CR 06-109 Site Plan Review-The Walser Aoutomotive Group
C\TY OF
m
September 27,2006
HOPKINS
Council Report 06-109
SITE PLAN REVIEW - THE WALSER AUTOMOTIVE GROUP
ProDosed Action.
Staff recommends the following motion: Move to adopt Resolution 06-63. recommending
approval of a site plan to expand the Walser Chrysler Jeep site at 314 Mainstreet to include
the former Now Sports property.
At the Zoning and Planning meeting Mr. Hatlestad moved and Ms. Flynn seconded a motion
to adopt Resolution RZ06-22, recommending approval of a site plan to expand the Walser
Chrysler Jeep, to include the former Now Sports property. The motion was approved
unanimously.
Overview.
In 2001 Walser purchased a car wash to the west of their existing property and expanded
their building and sales lot to the west. In 2003 Walser and The Luther Company subdivided
the lot to the west of the existing, expanded Walser lot on Mainstreet and removed the
building. Walser developed the east side of the lot into a parking area/sales area and The
Luther Company has left the west side vacant. Luther was proposing to move Town and
Country Dodge on Highway 7 to the former Hopkins Honda and Now Sports sites. Now
Walser is proposing to remove the former Now Sports building and expand their parking lot
to Fifth Avenue.
The applicant has applied to amend the conditional use permit to expand the operation.
Primarv Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What are the specifics of the site plan?
. What was the discussion at the Zoning and Planning meeting?
SUDDortine: Documents.
. Analysis of Issues
. Site Plans
. Resolution 06-63
~~:~AICP
Planner
Financial Impact: $_ N/ A_Budgeted:
Related Documents (CIP, ERP' etc.):
Notes:
Y/N
Source:
CR06-109
Page 2
Primarv Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The subject property is zoned B-3, General Business. An auto sales lot is permitted with a
conditional use permit. When the original building was constructed and when the addition
was constructed, a conditional use permits were granted. The Comprehensive Plan has
designated the sites as commercial. The proposed use complies with both documents.
What are the specifics of the site plan?
Exterior
The building at 314 Mainstreet will remain the same.
Landscaping
The conditional use permit requires that the 20- foot front yard setback be landscaped. New
landscaping will be added along Mainstreet for the 20- foot setback. Staff is concerned about
the view from Fifth Avenue because of the removal of the former Now Sports building.
Although Walser has added a sitting area on the corner, there is only a 7.5-foot landscaped
area on Fifth Avenue. Staff would recommend more of a landscape massing on Fifth
Avenue. The staff sent the site plan to Hoisington Koegler for a recommendation on this
corner. The attached concept is attached.
Parking
The former Now Sports building will be removed and inventory and employee parking will
be added.
The following is the proposed breakdown of parking spaces after removal of Now Sports
building:
45 customer
13 demo
78 employee
115 serVIce
9 display plaza
313 lot
573 total parking spaces
CR06-109
Page 3
EngineeringlPublic Works
The following are the comments from the engineering/public works department:
. Need gate details for driveways along Mainstreet and Fifth Avenue South.
. Mainstreet is mislabeled "Main Street"
. Need drainage area map for existing and proposed condition
. Need storm water treatment
. Will need to get driveway and utility permits
. The seating area should be larger and some vertical elements should be constructed to
visually break up the parking lot
Fire Marshal
The Fire Marshal has reviewed the proposed plans and found the preliminary plans
acceptable.
Signage
Walser is proposing a new monument sign on the corner of Fifth and Mainstreet. The sign is
proposed to be 32 square feet and eight feet high.
Trash
The trash area on the south side of the building will remain. The trash area is screened as
required.
Sidewalk
The existing sidewalk on Mainstreet and Fifth Avenue will remain.
Access
Access to the site will remain the same on Mainstreet. There are two existing curb cuts on
Mainstreet. An existing curb cut will remain on Fifth Avenue and be gated.
Setbacks
There will be no construction on the building. The conditional use permit for an auto sales
lot requires a 20-foot front yard setback. The site has a 20- foot landscaped front yard
setback.
