Cond. Use Permit-Hopkins Motors•
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PLANNING COMMISSION
REPORT NO: CUP87 -11
Planning Commission Report -,
CONDITIONAL USE PERMIT - HOPKINS MOTORS
5th Avenue & Mainstreet
PURPOSE: To review and recommend action on an
application for a Conditional Use Permit for an auto
sales lot.
BACKGROUND:
Name of Applicant: Rudy Luthers Hopkins
Motors
Address of Property: Southwest corner of
Mainstreet & 5th Avenue
Present Zoning: B -3
Nature of Request: Ordinance requires a
Conditional Use Permit for an auto sales lot
Reason for Request: To have auto sales lot
within sight and easily available to showroom
and service facility.
The applicant is proposing to locate an auto sales lot
on the southwest corner of 5th Avenue & Mainstreet.
This use is consistent with the Comprehensive Plan and
the zoning. The existing warehouse and billboard will
be removed. The applicant has also applied for two
variances in conjunction with the conditional use
permit.
Ordinance 535.03 requires the following:
A) Auto sales including sales lot and major
auto repair provided:
1. the sales lot shall not be larger in
square footage than the square footage of the
building devoted to the related business;
2. the 20 feet required front yard shall be
landscaped and should the front yard be less
than 20 feet due to non - conforming use, a
permanent barrier at least 18 inches high
shall separate the sales lot from the public
walk;
3. lighting of the sales lot shall be totally
from indirect lighting;
No.
APRIL 21, 1987
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CUP87 -11
Page 2
4. should the lot abutt 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.
The applicant will be leasing a portion of the Hennepin
County right -of -way for use as part of the sales lot.
Requirements Proposed
Front yard 20' 5'
Side yard:
S. parking 1' 1'
N. parking 1' 5'
Rear parking 1' 56'
Parking 9 9
The applicant is proposing one ingress /egress point for
the site along 5th Avenue in the southeast corner of
the parcel. The existing curb cuts off Mainstreet &
5th Avenue will be closed and replaced with curb and
gutter. The City Engineer has reviewed this plan and
found it acceptable.
The proposed plan shows a on the corner in the 20'
front yard setback. This sign appears to be setback
approximately 17 feet. If the 15 foot variance is
granted this sign will not violate the required setback
area. This sign will be similar to the sign in the
planter on the adjacent auto sales lot. The applicant
has not specified the size of the sign at this time,
all signage will have to conform to the sign ordinance.
The site plan is proposing lights along Mainstreet &
5th Avenue. These lights will have to be aligned as to
not interfere with traffic on Mainstreet & 5th Avenue.
The applicants proposed plan shows a 6 foot high chain
link fence to separate the abutting R- District to the
south (Dow Towers Elderly Highrise). The ordinance
requires a minimum of 5 foot high fence if an auto
sales lot abutts a residential district. The applicant
has now decided to have landscaping along this lot line
along with a 5 foot high chain link fence.
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CUP87 -11
Page 3
The site will be drained by surface drainage to
Mainstreet & 5th Avenue. The Director of Engineering
has approved of this plan.
The site will be bordered by an 18 inch high brick wall
and a hedge along 5th & Mainstreet similar to their
project across the street. Such a wall conforms to the
ordinance for visibility. Curb stops will be placed in
the parking are to protect the brick wall from cars.
The abutting County right -of -way leased by Midnight
Market will be separated from the applicants property
with curbing.
The existing sidewalk surrounding the site will remain.
The site is surrounded by Dow Towers to the south, a
gas station to the north, a parking lot to the west and
Now Sports to the east.
ANALYSIS: The applicant will be using this lot for
displaying used cars. The Director of Engineering has
noted that at one time the Council was considering a
right turn lane eastbound on Mainstreet to 5th Avenue
South which would have cut across the northwest corner
of the property. This plan was never carried out due
to inability to acquire needed land from Suburban
Chevrolet. However, the existing traffic seems to
negotiate the turn without difficulty and the staff
will therefore be recommending that the Council abandon
the right turn lane.
This auto sales lot is making efficient use of the
property. Because of the lot size, another use with a
building would be difficult because of the required
setbacks and parking.
The applicant has presented his proposed project to
CCDC and received a favorable review.
ALTERNATIVES:
1. Approve the Conditional Use Permit
2. Approve the Conditional Use Permit but deny
the variance.
3. Disapprove the Conditional Use Permit
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CUP87 -11
Page 4
RECOMMENDATION: I recommend Alternative #1. The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval:
1. That an auto sales lot is an efficient use of
the site.
2. That an auto sales lot is a permitted use in
a B -3 District.
Conditions:
1. That the requested variances are granted.
2. At such time as the County makes a final
determination on the implementation of light
rail transit or should the applicant loose
the lease to the County property, the Zoning
and Planning Commission should have the
opportunity to review the appropriateness of
the Conditional Use Permit.
Respectfully submitted,
Mama Ckgri on ■r,��
Nancy(S. Anderson
Community Development
Analyst