HomeMy WebLinkAbout89-158 - ADMIN Resolution - City Council - 1989/10/16RESOLUTION NO. 89-158
A RESOLUTION OF FINDINGS REGARDING THE APPLICATION OF
PAUL ONSRUD (PDQ FOOD STORES OF MINNESOTA, INC.) FOR A
SPECIAL PERMIT UNDER SECTION 14-124.101(2) OF THE ST. LOUIS
PARK ORDINANCE CODE RELATING TO ZONING TO PERMIT A
CONVENIENCE STORE WITH SELF-SERVICE GAS FACILITY FOR
PROPERTY LOCATED IN THE PUD, PLANNED UNIT DEVELOPMENT
DISTRICT, AT 4617 AND 4637 EXCELSIOR BOULEVARD
BE IT RESOLVED BY the City Council of St. Louis Park, Minnesota
1. On August 11, 1989 Paul Onsrud (PDQ Food Stores of Minnesota, Inc.) filed an
application seeking a special permit to permit convenience store with a self-service gas
facility for property located in the PUD, Planned Unit Development District, at 4617 and
4637 Excelsior Boulevard for the following legal description, to wit:
Lots 13 & 14, Block 3, Minikanda Vista, except the northeasterly 17 feet of
said lots taken for widening of Excelsior Boulevard (Torrens Certificate No.
623402), and
Lots 15 & 16, Block 3, Minikanda Vista (Torrens Certificate No. 656917)
2. On September 6, 1989, the Planning Commission reviewed the request and
recommended denial of the special permit on a vote of 7-0.
3. On October 2, 1989, the City Council held a public hearing, received
testimony from the public, discussed the application, closed the public hearing
and authorized preparation of a resolution of denial on a vote of 6-0.
4. Based on the testimony, evidence presented, files, records, ordinances and technical
information reviewed, the City Council makes the following findings:
a. The St. Louis Park City Council approved the Excelsior Boulevard
Redevelopment Plan ( the "Plan") as revised on December 17, 1984.
b. Development and performance standards for office and commercial
development set forth in the Plan require that usable open space/plazas of
not less than 12% of the total lot area are to be provided.
The subject parcel is 23,600 square feet in size of which 700 square feet is in
usable open space/plaza resulting in 3% of the total lot area provided in usable
open space/plazas.
c. Development and performance standards set forth in the Plan require that
new buildings integrate and coordinate their development with abutting
properties with respect to site access.
The proposed project does not integrate and coordinate with the property
located to the east with respect to site access.
d. The Plan designates the subject property for limited commercial and indicates
that prime retail sales and service facilities, office, financial and similar uses
which are compatible with the abutting residential single family development
are permitted. Entertainment, such as theaters, night clubs, fast food
restaurants, saunas or similar sports health clubs which, because of the use or
plan for redevelopment, would be incompatible with the single family
development are not permitted.
An objective of the Plan is to achieve a concentration and intensification of
uses in a compatible and aesthetic manner within the area.
A self-service gas facility and convenience store is similar in nature to the uses
that are specifically not permitted on the subject parcel, in that a substantial
amount of traffic would be produced during night time hours resulting in an
increase in night time activity and in that an increase in littering in the area
would occur, both of which activities are not compatible, aesthetically and
otherwise, with the single family residences located to the south.
e. An objective of the plan is to develop a traffic circulation system which will
reduce congestion and provide access into and out of the area in a convenient
manner with minimum pedestrian conflicts, while providing suitable access to
all property.
Excelsior Boulevard carries a traffic load of 22,600 vehicles per day at Natchez
resulting in traffic congestion at the intersection of Natchez and Excelsior
Boulevard in which southeast quadrant the subject parcel is located.
The existing use of the subject parcel generates an estimated 204 vehicle trips
per day and the proposed use would generate an estimated 3,015 vehicle trips
per day.
A significant amount of the traffic generated on the subject parcel as part of
the proposed project would use a curb cut on Natchez for ingress or egress
resulting in increased congestion at the intersection of Excelsior Boulevard
and Natchez.
f. The Zoning Ordinance requires 30 paved off-street parking spaces of which 26
are required to be paved and striped initially.
The proposed site plan shows 24 paved off-street parking spaces and none in
addition which could be paved later if necessary.
J
CONCLUSION
The applicant's request for a special permit for a convenience store with self-
service gas facility at 4617 and 4637 Excelsior Boulevard is hereby denied based
on the findings set forth above.
Adopted by the City Council October 16, 1989 -
ATTEST:
Reviewed for administration:
Pt. e , /0 t )Co -t,,
City Manager
1
Approved as to form and execution: