DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A 9,156 SQUARE FOOT CONVENIENCE STORE IN A PBD (PLANNED BUSINESS DISTRICT) LOCATED AT 109TH AVENUE NE AND AUSTIN STREET NE. LEXINGTON MEADOWS LLC (KWIK TRIP) (CASE FILE NO. 20-0008/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/12/20 |
|
City Council (Conditional Use Permit) |
06/01/20 |
|
Action Deadline |
06/12/20 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Background
Kwik Trip is proposing to locate on the southwest corner of Austin Street and 109th Avenue NE. The site is zoned PBD (Planned Business District) and will require a conditional use permit to allow a gas station/convenience store in this zoning district. The site is guided in the comprehensive plan as PI/PC (Planned Industrial/Planned Commercial).
The proposed convenience store is a 9,156 square foot building. The building includes a carwash on the west side of the building. All setbacks have been met for this site. Site access will be located on Austin Street. The site will share an access with the Legends of Blaine, the senior housing development to the south of this site. In fact, this access is currently in place as Dominium included this shared access with their previous zoning applications with the city.
It should be noted that the building and landscaping on this site must meet the requirements of the Highway 65 Overlay District, regardless of its location. In the past, the city council has required that these regulations be met in high profile areas in the PBD (Planned Business District), through the conditional use permit process.
The building will be constructed of brick, stucco, and glass. The building itself meets the requirements of the Highway Overlay District and it will present a nice appearance for the traveling public.
The 10 gasoline pumps are designed to serve 20 vehicles at one time. The gas pumps are located on the east side of the building adjacent to Austin Street. A canopy is provided over the gas pumps.
The car wash that is being proposed has an entrance on the north side of the building. This means that the exit, and the dryers, will be facing the south side of the site adjacent to the senior apartments. The same holds true of the vacuum system along the south property line. A condition has been added that the car wash entrance be relocated to the south side of the site, with the exit and vacuums being relocated to the north side of the site. This may result in some slight site design modifications.
All signage requires a separate permit meeting the requirements of the Zoning Ordinance. The convenience store lot will be allowed two elevations of wall signage meeting the requirements of the Sign Ordinance. The two elevations allowed for the convenience store lot would also include any elevation used on the canopy for signage.
The city has also required other convenience stores to provide a more attractive canopy structure by constructing the canopy columns with brick that matches the building. The canopy elevations include the required brick columns that must be constructed to a minimum height of 5 feet.
Another condition of the conditional use permit addresses outdoor speaker systems. The use of any speaker system at the gas pumps must be limited in volume so as to not create any off-site impacts.
The number of plantings identified on the landscape plan does not meet the Highway Overlay District requirements. The landscape plan must also include 25% of the landscaping in the front yard adjacent to Austin Street and 109th Avenue, and those trees must be oversized. Oversized trees should be as follows: overstory trees (3-inch caliper) and conifer trees (eight feet in height). The following plantings will be required on site:
• Overstory trees: 16 (2 ½ ” caliper) and 5 (3” caliper)
• Conifer trees: 8 (6’ in height) and 3 (8’ in height)
• Ornamental trees: 11 (2” caliper)
The parking provided on site exceeds parking requirements for automobile service stations and retail uses with 47 parking stalls provided on site, including those at the gas pumps. Therefore, the parking provided is acceptable.
The applicant is proposing two outdoor tables with seating for 8 (eight) at each table on the southwest side of the building.
The applicant has indicated that the store would be open 24 hours.
Site plan approval will be required prior to issuance of building permits for this site.
The applicant will need to obtain a permit from the Rice Creek Watershed District prior to site plan approval.
The lot is already a platted lot and has previously paid park dedication.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan Keynote
Grading Plan
Utility Plan
Landscape Plan (2)
Building Elevations
Narrative
Body
WHEREAS, an application has been filed by Lexington Meadows LLC as Conditional Use Permit Case File 20-0008; and
WHEREAS, said case involves the land described as follows:
LOT 1 BLOCK 1 LEXINGTON MEADOWS 2ND ADDITION
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 12, 2020; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 1, 2020.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 31.33 (8) of the Zoning Ordinance to allow for the construction of a 9,156 square foot convenience store with gasoline sales, a carwash, outdoor dining and a shared access in a PBD (Planned Business District) zoning district based on the following conditions:
1. The exterior building materials to match those on the submitted plans.
2. Site plan approval is required prior to issuance of building permits. All site improvements to be included in site improvement performance agreement and covered by an acceptable financial guarantee.
3. All site lighting to be down lit-style lamps to reduce glare and to meet the requirements of the Zoning Ordinance. Final site plan to include detailed lighting plan. Pole mounted lighting is limited to 20 feet in height.
4. Applicant to install underground piping for future Stage I vapor recovery system.
5. The car wash entrance to be relocated to the south side of the site, with the exit and vacuums relocated to the north side of the site. This may result in some slight site design modifications
6. Storage or display of retail items not permitted in the parking area, pump islands, driveway surface. All display items must meet the outside display section of the Zoning Ordinance (Section 30.181).
7. All signage requires a separate permit meeting the requirements of the Zoning Ordinance. The site will be limited to two wall signs including convenience store and canopy, any signage on the canopy will count as wall signage. One monument sign will be permitted with a maximum height of 14 feet and 140 square feet of signage.
8. The landscape plan must meet the Highway 65 Overlay District requirements and must include 25% of the landscaping in the front yard adjacent to 109th Avenue and Austin Street, and those trees must be oversized. The following plantings will be required on site:
• Overstory trees: 16 (2 ½ ” caliper) and 5 (3” caliper)
• Conifer trees: 8 (6’ in height) and 3 (8’ in height)
• Ornamental trees: 11 (2” caliper)
9. Temporary signage to be regulated under Zoning Ordinance Section 34.13.
10. No exterior overnight storage of pallets or delivered products.
11. No overnight storage of semi-trailers or delivery vehicles.
12. The use of any speaker system at the gas pumps must be limited in volume so as to not create any off-site impacts.
13. The gas and diesel canopies must have columns, to a minimum height of five (5) feet, that are faced with brick that matches the building.
14. The outdoor seating area limited to 2 (two) tables with seating for a total of 8 seats.
15. A copy of the shared access agreement with the property to the south of this site must be submitted to the Planning Department prior to any work being allowed on site.
16. A National Pollutant Discharge Elimination System Phase II permit required from the MN Pollution Control Agency. Building permits will not be issued until a copy of the permit is sent to the city.
17. A Rice Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is sent to the city.
18. The uses permitted by this conditional use permit to be operated in accordance with all applicable city regulations and ordinance requirements. Violation of these standards or any conditions of the conditional use permit shall be enforceable, by the city as a misdemeanor violation.
PASSED by the City Council of the City of Blaine this 1st day of June, 2020.