Cond. Use Permit-Rudy Luther's Hopkins Motors•
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April 18, 1985
Case No: 85 -20
Applicant: Rudy Luther's Hopkins Motors Inc.
Location: 459 Excelsior Avenue West
Request: Conditional Use Permit to construct an auto sales lot
STAFF FINDINGS & COMMENTS: Kerrigan
1. The subject property is presently zoned B -3 Business and R -1 -C Residential.
In conjunction with the Conditional Use Permit request the applicant is re-
questing a rezoning of the residentially zoned portion of the site to Business.
The property is presently occupied by the Hopkins Theatre.
2. The applicant is requesting a Conditional Use Permit to construct an auto sales
lot. Such a use is allowed in the B -3 District provided such development meets
the requirements of 427.36A as follows:
"A. Auto sales including sales lot and major auto repair provided:
(a) the sales lot shall not be larger in square footage than the
square footage of the building devoted to the related business.
(b) 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.
(c) lighting of the sales lot shall be totally from indirect lighting.
(d) should the lot abutt an "R" district an acceptable design of
screening fence 5 feet in height shall be constructed along the
abutting lot line.
(e) the auto sales lot shall not include vehicles over a 9,000 lb.
rated weight.
3. The structure as proposed would be one level with 23,900 sq. ft. The southerly
portion of the structure would be utilized as a showroom, parts, and office.
The northerly 13,300 sq. ft. would be the service department. The overall
height would be 24'. The main building orientation would be to Excelsior Avenue
and 5th Avenue. The exterior construction materials are basically decorative
block construction with a limited amount of brick accent. Two garage doors for
entrance and exit to the service will be located on the west and east sides of
the building. The structure is setback approximately 60 feet from Excelsior,
35 feet from 5th Avenue and 80 -170 feet from First Street North. Minimum yard
requirements in a B -3 district are 0 feet for the sideyard and 10 feet for the
rear yard. 427.36A(b) requires a 20 foot landscaped front yard setback for an
auto sales use.
• 4. The landscape plan details a variety of new plantings to be located on the north
and west property lines. Of the total landscaped area, 5960 sq. ft. are to be
landscaped on.the public right -of -way. These plantings for the most part are
along First Street North. In conjunction with any approval, the applicant
should be required to comply with the following:
Case No: 85 -20
Page 2
4. - as the site along First Street North and a portion along the east
property line contains vehicle parking and abuts a residential
district, there must be compliance with 427.44(4) of the ordinance
which requires off - street parking areas for 6 or more cars to be
screened from the residential area. 427.48(10)(c) would require
the following:
"where natural materials such as trees or hedge are approved
in lieu of required screening by means of wall or fences,
the density and species of such plantings shall be such to
achieve 50 percent opacity year around."
in order to facilitate snow removal, any planting along First Street
North would have to be maintained in a setback no less than those
presently located in this area
it will be the responsibility of the applicant to maintain all plant-
ings in this area as well as all plantings on and off the site which
are approved as part of the plan.
5. 246 parking spaces are to be provided. The following is a breakdown of the
parking:
new car storage 95 spaces
service and employee 90 spaces
customer and display 59 spaces
handicap .2 spaces
. The above off - street arkin is adequate in accordance it e rd'
p g q with the ordinance
provided car storage is limited to the space designated on the plan.
In reviewing the parking, a problem does exist with the proposed design.
31% of the spaces are 9'x20' with the remaining spaces shown for compact cars
8'x16'. The ordinance requires that 75% of off - street parking be full size
or 9x20. However, the plan does meet the ordinance as there are sufficient
number of off - street parking spaces full -size to meet the ordinance requirement
for the use as proposed. Also, a number of the spaces will be used only for
vehicle storage. The problem with the design as presented is that besides
havingua significant number of compact spaces, the distance between spaces is
below what are normally accepted standards. Thus, maneuverability in and out
of these spaces could potentially be very difficult. The applicant feels that
the spacing as shown is adequate for his use.
It should also be noted that all parking will be required to be 1 foot from the
property line and 2 feet from the building.
6. 427.35 requires a maximum floor area ratio of 1.5. The proposed building has
a FAR of .25.
7. The site will contain three entrance -exit points, one on Excelsior Avenue and
two on 5th Avenue. One existing access point along First Street North will be
eliminated. Also one existing curb cut on 5th Avenue just south of First Street
North will be relocated approximately 130 feet south of its present location which
• should be a safety improvement in this area.
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• Case No: 85 -20
Page 3
8. The grading plan calls for surface drainage to Excelsior & 5th Avenue. A
catch basin is located in the southwest corner of the site. The City Engineer
has reviewed this plan and found it acceptable.
9. The Fire Marshal had not completed his review of the plans at the time of the
staff review. Any Conditional Use Permit would be conditioned upon the com-
pliance with his recommendation.
10. All lighting of the parking lot is on the interior of the site with no lighting
to be provided along any property line.
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