Conditional Use Permit-Used Car Lot r 1 1 Y 0
0
February 12, 1993 p K‘1 Planning Report CUP93 -1
CONDITIONAL USE PERMIT USED CAR LOT
Proposed Action.
Staff recommends the following motion: Move to continue
CUP93 -1 until the applicant submits the necessary
information as required by staff and the Planningi
Commission.
overv
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., Genera]. Business. An auto sales lot is permitted in the
B -3 district with a conditional use perm
The site is situated on the northeast corner of Mainstreet
and Sixth Avenue. The existing site has one access from
Mainstreet .and two. access points from Sixth Avenue. The
existing building on the site is 1836 square feet.
After the last Zoning and Planning meeting I received a call
from John Bessesen, the applicant's agent. Mr.; Bessesen
asked if Mr. Garber's conditional use permit could be tabled
ill
for six months. After this conversation there was no
contact with the applicant or Mr. Bessesen until February
9th when Mr. Garber came to ;City Hall asking to be on ,the
agenda for the next meeting. He, was informed of what would
be needed to secure staff approval. Attached is the three
s :te plans Mr. Garber submitted Staff is recommending
continuing the conditional use permit until a new site plan
is submitted detailing a 20 foot landscaped front yard
setback.
The City Council denied front yard variance for the site.
Primary: Issues to Cons
o What are the Cond for a conditional use
permit to operate a auto sales lot?
b, What are the specifics of the site plan?
o What are the staff recommendations?
o How does the site plan as submitted comply with
the requirements fora conditional use permit?
Supporting Documents.
o Analysis of Issues
o Site Plan 2 t tir(ri i r
°Nanc S. nderson, AICP
41)
Plan r
CUP93 -1
Page 2
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
construct along the abutting lot line;
5. the auto sales lot shall not include vehicles over a
9,000 lb. rated weight.
The applicant has requested a variance to use the front yard
setback.
o What are the specifics of the site plan?
The applicant has submitted three new site plans. The three
plans are basically the same except for the landscaped area
in the along Mainstreet. The site plan as submitted by the
applicant shows fifteen parking spaces. The applicant can
have nine display cars and is required to have five customer
parking spaces. The site would remain as it is today.
There are no significant improvements planned to the
existing structure.
The site plan shows parking in the area that would be used
as a driveway on the northerly access on 6th Avenue. The
parking in this area will probably not be able to be used.
o How does the site plan as submitted comply with
the requirements for a conditional use permit?
The applicant meets all the requirements for a conditional
use permit for an auto sales lot except for the 20 foot
front yard setback.
Ordinance 550.03 subd. 6. requires that required yards must
4110 be landscaped. Mr. Garber is changing the use of the
CUP93 -1
Page 3
ro ert from a
P P Y 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.
The last auto sales lot that was approved was Duffs Auto
Sales at 1714 Mainstreet. This auto lot was required to
submit a landscape plan for the 20 foot setback area.
o What are the staff recommendations?
In addition to the conditions outlined in the Zoning
Ordinance the staff would recommend the following conditions
for the auto sales lot and that the applicant submit a site
plan showing the following conditions:
o close the southern access on Sixth Avenue;
o realign the northerly access on Sixth Avenue to the
south;
o redesign the parking lot;
o provide a landscape plan from a registered landscape
architect for the 20 foot front yard setback area;
o allow only nine display cars on the site;
o the site is used only for auto sales;
0 that there is no outside storage on the site;
o that no trucks are parked on the site.
The southerly access point on 6th Avenue was recommended to
be closed by the City Engineer for safety reasons.
The site is required to have 5 parking spaces for the auto
sales lot.
Alternatives.
1. By recommending approval of the conditional use permit,
the City Council will consider a recommendation of
approval for the conditional use permit. If the
Zoning and Planning Commission undertakes this action,
a resolution with findings of fact will need to be
approved.
2. By recommending denial of the conditional use permit,
the City Council will consider a recommendation of
denial for the conditional use permit. If the Zoning
and Planning Commission undertakes this action, a
resolution with findings of fact will need to be
approved.
3. Continue for further information. If the Commission
1111 indicates that further information is needed the item
should be continued. Staff is recommending this action
to allow the applicant to submit a new site plan with a
20 foot front yard setback.
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G O PG
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THE GARBERS
2621 Inglewood Avenue South
NANCY JOEY St. Louis Park, Minnesota 55416
February 10, 1993
Hopkins Planning Commission
Hopkins City Hall
Hopkins, Minnesota
RE: Conditional Use Permit, 525 Main
Dear Planning Commission:
We hereby withdraw our application for a variance, but continue to pursue
a conditional use permit for a used car lot at 525 Main Street, Hopkins.
We are advised that property can be used according to the plan we submitted
at your last meeting, January 26.
Enclosed is a layout of our intended use of the property with a landscaping
plan, consisting of various types of flowers, that corresponds with the
surrounding area. The twenty foot setback shown, will be used for the
landscaping and a driveway. No cars will be parked on that area.
We are exempt from the 3% parking lot landscaping, according to your
ordinance 555.19, Subdivision 2.,— a, as our design plan only calls for
parking of nine display units (1,800 square feet building 1 space for
every 200 square feet) and five customer spaces (City Ordinance, 550.05
Subdivision 23,) 12,000 square feet total 4 spaces 8,000 square feet
and 1 space at 4,000 square feet. Also, the property is totally paved and
devoted to building, parking and driveways as shown on the site plan.
We could not find any other ordinances regarding set backs or landscaping
except where it related to new construction.
Our intention is to abide by all rules, ordinances and laws relating to
operating a first class business that we will take pride in, as we have in
the past. We look forward to working with you.
P
Si OF
i
Fancy and Joe Garber
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