CR06-109
Page 4
Watershed District
If Watershed District approval is required, any City approvals are contingent on Watershed
District approval.
Surrounding uses
The site has residential to the south, commercial to the north, east, and west.
Surrounding uses
The site is surrounded by apartments to the south, commercial to the north, Highway 169 to
the east and commercial uses to the west.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed expansion to the sales lot. Ms. Anderson also had a
concept done by Hoisington Koegler regarding the southeast corner of Fifth and Mainstreet. .
Don Schilling and Jack Shimota, representing Walser, and Linda McGinty, representing
Luther, appeared before the Commission. Mr. Schilling and Mr. Shimota looked favorably
on the concept by Hoisington Koegler. Mr. Schilling and Mr. Shimota also agreed to extend
the wrought iron and brick fence to the existing access point along Mainstreet. Noone
appeared at the public hearing regarding this item.
Alternatives.
1. Approve the site plan. By approving the site plan, the applicant will be able to expand
the sales lot as proposed.
2. Deny the site plan. By denying the site plan, the applicant will not be able to expand the
sales lot 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
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 06-63
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A SITE
PLAN TO ADD AN ADDITIONAL SALES LOT AT 314 MAIN STREET
WHEREAS, an application for Site Plan Review SPR06-3 has been made by The Walser
Automotive Group;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by The Walser
Automotive Group;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed
and published notice, held a public hearing on the application and
reviewed such application on September 26, 2006: all persons present
were given an opportunity to be heard;
3. That the written comments and analysis of City staff were considered; and
4. A legal description of the subject property is as follows:
Tract 1:
That part of Lot 14, Auditor's Subdivision Number 242, Hennepin County,
Minnesota, lying North of a line parallel with and distant 145 feet Southerly from
the Southerly line of Excelsior Avenue.
Tract 2:
All of Lots 15 and 16 and that part of Lot 17, Auditor's Subdivision Number 242,
Hennepin County, Minnesota which lies West of a line drawn parallel with and
distance 30 feet West of the following described line:
Beginning at the East ~ corner of Section 24, Township 117, Range 22,
thence South along the East line of said Section a distance of 364.37 feet;
thence deflect right at an angle of 25 degrees 59 minutes 28 seconds for a
distance of 462.86 feet; thence deflect right at an angle of 19 degrees 50
minutes 43 seconds for a distance of 209.19 feet; thence deflect left at an
angle of 84 degrees 27 minutes 29 seconds for a distance 76.15 feet; thence
deflect 90 degrees right for a distance of 216.88 feet to the actual point of
beginning of the line being described; thence deflect left along a tangential
curve having a radius of 440.0 feet (delta angle 83 degrees 47 minutes 14
seconds) for a distance of 649.29 feet and there terminating.
Tract 3:
That part of Lots 14 and 20, Auditor's Subdivision Number 242, Hennepin
County, Minnesota, Described as follows:
Beginning at a point on the West line of said Lot 14, distant 145 feet South of
the Southerly line of Excelsior Avenue; thence South along said West line a
distance of 95 feet; thence East a distance of 275 feet along a line run parallel
with the Southerly line of Excelsior Avenue; thence South along said West
line a distance of 95 feet; thence East a distance of 275 feet along a line run
parallel with the Southerly line of Excelsior Avenue; thence North along a
line run parallel with the West line of said Lot 14 to the South line of Lot 17,
said Addition; thence West, along the Southerly line of lots 17, 16, and 15,
said addition and along said Southerly line extended to the point of
beginning.
All according to the plat thereof on file and of record in the office of the
Registar of Deeds, in and for Hennepin County, Minnesota.
