Cond. Use Permit-Hopkins Car CarePLANNING REPORT
CUP86 -4
CONDITIONAL .USE PERMIT - .HOPKINS CAR CARE
404 Mainstreet
June 12, 1986
PURPOSE: To review and recommend action on a Conditional Use Permit application
for construction over $75,000.
BACKGROUND: Name of .Applicant: Jim Lindstrom
Address of Property: 404 Mainstreet
Present Zoning: B -3
Nature of Request: Ordinance requires a Conditional Use Permit
for construction over $75,000
Reason for Request: Construction of an 8,672 square foot addition
The applicant is proposing to construct a 8,672 square foot addition
to the existing building at 404 Mainstreet. ` This addition will con-
tain an 8stall area for cleaning cars and a retail sales area.
Ordinance Requirements Subject Lot
Lot Area 3,000 Approx. 37,004.00
Lot Width 25 146
Setback -front 20 20
- west side 0 47
-east side 0 0
- rear 10 100
Floor Area Ratro 1.5 Approx. .37
Height 45' 28'8"
Parking 57 31 on site
25 leased
The applicant has applied for a parking variance. This subject will
be addressed in the variance request.
At the northwest end of the site there will be an entrance /exit and at
the northeast end of the site is the exit for the car wash. The leased
parking area will also have an entrance /exit onto 5th Avenue. Access
to the, stalls will be from the west side of the proposed addition.
The landscape plan shows a.variety of plantings. However, it appears
that the applicant has not met the landscape requirements which would
require 19 plantings of required size. The Commission does have the
discretion to grant a waiver if the requirements restricts compliance
with off- street parking requirements. The applicant has submitted a
second landscape plan which provided more landscaping, however, it also
utilized 3 , parking spaces.
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PLANNING REPORT
CUP86 -4
Page 2
ancy g.. Anderson, Analyst
Commu v t Deve1o.ment
The Assistant City Engineer has reviewed the drainage plan. He noted
that there is a problem with drainage in the entire area. The site
will use surface drainage.
The Building Inspector has reviewed the plan and sees no problems at
this time.
The Fire Marshal has received the plans, however, as of this date no
report has been received.
The existing building will be refinished to match the proposed addition.
The building will be finished with rock face concrete block, a metal
canopy, aluminum windows, and 'fluted' concrete block.
The entire site and the leased parking area will be surfaced with bitu-
minous paving.
The building to the rear of the car wash and proposed addition will re-
main, it is currently used for offices and installing trailer hitches
and running boards. It will continue for installations.
The site plan does not address lighting or the trash container. The
applicant was out of town at the time of this report. He will be noti-
fied to provide this information before the meeting.
ANALYSIS: The Conditional Use Permit is dependant on the granting of the parking
variance. Since there are no parking requirements for one use on this
site, the amount that we have determined is only an estimate. The Com-
mission may feel that 31. on -site spaces will be adequate for the site,
however, the staff feels this might not be enough. The applicant will
be upgrading the entire site and offering a new service in Hopkins:. The
only thing holding back this project is the parking, which if there are
conditions place on it the project should work.
ALTERNATIVES:
1. Grant the Conditional Use Permit with the Conditions _on parking.
2. Grant the Conditional Use Permit with no conditions on parking.
3. Deny the Conditional. Use Permit because of the parking situation.
RECOMMENDATION: I recommend alternative one. The following are suggested Findings
of Fact should the Commission approve the Conditional Use Permit:
1. That a parking variance was granted.
2. The proposed development meets the requirements for a Conditional Use
Permit.
The following Conditions could be placed on the permit:
1. The applicant return to the Commission one year after completion of the
addition for a review of the parking situation.
2. The applicant provide sufficient off -site parking if it is determined
necessary.
3. The applicant continues to seek permanent off -site parking.
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