ITEM: 11.9 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR GASOLINE SALES, A CARWASH, SHARED ACCESS AND A ZERO LOT LINE IN A B-2 (COMMUNITY COMMERCIAL) ZONING DISTRICT AT 3413 AND 3427 LAKES DRIVE NE KWIK TRIP. (CASE FILE NO. 13-0030/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
05/14/13 |
City Council (Conditional Use Permit) |
06/06/13 |
Action Deadline |
06/22/13 |
Background
Kwik Trip is proposing to locate on the northeast corner of Lake Drive and Naples Street NE. This location (2 parcels) is in the Naples Marketplace commercial development. The site is zoned B-2 (Community Commercial) and a conditional use permit is required for gas station/convenience stores in this zoning district. A conditional use permit is also required for a carwash and shared access/zero lot line.
The proposed convenience store is a 5,764 square foot building and the associated freestanding car wash is a 2,723 square foot structure. The cars entering the two bay car wash will enter from the north side of the car wash building and exit on the south side of the car wash. All setbacks have been met for both sites.
The building will be constructed of brick, stucco, and glass. The building itself meets the requirements of the Overlay District and it will present a nice appearance for the traveling public.
The five (5) gasoline pumps are designed to serve 10 vehicles at one time. The gas pumps are located on the north side of the building adjacent to the access drive into the development. A canopy is provided over the gas pumps, and is approximately 18 feet in height from the ground to the top of the canopy.
The City has also required other convenience stores to provide a more attractive canopy structure by constructing the canopy columns of brick that matches the building. Staff believes it is appropriate to require the brick on the canopy columns in this case. A condition has been added that requires the canopy columns (to a height of 5 feet) to be constructed with a brick façade.
Another condition of the conditional use permit addresses outdoor speaker systems. The use of any speaker system at this gas station is prohibited except in the case of emergencies.
The number of plantings identified on the landscape plan meets the Overlay District requirements.
The parking provided on meets parking requirements for automobile service stations and retail uses with 26 stalls provided on site, including those at the gas pumps. Therefore, the parking provided is acceptable.
The carwash is proposed to be a dual bay carwash. The vehicles would enter the carwash from the north side of the building.
The vehicles would be parked in the carwash and a gantry would move front to back over the vehicle. Once the wash is complete the vehicle will exit the building. A condition has been added that requires the carwash doors to be shut immediately after the vehicle has entered and exited the wash. Therefore, the carwash doors should be completely shut at all times except when vehicles are entering and exiting the wash.
The applicant has indicated that the store would be open 24 hours. To eliminate some of the noise concerns with a car wash that would operate all night long, staff is recommending that the car wash hours be limited to 6:00 a.m. to 11:00 p.m. at all times of the year.
Signage is approved with a separate permit approval process.
Staff has tried to mitigate some of the impacts to the residential neighborhood to the west of this development. The applicant has oriented the car wash exit to the south to eliminate some of the noise associated with the car wash. The hours of the car wash would be limited and there will be no outside speakers allowed except for in the case of an emergency.
Site plan approval will be required prior to issuance of building permits for this site. The two parcels are platted lots that have previously paid park dedication therefore no additional payment is required.
Development exceeds one acre and requires a National Pollutant Discharge Elimination System (NPDES) Phase II permit from the Minnesota Pollution Control Agency (MPCA). A construction Stormwater Pollution Protection Plan (SWPPP) must be filed for dealing with erosion control and water quality.
The applicant is proposing to construct an infiltration basin/pond on the parcels to accommodate the stormwater runoff from their site.
Infiltration practices shall be used where ever possible in order to reduce runoff and improve water quality. Rooftop and canopy runoff should be directed/piped to the infiltration areas.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Elevations
Floor Plan
Body
SECTIONS 30.14 (C)(D)(P) OF THE ZONING ORDINANCE
WHEREAS, an application has been filed by Kwik Trip as conditional use permit Case File No. 13-0030; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 14, 2013; 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 6, 2013.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Sections 30.14(c)(d)(p) of the zoning ordinance to allow for gasoline sales, a carwash, shared access and a zero lot line in a B-2 (Community Commercial) zoning district on the parcels described as Lots 2 and 3, Block 1; Naples Marketplace, based on the following conditions:
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- The exterior building materials to match those on the submitted plans.
- Site plan approval is required prior to issuance of building permits. All site improvements to be included in site improvement agreement and covered by an acceptable financial guarantee.
- 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.
- Applicant to install underground piping for future Stage I vapor recovery system.
- 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).
- All signage requires a separate permit meeting the requirements of the Zoning Ordinance. The convenience store lot will be allowed three elevations of wall signage meeting the requirements of the Sign Ordinance. The three elevations allowed for the convenience store lot would also include any elevation used on the canopy for signage. The carwash building will be allowed two elevations of wall signage meeting the requirements of the Sign Ordinance.
- Temporary signage to be regulated under Zoning Ordinance Section 34.13.
- No exterior overnight storage of pallets or delivered products.
- No overnight storage of semi trailers or delivery vehicles.
- No outdoor speaker systems are allowed to be used other than in the case of emergencies.
- The hours of operation of the car wash are limited to 6:00 a.m. to 11:00 p.m.
- The gas canopy must have columns, to a height of five (5) feet, that are constructed with brick to match the building.
- 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 application is sent to the City.
- A construction Stormwater Pollution Protection Plan must be filed.
- Provide a record of the Drainage and Utility Easement over the storm water infiltration basin/pond.
- 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 6th day of June 2013.