Tract 4:
Those parts of Lots 14, and 20, and 23, Auditor's Subdivision Number 242,
Hennepin County, Minnesota, described as follows:
Commencing at the Southeast corner of Section 24, Township 117, Range 22;
thence North, along the East line of said Section 24, a distance of 953.32;
thence Westerly, deflecting to the left 112 degrees 38 minutes 17 seconds, a
distance of 538.92 feet; thence Northerly, at a right angle, a distance of
275.83 feet; thence Westerly, at a right angle, a distance of 33.0 feet to the
ac~ual point of beginning; thence Southerly at a right angle, along a line
hereinafter referred to as "Line A" a distance of 8.27 feet; thence Southerly a
distance of 126.88 feet along a tangential curve to the right having a radius of
167.00 feet to the intersection with the Northwesterly right-of-way line of
HENNEPIN COUNTY STATE AID HIGHWAY NO.3, Plat 16, as recorded
in Book 4, of Highway Plats, page 4, in the office of the County Recorder,
County of Hennepin; thence Southwesterly along said right-of-way line to the
Northeasterly right-of-way line of the Chicago and North Western Railway
Company (formerly the Minneapolis & St. Louis Railway Company); thence
Northwesterly along the last described right-of-way line to the West line of
said Lot 14; thence North along said West line a point 240.00 feet South from
the Northwest corner of said Lot 14; thence East, parallel with the North line
of said Lot 14 and its extension, a distance of 275.00 feet; thence North
parallel with the West line of said Lot 14, a distance of 94.53 feet to the
South line of Lot 17 in said Auditor's Subdivision; thence East, along said
South line, a distance of 3.50 feet to the intersection with a curve concave to
the East Which has a radius of 473.00 feet and is tangential with the
aforementioned "Line A," thence Southerly along the last described curve to
the actual point of beginning.
Lot 12, Auditor's Subdivision No. 242, Hennepin County, Minnesota.
The East 70 feet of the North 210 feet of Lot 13, Auditor's Subdivision No. 242,
Hennepin County, Minnesota.
That part of the North 210 feet of Lot 13, Auditor's Subdivision NO. 242,
Hennepin County, Minnesota lying west of the East 70 feet thereof, also that part
of said Lot 13 lying south of the North 210 feet therefore.
North 19 feet of the East 50 feet of Tract B, Registered Land Survey No. 823,
Hennepin County, Minnesota.
Lots 1 and 2, Block 1 Luther Walser Hopkins Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review
SPR06-3 is hereby approved based on the following Findings of Fact:
1. That the proposed use meets the requirements for site plan approval.
BE IT FURTHER RESOLVED that application for Site Plan Review SPR06-3 is hereby
approved based on the following conditions:
1. That Nine Mile Watershed District approves proposed parking area if required.
2. That a new drainage, utility, and grading plan is submitted and the
engineering/public works department approves these plans.
3. That the design for southeast corner of the intersection of Fifth Avenue and
Mainstreet on the attached concept is added including the signage, landscaping
and fencing. The wrought iron fencing will extend to the existing access on
Mainstreet.
4. The HCRRA property lease agreement must be in place.
Adopted this 3rd day of October 2006.
Eugene J. Maxwell, Mayor
ATTEST:
Terry Obermaier, City Clerk
25
p
2)
@
Q!Ji)
@5
~
.. c:::!J
~ (l!ji)
~~
Z 0
a
~25
6 @ tc)
Z ~
~ @5 tJ~
D nnn UJ 1.0
Z ~ Ql
< I? /";:;\ \- Z
(j) ~u (j) 2
z n z..
a c:::"-I - U)
_ ~ <z
\- ~ 2~
D ~ ..q- 1.L
D --0
< t<)I
~2006 MU'9_&",",,-Lc&
PHILLIPS
ARCHITECTS &
CONTRACTORS, LTD.
2Z1Col"_~
_'00
~.MN 55405
Ph. (612)377-3~ F..(612) 377-7337
17~7
SITE PLAN
LANDSCAPE PLAN
LIGHTING PLAN
ItaE&Y ~nt.\Tne;PV.N,
Sl'ECIFlCATlON. OR REI'ORT WM f'REI'ARED
I'Y ME O~UNllER MY Duer 5UI'EIM:i1CN
NDnt.\T I 1M A CUI. Y LICENSED
A!lCIfT'ECT I.WDEIt TtE LAWSOF TIE
5TATEOFMt.NESOTA
DMl A PIilIpe
REG. NO.
5JT
D"
DATE 9/6/06
~N:
DRAWNey:
Cl-ECl\ED liY,
f'RDJECTNO.:
&~D@
..........
