Cond. Use Permit-Construction of a Bldg. Over $75,000September 19, 1984
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Case No: 84 -31
Applicant: Ryan Construction /Walser Properties
Location: 314 West Excelsior Avenue
Request: Conditional Use Permit for construction of a building over $75,000
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STAFF FINDINGS AND COMMENTS: Anderson- Kerrigan
1. Applicant is requesting a Conditional Use Permit to construct a car dealership.
427.26(c) requires a Conditional Use Permit for new construction over $75,000.
2. The subject site is located at 314 Excelsior Avenue West, which was the former
site of Youndstedt's Automotive Service Center. The site is zoned B -3 General
Business which allows an auto dealership use provided it meets the following
requirements:
(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 perman-
ent barrier at least 18 inches high shall separate the sales lot from
the,publi.c 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 screen-
ing 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
capacity.
3. The proposed building is to be 31,838 square feet and will vary from 22 feet to
26 feet high. The exterior of the building is to be made of saxon brick, castle
stone decorative masonry block painted and glass. The front orientation of the
building will be toward Highway 18.
4. The structure as presented would have a 20 foot front yard setback along Excelsior
Avenue, a 242'9 13/16" foot rear yard setback along County Road 3, a 5 foot side -
yard setback to the West adjacent to the Hopkins Car Wash, and an Easterly side -
yard setback of 85'6" along County Road 18. Ordinance 427.35 requires setbacks
of 10 feet for the rear yard and aside yard setback of 0 feet.
5. An empty retail building and a parking lot are located to the north of the subject
site, a Car Wash to the west, County Road 3 and an apartment building to the South
and County Road 18 off ramp to the east.
6'. 314 parking stalls are to be provided with two entrance /exits from Excelsior Avenue.
The number of parking stalls are in compliance with ordinance 427.45 which requires
parking for 93 cars. The remaining parking stalls will be used for display cars.
• 7. The southeast perimeter of the parking lot is to be landscaped with sod and a
variety of over and understory trees. The landscaping would conform with the
requirements of the proposed landscaping ordinance.
8. The drainage plan has been reviewed by the City Engineer and has been found
acceptable. Drainage subsequent to filling will flow in a southerly direction
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Case No: 84 -31
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on the site. The City Engineer has stated that approval should be contingent
upon the County approval to drain into their storm sewer system.
9. Ordinance 427.35 requires a maximum Floor Area Ratio of 1.5. The proposed
building has a F.A.R. of .218 which meets the r.equiements of the ordinance.
10. Trash storage is to be located within the building with a pickup point at the
loading dock area. No outside trash storage is shown.
11. Four underground fuel storage tanks are to be located. on the proposed site.
12. The lot is to be lit with 1000 watt metal halide fixtures mounted on 30'
annodized aluminum poles. A total of 33 poles are to be on the site, 22 two
bulb fixtures and 11 four bulb fixtures. This lighting would have to comply
with 427.36(A) which requires lighting of the sales lot shall be totally from
indirect lighting.
13. The parking lot to the north of the proposed site will be resurfaced with black -
top and seven new lights installed, as required by the Zoning Ordinance. The
use for this site will be storage of new cars.
14. The applicant will be making a request to obtain a parcel of land owned by the
City located at the northeast section of the site. This area will be used as
an entrance /exit, parking and be landscaped.
15. The Fire Marshal has not seen the plans as of the date of this review. If a
Conditional Use Permit is approved it should be contingent upon recommendations
of the Fire Marshal.
16. This plan has.been reviewed by the Main Street Task Force at a number of meetings.
The main concerns originally discussed centered around adequate landscaping and
the appearance of the structure from Excelsior Avenue. Following plan revisions
this group found the plan acceptable.