CR 2012-083 Site Plan Review - New Parking Lot 541 Second Ave South-Of6oAugust 1, 2012 Council Report 12-83
SITE PLAN REVIEW — NEW PARKING LOT 541 SECOND AVENUE SOUTH
Proposed Action
Staff recommends the following motion: Adopt Resolution 12-52 approving a site plan to add
additional parking at 541 Second Avenue South.
At the Zoning and Planning meeting, Mr. Kuznia moved and Ms. Naef seconded a motion to
adopt Resolution RZ12-7, recommending approval of a site plan to add additional parking at 541
Second Avenue South. The motion was approved unanimously.
Overview
Orion South, LLC, has purchased the building at 541 Second Avenue South. The property is
zoned Business Park. The use of the building is an office use. The existing parking area is
located on the north side of their site, making it difficult for persons with disabilities to walk to
the building. The existing parking area has 51 spaces. Based on the square footage of the
building, the building would be required to have 58 spaces for an office use.
They are proposing to add an additional 18 parking spaces south of the existing parking lot. In
the new parking lot there will be two handicapped parking spaces. The new parking area has the
required size of 9' x 20' parking spaces and will have curb and gutter.
Primary Issues to Consider
• What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
• Why is site plan approval required?
• What are the specifics of the new parking area?
• What is the schedule for construction?
• What was the discussion at the Zoning and Planning meeting?
Supporting Documents
• Analysis of issues
• Resolution 12-52
• Site plans
• Neighborhood meeting minutes
qlAtU -X—)
Nancy 0. Anderson, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
CR12-83
Page 2
Primary Issues to Consider.
• What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is Business Park. The Comprehensive Plan has designated this site as
Business Park. The proposed use complies with both documents.
• Why is site plan approval required?
Section 526.01 subdivision 1 c) states Expand or change the use of a building or parcel of land
or modify a building, accessory structure or land feature in any manner which results in a greater
intensity of use, including the construction of additional parking.
• What are the specifics of the new parking area?
Parking Setbacks
The parking setbacks are 50 feet for the west front yard, 20 feet for the east front yard, (the site
has two front yards because it is considered a through -lot, having street frontage on two sides) 10
feet for the side and 10 for the rear setback. The new parking area exceeds the required setbacks.
There is an option for an additional six spaces west of the existing parking area, these spaces do
not meet the required setback, and at this time staff would not recommend the construction of
these spaces. Variances would be required for these spaces to be constructed.
Landscaping
There are existing trees to the south of the existing parking area. The existing trees will be
protected. The Business Park ordinance requires a landscape berm at a minimum of three feet in
height. The proposed parking area is naturally lower than the surrounding land. Also the area to
the west of the proposed parking area has many mature trees that will remain.
Public Works
The city engineer has reviewed the plans and found them acceptable.
Surrounding Uses
The site is surrounded by Highway 169 to the east an office building to the north and south, and
residential to the west.
CR12-83
Page 3
Watershed District
This development will have to be approved by the Watershed District. Any City approvals will
be contingent on their approval.
• What is the schedule for construction?
The applicant would like to start construction as soon as possible.
What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the additional parking lot. Steve Johnson, representing the applicant,
appeared before the Commission. Mr. Johnson stated that the sidewalk from the existing parking
lot has a slope and it became apparent that when winter came the sidewalk would be an issue.
The new parking area will also provide a drop-off for the front door. No one appeared at the
public hearing.
Alternatives
I. Approve the site plan to add additional parking. By approving the site plan, the applicant
will be able to construct the parking lot as proposed.
2. Dcny.the site plan to add additional parking. By denying the site plan, the applicant will not
be able to construct the parking lot as proposed. If the City Council considers this
alternative, findings will have to be identified that support this alternative.
3. Continue for further information. If the City Council indicates that further information is
needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 12-52
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
A SITE PLAN TO ADD ADDITIONAL PARKING AT 541 SECOND AVENUE SOUTH
LLC;
WHEREAS, an application for Site Plan Review SPR12-2 has been made by Orion South
WHEREAS, the procedural history of the application is as follows:
1. That an application for a Site Plan approval was made by Orion South LLC,
on June 29, 2012;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on July 31, 2012: all persons present were given an opportunity to
be heard;
3. That the written comments and analysis of City staff were considered; and,
4. A legal description of the subject property is as follows:
Lot 2 Block 1 West Warrington Addition.