~I LED flACl(Ul'E. fllWSHED LE1iER5
~
rl . flRlel(. flA5E
~ -
~o.NUMENT SIGN 80 J ~~~~LAN
Ala NT5
REMARKS
Sl'ECIMEN GRAIlE
~NOTElWE
Sf ACING
A5NOTED
A5SHOWN
30' O.e.
6'<1'0,1;.
A5NOTED
A5NOTED
~
A5NOTED
SIZE
2112' CAI.
eHf.
2112"CI\I..
21J2'CAI.
'5 CONI' Ala
21J2'CI\I..
12 CONI',
'2 CONI',
~
!i'1l6
5YM.1 COMMON NAME BOTmw NAME
A urTlElEAF LNlEN I TBJACORDATA
fl eWXHLL55l'1WCE I'ICCANIGRA
~ 5ImlIE HONEY l.OOJ5l' GlEClfSlA TRW:Nmt0511oEllM5 ~YCOLE'
D SUMMrr A5H I'IWCNJ5 f'ENollANC.
E ARCADlAJLtIIf'ER JLNI'E/W5So'.1lt1A 'fIIlt:,N)W
F REDSl'I.ENDOR ~"REOSI'lEIIlOR"
G G()I.DM(llH)SPeA 5I'IAAEA "GOl.llMOIH7'
H SI<<l.e ROSE CHlICE: CUTHlERT GlWlT, QW.If'I.AtI, O~ JOIf\I FIW<<LIl
I flUJE N1JIt)W..lJNII'ER JLNI'E/W5 VRGINWIA 'lIUJEmtJW'
- -
J COLORADO 5l'IWCE I'ICCA NlGENS
" TECHn' ARIlORVlTAE T\iJJA OCCllENT AU5"1iCl+N'
MAIN STREET
BENCHE5, TYI'
EIli:IC!:.PAI
"
ti'
~
:::)
C
,0)
UJ
, ~ J
I ~ I
~
If)
NOR",
Gb
SEATING AREA
1'=10'-0"
:?
Ala
i\U. GREENAAEA5 TO llE 50D0ED (NO SEEDtlG)
6" PVC EOONGTYPICAl.. AT P\AmNGllEC5 NSODOEDAAEA5
SEE ENGtlEERING l'I.AAS FOK: LAYOUT, ~G, CURIlING. RETIIMlGWI\U.5, ETe.
~EFEIt TO I'l.AN FOR TREE5 TO llE 5AIlED, AD.AJ5T NEW Pl.AN1lNG TO ~ WITH
EXlSTtlG 1lCEE5 A5 REGIJDlED.
rwa:. MULOfTO llE 3" DEEP 1-1/2"TlW' rwa:. OIlER TYl'AA TYI'E WEED FIIIlRJC.
$I<<IJflllED5 TO HAIlE 3"DEEPH/2"TlW'ROCI>OVER TYPAA TYl'EWEED FAIlRlC.
!'LANnlGllED5TO HAIlE A MIXTURE OF F'LANT5E, G, H & ~ Sf'AGED~TEL Y.
-45
91
115
322
513
~~;lt~~~#1~
/ _~ t~::1)~~
2-
a
4.
5.
6'
7.
8.
9.
10.
t
2.
53.9055.F
"1,2-455.F.
12.6605.F.
53,6435.F.
2.931S-F.
50.706 5.F.
NOTES:
L 7'-5"TO 10"'"5IDEYAAD 5ETIlllCl'.AT !i1liA\IENJE.
13
78
9
313
REMOVE NOW SI''ORT5lllJLD101G.
REPAVE WITH 3"IlLT & G Q.A5S VlMSE
1N5Ti\U. (11) NEW !'Ow; WITH (2) 1000 WATT
HID UGHTSON 2&'!'0I.ES TO MATCH EXISTtlG.
SOD i\U. DI51lJRBED NlV6.
~
CU5TOMER.
EMI'LOYEE
DEMO
01lS
SUV\CC.
5ALES INVENTORY
DlS!'\.AY !'I.AZA
LOfIN\lENTORY
TOTAl.
