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HomeMy WebLinkAbout2006.11.06 RESO 2006-00621, RESOLUTION 2006 - 62 APPROVING A SITE PLAN, CONDITIONAL USE PERMIT, AND VARIANCE FINDINGS OF FACT FOR KLAN JALALI AND SPENCER GRUNDHOFER, FOR "GRUNDHOFER'S OLD FASHION MEATS" FOR THE PROPERTY LOCATED AT 15449 FOREST BOULEVARD NORTH WHEREAS, Kian Jalah and Spencer Grundhofer have requested approval of a site plan, conditional use permit, and variance to operate a meat market and meat processing facility at the location legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed the site plan, conditional use permit and variance at a duly called Public Hearing and recommends approval, and; . NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by Kian Jalali and Spencer Grundhofer for a site plan, conditional use permit, and variance, subject to the following conditions: 1. A site plan is approved to allow the operation of a meat market and meat processing facility, in accordance with the plans and application received by the City on September 28 2006, except as amended by this resolution. 2. Any staging area must be screened with an opaque fence, such that animal remains are not visible from surrounding properties. 3. Animal remains from the meat processing portion must be disposed at least on a weekly basis. The City may require more frequent pickups of the remains if odors become detectable off of the premises. 4. All animal remains must be kept in a sealed dumpster container with a lid at all times. Temporary storage of animal remains may only occur within the fenced staging area or dumpster. 5. Hours of operation shall be limited to between 8 am and 9 pm. 6. All lights for the development shall be turned off during non -business hours. 7. A conditional use permit is approved to allow the meat processing portion of the meat market as an accessory use to the meat market with the following findings: a) A meat processing facility may only be permitted in the General Business district by a CUP, but is otherwise permitted by law. b) The proposed use is allowed in the General Business district and will keep with the spirit and intent of the ordinance. Resolution 2006-62 Page 2 c) The proposed use would be consistent with the character of this General Business District. d) Staff does not foresee any problems with utilities or drainage. e) The proposed use will be in an existing building that has adequate access onto Highway 61. f) The proposed use would not be located within the floodplain. g) The proposed use would not obstruct the floodplain or increase the potential for flooding. h) The proposed use would not damage or reduce the benefits from any public waters. 1) The proposed use would not involve the use of watercraft. j) The proposed use would not be visible from any public waters. k) The proposed use would not impact any wetlands. 1) The applicant will be responsible for obtaining all state and local permits. m) The existing building is compatible with the adjacent buildings. The proposed meat processing use will be adequately screened from adjacent residential uses and public right-of-ways. The screening will consist of 6 foot high wood fencing. 8. A variance is approved to allow for 15 parking spaces instead of the required 26 spaces with the following findings: a) The requested variance on the property is from the dimensional requirements of the ordinance and is permissible by law. b) The hardship is unique to the property because the property currently is developed with an existing building that has 8 parking spaces. Denial of the variance would result in more area of the site to be impervious surface that could affect drainage of stormwater on the site. C) The sprit and intent of the parking regulations in the ordinance is to ensure that adequate parking is in place for the intended use. Stafrs opinion is that the proposed parking spaces are more than adequate for the intended use. The variance on the property will be keeping with the spirit and intent of the ordinance. Resolution 2006-62 Page 3 d) The applicant is using the existing building on the property that currently has 8 parking spots. They are adding more parking to the site to accommodate for the business needs. e) The variance on the property will be consistent with the character of the surrounding area. f) The applicant is proposing to renovate the existing building for a meat market and meat processing facility, which is permitted in the General Business (C-2) district. g) The property is not within a designated floodplain. h) The variance on the property would not require any changes to the municipal water and sewer systems plans that are proposed to serve this Property 9. Prior to the release of the building permit, the applicant must comply with the following conditions: a) The applicant shall comply with the engineer's memo dated October 20, 2006 and the drainage plan proposed for the property. b) The applicant must plant shrubs according to the landscape requirements outlined in the City's land use regulations. Shrubs shall be planted at a minimum in five gallon pots. c) The applicant shall continue to work with the Fire Marshal, Marty Swartz, on the fire protection plan for the building. Please contact him at the Fire Hall (651) 429-6366. 10. Prior to the installation of any signs, the applicant shall obtain sign permits ADOPTED by the City Council this 6s' day of November, triqjW Mayor ATTEST: Mary Creager, City Cl Resolution 2006-62 Page 4 Parcel Legal Description: Sect -17 Twp -031 Range -021 PT OF NW1/4 OF SE1/4173121 COM AT CEN OF SEC 17 T31 R21 THEN E ALONG N LINE OF NW1/4 OF SE1/4 OF SD SEC 17 FOR 137.25 FT TO ITS INTERSEC WITH PRESENT ELY RNV LINE OF MINN. HWY NO. 61 THEN SLY ALONG SD ELY R/W LINE OF HWY 61 FOR 153.5 FT TO ITS INTERSEC WITH A LINE DRAWN PAR & 150 FT S OF SD N LINE OF NW1/4 OF SE1/4 SD PT BE ING PT OF BEG OF THIS DES THEN E A- LONG SD PAR LINE & 150 FT S OF N LIN OF NW1/4 OF SE1/4 FOR 351.6 FT THEN S AT RT ANG FOR 166.1 FT THEN W AT RT ANG FOR 382.8 FT TO ITS INTERSEC WITH SD ELY RNV LINE OF HWY 61 THEN NLY ALONG SD ELY R/W LINE OF HWY 61 FOR 170.0 FT TO PT OF BEG