Variance-Hopkins Car CareII'''1 12111111: . 111111-
PLANNING REPORT
VN86 -7
PURPOSE:. To review and recommend action on a variance request for parking at
404 Mainstreet.
BACKGROUND:' Name - of Applicant:
Address of Property:
Present Zoning:
Nature of Request:
Reason for - Request : -
VARIANCE - HOPKINS CAR CARE
404 Mainstreet
Jim Lindstrom
404 Mainstreet
B -3
Parking variance for
To construct a. 8672
CITY OF HOPKINS
June 12, 1986
26 parking spaces
square foot addition
The applicant is requesting this variance in connection with the
Conditional Use Permit at this site.
There are three uses on this site. The first is a car wash which
requires 30 stacking spaces, however no employee parking. In check-
ing with other cities, they did require employee parking for a car
wash and it seems logical that employee parking should be required
Examples of employee parking from others are one space for every 2
employees and 9 minimum spaces or one space for each employee on
maximum shift, whichever is greater. The applicant has stated that
he has 30 employees at maximum shift.
The second area contains the 8 stalls for cleaning cars. This service
will offer a customer a more complete cleaning for their car. They
will leave or wait for their car to be cleaned. For this area we used
the motor fuel station requirements which requires four off- street park-
ing spaces for each service stall. This would require 20 parking spaces.
The third area is the retail area which contains 4350 square feet. This
area will require 22 parking spaces.
The applicant is required to have 57 parking spaces. The site plan shows
31 parking spaces on site and 25 leased spaces.
The applicant is trying to purchase the railroad property, however, at
this time he can only secure a yearly lease.
The Commission granted a similar variance to Kokesh in October 1985.
•
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PLANNING REPORT
VN86 -7
Page 2
ANALYSIS: It appears with the leased parking area the applicant will have enough
parking for the proposed development. Since the City does not have
exact parking requirements for the stall area and for employees for the
car wash, the number the applicant may need in reality may be somewhat
less. It may be realistic to believe that the 31 on -site spaces will not
be enough. It is also conceivable that the applicant will loose the
leased parking area in the future. It appears from the site plan that
15 spaces will not be easily accessible if the car wash is busy, since
these spaces are in the stacking area. However, these spaces can be
used for employee parking or cars to be cleaned.
This variance is a hard one to make a recommendation wince the applicant
really does not have a hardship. However, there are several unknowns that
could happen which would make it possible for the applicant not to have a
parking problem. The applicant may be able to have a yearly lease forever,
he may be able to purchase the land or the 34 stalls may be adequate for
the business.
The best solution would be if the applicant is able to purchase the rail -
road property. However if this is not possible, the second best solution
is the applicant be required to provide sufficient parking for employees
and stall area off- site.
ALTERNATIVES: 1. Grant the variance. By granting the variance the applicant will
be able to construct the proposed addition.
2. Deny the variance. Should you choose this option, the applicant
will ` not be able to construct the addition.
3. Grant the variance with conditions.
RECOMMENDATION: I recommend option three. The following are recommended Findings
of Fact should the Commission recommend approval.
1. The parking requirements are an estimate of what the applicant
will need.
2. The leased parking area provides the applicant sufficient parking.
Conditions:
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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Nancy Anderson, Analyst
Conmun ty Development
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