 91 through a point on the
Southeasterly lil1e of said Lot 91 a distance of 29.96
feet from the most Easterly corner thereof.
NOW THEREFORE BE IT RESOLVED, that application for CUP 92-7 is hereby
approved based on the following Findings of Fact:
1. That the proposed building is permitted within the 1-2 district.
2. That the proposed use for the building is permitted within the I-
2 district.
BE IT FURTHER RESOLVED, that application for CUP 92-7 is hereby approved
based on the following Conditions:
:
1. That applicant meet the requirements of the Fire Marshal for fire
access.
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RESOLUTION NO: 92-83
Page 2
2. That.the parking area is paved and striped and also the area
behind the new addition is paved. All paving and striping to be
done within 9 months of the issuance of the building permit.
3. That additional landscaping is added along Tyler Avenue pursuant
to a plan approved by staff.
4. That the existing building is cleaned by power washing the
exterior within 6 months of issuance of the building permit~
5. Applicant shall work with city staff to minimize the exposed
fence adjacent to Second street.
6. That there is no outside storage on the north side of the
building.
7. Drainage plan meet requirements ofci ty Engineer. ..
8. That the landscape area along Second Street including city right
of way is irrigated.
Adopted this 6th day of October, 1992.
ATTEST:
Nelson W. Berg, Mayor
"
.tltames A. Genellie, City Clerk
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