DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
SECOND READING
REZONING FROM I-2 (HEAVY INDUSTRIAL) TO PBD (PLANNED BUSINESS 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 (1st Reading) |
09/07/17 |
|
City Council (2nd Reading) |
09/21/17 |
|
Action Deadline |
10/09/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the rezoning. 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) onto 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 second reading of ordinance rezoning the property.
Attachments
Zoning and Location Map
Preliminary Plat
Site Plan
Color Site Plan
Grading Plan
Utility Plan
Landscape Plan
Building Elevations
Canopy Elevations
Body
THE CITY OF BLAINE DOES ORDAIN: (Added portions are underscored and deleted portions are shown in brackets with overstrike.)
Section 1. The Official Zoning Map of the Zoning Code of the Municipal Code of the City of Blaine is hereby amended to change the zoning classification of the following described property:
Parcel 1: The East 22 rods (363 feet) of the South 22 rods (363 feet) of the East Half of the Northwest Quarter of Section 21, Township 31, Range 23, Anoka County, Minnesota, EXCEPT Parcel 10 of Anoka County Highway Right-of-Way Plat No. 62 as shown by Final Certificate recorded as Doc. No. 1976744.001.
Parcel 2: The Southeast Quarter of the Northwest Quarter of Section 21, Township 31, Range 23, Anoka County, Minnesota, lying East of the West 900 feet thereof, EXCEPT that part lying North of the South 363 feet thereof and EXCEPT the East 22 rods (363 feet) of the South 22 rods (363 feet) thereof.
Section 2. The above described property is hereby rezoned from:
[I-2 (Heavy Industrial)]
to
PBD (Planned Business District)
Section 3. The City Manager is hereby directed to make the appropriate changes in the Official Zoning Map of the City of Blaine to reflect and show the changes in zoning classification as set forth above.
INTRODUCED and read in full this 7th day of September, 2017.
PASSED by the City Council of the City of Blaine this 21st day of September 2017.