PL 03/18/1998 - 7049@
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PLANNING COMMISSION MEETING
WEDNESDAY, MARCH 18, 1998
7:30 P.M. :
PUBLiC COPY
(Please return to Community Development Dept.)
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DESCRIPTION OF REQiTEST:
George Klus of W.W. Klus Realty, Inc. is requesting a special use permit to allow the outdoor sales
and display of 30 automobiles. The site to be used is lots 4, 5, 6, 7& 8, Block 3, Universi�y
Industrial Pazk, generally located at 7920 and 7976 University Avenue NE and is zoned C-2, General
Business.
SUMMARY OF ISSUES:
� Section 205.14.O1.0 (2) of the Fridley City Code requires a special use permit for agencies selling
or displaying new and/�r used vehicles� ;-� ... ..
Section 205.14.OS.0 of the Fridley City Code indicates the required parking ratia for the C-2,
General Business District.
Nir. Klus's site in Block 3 of the University Industrial Pazk Plat, consists of two buildings that total
51,200 squaze feet. The buildings house a number tenants and a variety of uses. The combined site
is 4.5 acres in size and is zoned C-2, General Business. The proposed use is permitted in the zoning
district with an approved special use permit.
The number of parking stalls at the site is 245. With a building azea of 51,200 square feet and a
speculative ratio of 1 stall per 200 square feet of building space, 256 pazking stalls aze required.
Reducing the present number of pazking stalls by 30, as requested by the petitioner, to allow for the
display of other. vehicles will leave only 215 stalls. Therefore, a deficiency of 41 parking stalls at
the site will be created by the special use permit.
The Police Department has indicated that due to the mixed use nature of the site, security of the
vehicles displayed outside would be very difficult. Theft of automobiles and auto parts is one of the
biggest problems they face.
RECOMMENDED ACTIONS:
n
Staff recommends denying the special use permit for Mr. Klus, because this request will create a
deficiency in the number of required pazking stalls and the request poses a potential security risk.
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Staff Report
SP #98-04, G. Klus
Page 2
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Petition For:
Location
of Property:
Legal Description
of Property:
Lot Size:
Topography:
Ezisting
Vegetation:
Ezisting
Zoning/Platting:
vailability
unicipal
Utilities:
Vehicular
Access:
Pedestrian
Access:
Police Department
Issues:
Site Planning
Issues:
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Comprehensive
Planning Issues:
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A special use permit to allow the outdoor sale and display of 30 automobiles.
7920 - 7990 University Avenue NE
Lots 4, 5, 6, 7, & 8, Block 3, University Industrial Park
4.5 acres
flat, developed
site landscaping
C-2, General Business,
Available
University Industrial Park
West Service Drive, between 79�' Ave NE and 81St Ave NE
N/A
The Police Department has indicated that due to the mixed use nature of the site,
security of the vehicles being displayed outside would be very difficult. Theft of
automobiles and auto parts is one of the biggest problems they face. In a typical single
entity car sales operation, the police department has the benefit of a distinct area of
velucle sales, which include higher intensity lighting, fencing and so forth. This use
will simply place cars tha.t aze for sale in an existing pazking lot. The ability to
distinguish between velucles for sale and privately owned vehicles becomes difficult
and, consequently, security is raised to a lugher level of complexity.
Reducing the number of parking sta.11s to allow for the sales and display of vehicles would -
create a deficiency in the required number of parking stalls. Setting aside 15 or 30
contiguous parking spaces for the sale of vehicles would hinder pazking access for the
adjacent businesses.
The zoning and Comprehensive Plan are consistent in this location.
�"`�ff Report
_ #98-04, G. K1us
Page 3
Public Hearing
Comments:
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To be taken.
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George Klus of W.W. Klus Realty, Inc. is requesting a special use permit to allow the outdoor sales and display
of 30 automobiles. The site to be used is lots 4, 5, 6, 7& 8, Block 3, University Industrial Pazk, generally
located at 7920 and 7976 University Avenue NE and is zoned C-2, General Business.
�TTE HISTORY
5/1�8/81
3/383
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University Industrial Park was platted.
Building Permit was issued to.construct a 220' x 60' and 260' x 60'
Office/CommerciaURetail Building.
1983 Special Use Permit granted to a11ow a repa.ir garage on Lot 4, Block 3(7948 Univ)
Permit included a stipulation that velucles to be repaired could not be pazked outside
overnight. (Shanley Automotive)
7/14/97 Vaziance, VAR #97-08, increase free standing sign area from 80 sf to 130 sf.
,�D7ACENT SITES
NORTH: Zoning: M-1, Light Industrial Land Use: Mixed Light Industrial
EAST:
�4IZT�-L'.
