DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO PLAT TWO EXISTING LOTS (2.9 ACRES) INTO ONE (1) LOT 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 (Preliminary Plat) |
09/21/17 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
01/09/17 |
Planning Commission Action
The Planning Commission voted to approve the preliminary plat. 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 subdivision Case File No. 17-0036; and
WHEREAS, said case involves the division of land described as follows:
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.
Proposed Parcel 3: That part of the Northeast Quarter of the Southwest Quarter of Section 21, Township 31, Range 23, Anoka County, Minnesota, lying notherly of a line drawn parallel with and 50 feet northerly of the centerline of 105th Avenue NE, as laid out and traveled and lying westerly of the westerly right-of-way line of ANOKA COUNTY RIGHT-OF-WAY PLAT NO. 62, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission has reviewed said case file on August 8, 2017; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 17-0036 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on September 21, 2017.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Kwik Trip 925 permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication to be paid for 2.9 acres at the commercial rate of $8,704 per acre for a total of $25,241.60 (2017 rate).
2. Water and sewer availability charges (WAC and SAC) become due with building permit.
3. Applicant to submit copy of Coon Creek Watershed permit to city prior to any site work.
4. Applicant will need to adhere to review comments and permitting received from Anoka County Highway Department.
5. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of Kwik Trip 925.
PASSED by City Council of the City of Blaine this 21st day of September, 2017.