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review SPR12-
2 is hereby approved based on the following Findings of Fact:
1. That the Planning Commission reviewed the proposed parking area.
2. That the proposed use meets the requirements for site plan review.
3. That the proposed use meets the requirements for a parking area in the
Business Park zoning.
BE IT FURTHER RESOLVED that application for Site Plan Review SPR12-2 is hereby for
approved subject to the following conditions:
1. That the watershed district approves the proposed development.
2. That the City Engineer approves the final plans.
3. That the alternate parking area is removed.
Adopted this 6th day of August 2012.
ATTEST:
Eugene J. Maxwell, Mayor
Kristine A. Luedke , City Clerk
Neighborhood Meeting Agenda
5412 nd Avenue South Parking Lot Expansion
July 18th, 2012 (* 6:30 PM
*Notes from meeting
Introductions
Tony Vannelli & Steve Johnson from TDB, LLC
* Cheryl Vennerstrom, CFO of Orion Companies (Owner Rep)
* Frank & Joy Peters 513 E. Park Valley Dr.
* John & Joann Hutchison 5-29.E. Park Valley Dr.
Why Are We Meeting
Discussed the purpose of the meeting and Cheryl Vennerstrom explained the
businesses need for the improvement, and their business operation.
Contractor Overview of Project
Tony Vannelli & Steve Johnson from TDB. LLC explained the project drawings,
the construction, and the duration of construction activity of approximately 30 to
45 days
What's Next
Planning & Zoning @ City Hall 'Tuesday July 3 ]" @ 6:30
City Council n.. City Hall Monday August 6"' @ 7:30
Questions & Comments
* The neighbors felt for the most part in -favor of the parking improvement. John
Hutchison had a concern about losing two trees on the six space alternate. One
tree is mostly dead, but the other one is a nice tree and would like to see it
replaced.
i
lis
UNDERGROUND (U/G) GAS UNE
8iTU.MINOUS II
---
U/G TELEPHONE LINE
--<r--
U/G FIBER OPTICS CABLE
--'•x—
U/G ELECTRIC CABLE
-+-
OVERHEAD ELECTRIC CABLE
— -'
UTILITY POLE -
�.---
------
'--�--moi_--�_,*-,--� I
CABLE BOX
1
ARKING ALTERNATE
- B I T U M I N O U S
STREET LIGHT
Xt
-� BENCHMARK = 'OP C�
III:
CCNCRE-E LICr' BASE
ELE:' 9t9.87
i
�b
I
EXISTING
GARAGE
"
960 SF _
�X.
CONCRETE APRON
FFE=918.50
II,
jt
le
BITUMINOUS
OI
i Y
j
j I SEED do M;JLCH D/STURBEO AREAS,
PROTECT EXISTING L�'TREES,
DEAD TREE TO BE =EMOVED.
I
'
DROP CFF/ I y g• ;,
ONE WAY TRAFFIC I
I74'2
\
I�
1?ATIO
CLRB
3 GU -TER
RAMP
SEED & MULCrf DISTURBED AREAS
"
Iy
�
EXIS?i.lG BUILDING
III
III
r`
/
FF'E = 914.4
i
L'
!I
MERIDIAN SERVICES EUILDING
q
I
/
541 2ND AVENUE SOUTH
'
!
HOPKINS MN 55343
/////////1
i4
If
i
i
SCALE: 1" = 20"
LEGEND
EXISTING PROPOSED
UNDERGROUND (U/G) GAS UNE
----- ---
U/G TELEPHONE LINE
--<r--
U/G FIBER OPTICS CABLE
--'•x—
U/G ELECTRIC CABLE
-+-
OVERHEAD ELECTRIC CABLE
— -'
UTILITY POLE -
ELECTRICAL BOX
CABLE BOX
TELEPHONE BOX
IWC
STREET LIGHT
Xt
SIGN POST
SIDEWALK
NOTES:
1. BASE PLAN USED IS A TOPOGRAPHIC SURVEY PREPARED BY
KRAMER LEAS DELEO, P.C..
2. ALL EXISTING UTILITIES LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT GOPHER STATE ONE -CALL
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE
STANDARD SPECIFICATIONS OF THE CITY OF HOPKINS AND THE LATEST
EDITION OF THE MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION.