SGIIlARE FOOT M! NW. YSlS
eulLDtIGSGlIARE FOOTM!
fD(5T FLOOR
SECOND FLOO~
DISPLAY AND 1N\IEH1'0RY AAV.
DISPLAY!'I.AZAAREA (9 CAR5)
313INVENTORYSf'ACES
(313'(9'lcl8'))
tn
lL
lL
o
If)
C\I
U
.....
o
L()
C\I
U
<
~
..-1
,
Z
c
~
~
(:)
(:)
E
-,
~
lL
L()
C\I
ciS
t<")
~
(.9
o
o
C\I
.....
o
C\I
.....
0)
f
-:s
:r:
~
:::l
C
tn
,
~
~
iJS
,
~
(:)
:r:
~
.,.....
,,-....
~
~
\D
s::
32
~
(:)
:r:
s....
CO
IS)
(ij
~
.,.....
X
\
~
~
o::@
eQUV
(/l
~~
~~
'b@V T'1
Z t:::-::::l .q-
W ~ \-T'1
0:: ~ wI!)
o C';:3 w I!)
z~ O::z
<C. ~ Vl
o ~
(/l rrf? Z -
-z. ~~ ~Ui
o <:Z
F ~~
o ~ .q- 0-
o ~ .....0
<C. ~ T'1:t:
~
~
~<6~d~s &
SUR\JE'iORS
~~
~
\~~~~
Iflll~-IIf~~---
.~f~~-
\jjII/If \1& $lA'IIt /If iitiii"'~
-"" 0. -----
~
......."" lIloI
~:~~
~
OR~\NGE.
U1'\UT'f _PL~N
--------:
@~O~
~~
~, < >,3-...
.f!!'! ,., ,--~':"'> ''-''!. J'
~~~'-~h:. ~~"J~/\
~rn ~~. ~ J
OIt1y ---- -'" ',~ -,' <
~ /tit ---- ,--!..jJ~"-'~~"" ~ '\
tr-4 ~..,~' ---.._.__.~
..._.... Cc~' ~
s ...--.. ' .., .
" -_..~--- ---- '-- ' ..'
"""....__--- ' -f
" .. -....... .....- ---- '~
,,'#t~.:::--..:r..'f'$~~ ",-'
- ..- - -.,........... - '
~) ~~_1O ilJiIIf'1E ~ \1110 SlQIII--
" ~.... - .... .. -~...!:"- .. -.
~~~IIlSl/lllJJllO-----
" ~:;;:!'" _... _ _ ..... "'" __ ..... ~ iiisT""
" .. _.... _,.... _ ......... ..;eiDI!. ...,.... ~
" ---"_.....",,. -
10.) !it1- SfCET .'.0 f'ClII s'Il fVIL
1\.) ~,__ St"u,s ..,.u. If. I. 1l<< ~
'" ~." -=::;:.~,=--,::f. ~~
:~....-~~~~~~.:
~ 'II\lI1I<< CI1'f /If --- ---........- ........
u,) ~~0A1,..I'fCl'ftCl'S-
",..."",
~~......
,11 .......- T6JIIII' ...... ,.pill..... .....
-.It ........ ... ...... ../fIJI..... .....
~ ~........ G/lOI6 ,.pill..........
....;;iiitID-
..- ... "",.- ...-. ,.pIIl- ...~
p,.,~EN~
~SCAI-t
~
... ..., uGll'f pOL l.pL5i!l ,~)
. ...,. uGlI'f pOL loTI!
_~~_ 5'10'1' Sf)IIIlIIJI&
.--QI\E_ ~ ~CIoL lJllE
_1E- ~__lJllE
_1Sl- --- ----
\fill. flit ~1
'~ ::. ~ CA1C4'"
__ _ fRGl'OSID ~
___ ~ goOf a.E'/A1\GII
.._.-928 ___ EJIlSllllG ~
~ 9z6 . OlSIIG ,.at a.E'/""OM
/J#- fRGl'OSIDs../Ift
_ fRGl'OSID ~ IS _~ ""l\ll f\,D'I