WEST:
ANALYSIS
Zoning: M-1, Light Industrial
Zoning: M-2, Heavy Industrial
Zoning: C-3, General Shopping
Zoning: C-2, General Business
City of Spring Lake Park
Land Use: Industrial
Land Use: Industrial
Land Use: Multi-tenant Retail
Land Use: Retail Office
Section 205.14.O1.0 (2) of the Fridley City Code requires a special use permit for agencies selling or
�splaying new and/or used vehicles.
. 3
�"1�f Report
. #98-04, G. Klus
Page 4
Secrion 205.14.OS.0 of the Fridley City Code indicates the required parking ra.tio for the C-2, -General
Business District.
Mr. Klus's site in Block 3 of the University Industrial Pazk Plat consists of two buildings that total 51,200
square feet. The buildings house a number of different uses. The buildings have a total of 16 different
addresses, 13 of which aze being used by businesses. The combined site is 4.5 acres in size and is zoned C-2,
General Business. The proposed use is permitted in the zoning district with an approved special use permit.
The number of pazking stalls at the site is 245. Mr. Klus has indicated that of the 51,200 square feet of space,
26,128 sf is used for offices and 25,081is used for warehousing (Attachment A). Wazehousing is a term used
for industrial storage of materials, not for storage in commercial districts. Therefo�e, his calculation�of pazking
stalls is inconect.
Being that the buildings consist of mixed uses, the speculative pazking ra.tio of one stall per 200 squaze feet of
building area is used to determine the number of parking stalls, 5ection 205.14.OS.0 (ld-e). The number of
stalls required at the site is 2.�5 . Reducing the present number of parking sta.11s by 30 to allow for the display
of other vehicles will limit leave only 215 stalls. A deficiency of 41 parking stalls at the site will be created
by this special use permit. .
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Lven if parking for the site was broken down for offices (1 stall per 250 sf} and the basic requirement in the C-
2 District (1 stall per 150 s fl, the required number of parking stalls would be 273.
26,120 sf of office / 250 =105 stalls
��80 sf o basic / 150 =168 stalls
TOTAL 273 stalls
The business that wants the outside sales and display of automobiles has two locations at the site, 7920
University and 7976 University (Attachment�. Setting aside 15 or 30 contiguous parking spaces for the sale
of vehicles near their location could hinder pazking access for patrons of their business as well as adjacent
businesses.
The Police Department has also indicated that due to the mixed use nature of the site, security of the vehicles
displayed outside would be very difficult. Theft of automobiles and auto parts is one of the biggest problems
they face. Additional lighting and fencing could eliviate the potential problem, but may be difficult to achieve
due to the nature of the site.
�F.C:nMMENDATION
Staff recommends denying the special use permit for Mr. Klus, because the request will create a deficiency in
the number of required parking stalls and the request poses a potential security risk.
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° W. W. Klus Realty, Inc. �
� Retail Real Estate Specialists �
^ Suite 112 � 5100 Eden Avenue • Minneapolis, MN g5436 �(612) 922-2560 • FAX (612) 922-2927
February l3, 1993
Mr. Scott Hickok
Plannin' Coordinator
City oF Fridley
64 � 1 University Ave. N.E.
Fridley, NN ��432
RE: Special Use Permit Requirement
7y76 University Ave. N.E.
Fridley, MN 5�432
Dear NIr. Flickok:
T'his letter is in reference to the above Speciat Use Permit Application for University Center Phase 1
and II locateci at 7920-7990 University Ave. NE , Fridley, Minnesota. This special use permit
application is bein� requested For the display and/or sale of thirty(30) vehicles at Exgress Auto located
at 7976 and 7920 University Ave. NE.
This request is based on the following information:
r"1Gr.,�vPr��t� ('enter 1 & Il
Total Square Footage:
`Varehouse Foota�e
Ofticz Footage
51,209/square feet
25,081/square feet
?6,128/square feet
Warehouse parking per Michelle at The City of Fridley on October 29,1997 is 1:2000, therefore
l3(12.S�j �talls are required for the Center.
Qftice parking as per Michelle is 1:2�0, therefore 105(104.51) are required for the Center.
'I'otal parkina stalls required are 118 stalls.
I otai parking stalls supplie3 are 244 s±atls.
Therefore, �ve ha�•e 126 extra parkina spaces, when calculated as stated to us by the City of Fridley. I
request The City of Fridley grant our Special Use Permit for thirty(3�) stalls for the sale of vehicles.
These thirty stalls will be located in front of 7976 and 7920 University Ave. NE. This would be a
permitted use under our C-2 zoning. Please cantact me if you have any questions. Thank you for
your time and con�ideration on this matter.
,�`' y � j�'�.�
tL�
George `V. Klus
Property t�'Iana�er for
� Angeles Nl�rtgage Investment Trust
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Intemational Coundi
of Shoppin9 Centers
Site Seloction • Asset Maaage�at • Investment Propercy Brolcerage • PropeRY MaaaSe�nt
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