DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR GASOLINE SALES, A CARWASH, AND OUTDOOR DINING IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT AT 10500 RADISSON ROAD NE. KWIK TRIP, INC. (CASE FILE NO. 17-0036/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
08/08/17 |
|
City Council (Conditional Use Permit) |
09/21/17 |
|
Action Deadline |
10/09/17 |
Planning Commission
The Planning Commission voted to approve the Conditional Use Permit. There were no comments at the public hearing.
Background
Kwik Trip is proposing to locate on the northwest corner of Radisson Road and 105th Avenue NE. The site is zoned I-2 (Heavy Industrial) and will need to be rezoned to PBD (Planned Business District) to allow a gas station/convenience store with car wash in this zoning district with a conditional use permit. The site is guided in the comprehensive plan as PI (Planned Industrial)/PC (Planned Commercial). The proposed PBD is the correct zoning to implement the PI/PC land use and a conditional use permit is required for the intended uses.
The proposed convenience store is a 7,231 square foot building and the associated attached car wash is a 3,058 square foot structure. All setbacks have been met for this site. Site access will consist of a right-in/right-out on Radisson Road and a ¾ access (allows east bound left in) from 105th Avenue. This access has been accounted for in the redesign of 105th Avenue.
The building will be constructed of brick, EIFS, 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 south side of the building adjacent to 105th Avenue. A canopy is provided over the gas pumps, and is approximately 18 feet in height from the ground to the top of the canopy.
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 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 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 Radisson Road and 105th 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 6 (3” caliper)=22
Conifer trees: 8 (6’ in height) and 3 (8’ in height)=11
Ornamental trees: 8 (2” caliper) and 3 (2 ½” caliper)=11
The parking provided on site exceeds parking requirements for automobile service stations and retail uses with 30 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 east side of their parking lot. Also, on the northeast side of the proposed site the applicant has provided a vacuum station.
The carwash is proposed to be a dual bay carwash. The vehicles would enter the carwash from the west 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.
Site plan approval will be required prior to issuance of building permits for this site.
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 will need to obtain a permit from Coon Creek Watershed District prior to site plan approval.
Recommendation
By motion, approve the Resolution.
Attachments
See report for Rezone.
Body
WHEREAS, an application has been filed by Kwik Trip, Inc. as Conditional Use Permit Case File No. 17-0036; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on August 8, 2017; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on September 21, 2017.
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)(16) of the Zoning Ordinance to allow for gasoline sales with up to 10 pumps, a two-bay carwash, and outdoor dining in a PBD (Planned Business District) zoning district at 10500 Radisson Road NE 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 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. 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).
6. 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/car wash building 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.
7. The landscape plan must include 25% of the landscaping in the front yard adjacent to Radisson Road and 105th Avenue and those trees must be oversized. The following plantings will be required on site:
Overstory trees: 16 (2 ½ ” caliper) and 6 (3” caliper)=22
Conifer trees: 8 (6’ in height) and 3 (8’ in height)=11
Ornamental trees: 8 (2” caliper) and 3 (2 ½” caliper)=11
8. Temporary signage to be regulated under Zoning Ordinance Section 34.13.
9. No exterior overnight storage of pallets or delivered products.
10. No overnight storage of semi trailers or delivery vehicles.
11. The use of any speaker system at this gas pumps must be limited in volume so as to not create any off-site impacts.
12. The gas and diesel canopies must have columns, to a height of five (5) feet, that are faced with brick that matches the building.
13. The outdoor seating area limited to 2 (two) tables with seating for a total of 8 seats.
14. Obtain all necessary permits from Anoka County Highway Department for proposed construction in their respective Right-of-Way.
15. 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.
16. A Coon Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is sent to the city.
17. 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 passing thru or exiting the wash.
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 21st day of September, 2017.