I
o"E. rt ortn s•w. x
w- raax re :.m
I
xccacx:e ro xwo* mcc nn
D-412 CONCRETE CURB &GUTTER
wi, nsa'M , :°:xire
i sur yt ...,gym,
cr, s.xcmt
¢oiiu�>w� :i u%.,ev"vv'is'vz
PARKING LOT PAVEMENT SECTION
�e:o
r P.
"i
R `ae
s'� e
Asa
Tai• _
w
N�Is
oz�
a
� u
� n
W
Z
a
J
CL
W
a
a
U
fn
G
z
Q
J
ca
W
F
N
to
H
z
Lu
w U
> a
O
fx O
CL Lu
� J
W
to Q
U)
LLJ > Z W
Q � J
Q � �
Z Z W
NY 2
�CL ..a
S.M
C1.0
-LO'Y.' D RECTION
SOIL
BACK FILL
DIG A A"-6" TRENC- ALONG
71,E INTEN.E7 =E CE LICE.
2. DRIVE ALL POSTS N-0 THE GROUNC
AT BACK SIDE OF -TENCH
3. LA' OUT SIL FENC= ON THE
UP-IIL SIDE ALONG THE FENCE
UNE, AND BACK FI -L
TYPICAL SILT FENCE INSTALLATION
NO SCALE
SCALE: 1" = 20
LEGEN
EXISTIN PROPOSED
UNDERGROUND (U/G) GAS LINE
U/G TELEPHONE LINE
— *--
U/G FIBER OPTICS CABLE
—�x---
U/G ELECTRIC CABLE
--+�'--
OVERHEAD ELECTRIC CABLE
--��--
UTILITY POLE
ELECTRICAL BOX❑
CABLE BOX
'^p
TELEPHONE BOX
"`F❑
STREET LIGHT
#
SIGN POST
SIDEWALK
NOTES:
1. BASE PLAN USED IS A TOPOGRAPHIC SURVEY PREPARED BY
KRAMER LEAS DELEO, P.C..
2. ALL EXISTING UTILITIES LOCATIONS AND ELEVATIONS SHOWN ARE
APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS
AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL
CONTACT GOPHER STATE ONE -CALL.
3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE
STANDARD SPECIFICATIONS OF THE CITY OF HOPKINS AND THE LATEST
EDITION OF THE MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION.
4. EROSION CONTROL AND CONTAINMENT:
THE FOLLOWING SEQUENCE SHALL BE FOLLOWED FOR THE EROSION AND SEDIMENT CONTROL
DURING THE SITE DEVELOPMENT PROCESS:
A. INSTALL SILT FENCE, INLET PROTECTION AND BIO ROLLS (SUITABLE FOR CONSTRUCTION
TRAFFIC) AS SHOWN ON THE PLANS AND DETAILS.
B. PERFORM THE SITE GRADING, EXCAVATION AND EMBANKMENT. INSTALL EROSION CONTROL
BLANKET OR SEED AND MULCH ALL EXPOSED AREAS WITHIN 72 HOURS OF THIS WORK.
C. SPREAD 4" OF TOPSOIL, INSTALL AND STAKE EROSION CONTROL BLANKET ON ALL
DISTURBED SLOPES 4:1 OR GREATER.
D. UPON COMPLETION OF THE SITE GRADING, SOD (OR SEED AND MULCH ALL REMAINING
DISTURBED AREAS OUTSIDE OF THE PROPOSED PARKING AND BUILDING AREAS.
E. INSTALL CONCRETE CURB AND GUTTERS..
F. BACKFILL ADJACENT TO CURBS THEN SOD REMAINING DISTURBED AREA.
G. ONCE TURF IS ESTABLISHED, SILT FENCE SHALL BE REMOVED.
5. CONTRACTOR SHALL MAINTAIN ALL ADJACENT STREETS AND PAVEMENTS; KEEPING THEM CLEAN
AND SWEPT OF ALL DIRT AND DEBRIS DURING CONSTRUCTION.
Z
Q
J
CL
0
_Z
C
Q
0
Z
W
w U
> a
O
a Lu
� J
W
LLJ > Z W
Q � J
Cc
Zr Z W
04 Y
L Z Y
s.m
C2.0