Cond. Use Permit-Impound Lot•
PLANNING COMMISSION
REPORT NO: CUP87 -22.
Planning Commission Report
CONDITIONAL USE PERMIT - IMPOUND LOT
Second Street N.E.
No. CUP87 - 22
AUGUST 18, 1987
PURPOSE: To review and recommend action on an application
for a Conditional Use Permit to allow an impound lot.
BACKGROUND:
Name of Applicant: Dick Hughes
Address of Property: Parking lot at 802 St. Louis
Street
Present Zoning: L -2
Reason for Request: To move present impound lot
from the landfill to the parking lot at Massey -
Ferguson
Nature of Request: Ordinance requires all uses
not conducted within a building to have
Conditional Use Permit.
The applicant is proposing to relocate his present impound
lot at the old City landfill to the parking lot of the
Massey - Ferguson building.: The applicant is losing his lease
the City and needs another site to conduct business.
The applicant currently has the towing contract for both
Hopkins and St. Louis Park. The existing Massey - Ferguson
building is used only as a parts distribution center. Most
operations were moved to another state.
ANALYSIS: The applicant will lease 80,000 square feet on
the east side of the site. This vacant area is currently
fenced with a 8 foot cyclone fence on the north, south and
east sides.
The applicant is proposing to install slatts in the existing
fence on the north and east sides to reduce visibility. The
slatts along the north side will extend past the west fence.
The fence along the south lot line is covered by trees.
The site is surrounded by the Medalist Health Club to the
east, railroad tracks to the south, Massey Ferguson building
to the west and a Honeywell parking lot to the north, which
is zoned residential. The Hopkins Arches Apartments are
also located in this area.
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CUP87 -22
Page 2
The mobile home currently at the landfill site and used as
an office is proposed to be moved to this site. The
Building Inspector noted that the trailer will have to
conform with the Building Code requirements. The trailer
will be located at the northeast corner of the site.
A 50 foot front yard setback is required for an I -2 lot
abutting a residential district. No parking is allowed in
the front yard setback. Entrance to the site will be from
the northeast corner of the site off of Second Street N.E.
CCDC has reviewed the proposed use of the site. The minutes
of the meeting are enclosed for your review. The CCDC does
not look favorably on the use of this site as an impound
lot.
The applicant will be required to surface the lot with
either asphalt or concrete as required by ordinance.
Because of the location of the site and the adjacent
residential uses, the staff does not feel the proposed use
is appropriate for the site. No matter how much fencing and
landscaping is provided it will be difficult to completely
screen this type of operation. Without some type of roof
structure, the residents of the Hopkins Arches living on the
upper floors would look right down onto the subject yard.
The applicants present operation located at the landfill is
far from visually appealing with dismantled autos, tires,
parts, etc. spread throughout the lot. Even with standards
detailed as part of the Conditional Use Permit approval,
there are many times constant violations with uses of this
type.
The basic premise behind zoning is to protect the health,
safety and welfare of the residents of the City. Also, at
the last Zoning and Planning meeting, the Commission
approved additional standards which must be complied with
prior to any approval. One of these states that, "the
Conditional Use will not be injurious to the use and
enjoyment of other property in the immediate vicinity for
the purposes already permitted, nor tend to or actually
diminish and impair property values within the
neighborhood ". With the potentially blighting influence due
to the negative visual impact on the adjacent residential
neighborhood it appears that the Commission has the legal
ability to deny the Conditional Use Permit as requested.
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If the Commission decides that an impound lot is an
acceptable use of this site, they must make Findings of Fact
and should consider the following conditions:
1. A completely opaque fence with a minimum of 8
feet in height be built on the north, east and
west sides of the site.
2. The lot is surfaced with asphalt or concrete.
3. All buildings on the site comply with the
Building Code.
4. The 50 foot front yard setback is landscaped in
accordance with a plan acceptable to the
Commission and staff.
5. All cars on the site are retained no longer
than 90 days. Records of impounded and stored
vehicles must be turned into the City every 30
days.
6. There is to be no dismanteling of cars or sale
of parts on the site.
7. No parking of impounded cars on Second Street
N.E. or outside the fenced area.
8. If the Massey - Ferguson building becomes fully
occupied, the impound lot will be discontinued.
9. Review of the operation every 6 months by the
Commission.
10. A 50 foot front yard setback is required by the
ordinance.
Also, prior to any action, the applicant should be required
to meet with the surrounding property owners and most
specifically the adjacent residential owners to discuss the
proposed use and what can be done to mitigate any negative
impact.
ALTERNATIVES:
1. Approve the Conditional Use Permit
2. Deny the Conditional Use Permit
3. Continue for further information and require
applicant to meet with surrounding property
owners.
RECOMMENDATION I recommend denial of the Conditional Use
Permit with the following Findings of Fact:
1. That an impound lot is not compatible with the
surrounding uses and is detrimental as related
to the health safety and welfare of this area.
Respectfully submitted
(Heir �$
Nancy S. '"-Anderson
Community Development
Analyst
r III
Attn: Planning Commission,
DICK HUGHES INC. TOWING & STARTING
1500 SO. 7th STREET
HOPKINS, MN. 55343
We are interested in moving to approximately 900 N.E.
2nd St. . We would like to use the lot to store impounded
vehicles. The land would also be used as the main office of
our towing company. Our main routes used will be 2nd. street
N.E. and Blake Rd. which are both truck routes.
We would install a chain link fence along the west edge
of the property line, as can be seen on our diagram. We
would install slatts in the east and north fences. The
slatts going in the north fence would continue well past our
west fence. The south fence is already covered by trees and
vines. and is along the north side of the railroad tracks.
The west fence line is hidden by the Massey-Ferguson
building. The ground is currently gravel and very' suitable
for parking automobiles. Our office a 65 foot mobile
home which will be 1pcated in the N.E. corner of our lot.
We are asking for a special use permit, and understand
the zoning is already I72, which we believe to be the proper
zoning.
'
Thank You
DICK HUGHES , OWNER
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