Concept Review-Expansion to Existing Bldg.January 17, 1985
Is Case No: 85 -01
Applicant: James Marvy
Location: 41 12th Avenue North
Request: Concept Review - Expansion to existing building
STAFF FINDINGS & COMMENTS: Kerrigan
1. The applicant is proposing to expand his existing Photo Studio located on the
southwest corner of 12th Avenue North & First Street. This operation was
originally approved to locate in a vacant church in 1972. In 1977 with approval
of a Conditional Use Permit the use was expanded to an adjacent single family
home. The newest expansion would call for expanding from the easterly wall of
the former church to 11th Avenue. Two slightly different plans of the same
concept have been provided for review. The applicant ownes the two houses on
the southwest corner and these would be removed to facilitate the development.
The uses both east and south of the subject site are commercial.
2. The subject site is zoned R -4 which allows photographic studio under 427.33(u)
with approval of a Conditional Use Permit. Along with the addition, off- street
parking spaces are to be constructed, with access off of 11th Avenue. The or-
dinance does not detail any specific parking requirements for a photo studio
is use. A major portion of the applicants present space needs are for equipment
and material storage. Also, large open areas are required for photographic
purposes. Overall his operation is not very labor intensive. No retail sales
are undertaken at the site. With the new addition, there will be approximately
20,000 sq. ft. of total area. The warehouse /storage classification would prob-
ably be most appropriate when determining off - street parking requiements which
would require approximately 23 spaces. Any CUP approval would have to stipulate
that any future reuse of the building would have to comply with the appropriate
parking requirements of the ordinance.
3. In order to facilitate this project the North -South alley would have to be vacated.
Utilities now located in the alley would have to be relocated. An easement would
have to be necessary across the applicants property in order to facilitate proper
circulation thru the alley.
4. The two lots of the subject parcel located on 11th Avenue are presently on the
Hopkins Official Map. These properties were originally placed on this document
at the time the library was constructed and under ownership of the City, with the
intention of possibly being used for additional library parking at a future date.
The County nows owns the Library and there appears to be no parking problems and
thus a public purchase does not appear necessary.
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