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4.3 PCSR 08-22-2017 Elk .......... Request for Action River To Item Number Planning Commission 4.3 Agenda Section Meeting Date Prepared by Public Hearings August 22,2017 BrieAnna Simon,Planner Item Description Reviewed by Swan Company— 19425 Evans St. NW Chris Leeseberg,Senior Planner • Conditional Use Permit for gas station—Case Reviewed by No. CU 17-18 Action Requested Recommend,by motion,approval of the Conditional Use Permit with the following conditions: 1. The authorized Conditional Use Permit shall be recorded. 2. The city's Building Official and Fire Marshal shall inspect the building for compliance with all state and local building codes. 3. The authorized use shall not begin until the Conditional Use Permit is recorded. 4. If the proposed work described in the application and Conditional Use Permit has not been substantially completed within two years after the Conditional Use Permits date of issuance,the permit shall expire and become void. 5. If the authorized use ceases for more than six months,the Conditional Use Permit shall expire. 6. The applicant must apply for and receive approval for all required permits before any construction may begin. 7. All comments provided in the August 8,2017 comment letter shall be addressed. 8. All design standards of the Hillside Crossing Planned Unit Development shall be met and approved by city staff. 9. A circulation plan detailing the new parking configuration,landscaped medians and traffic circulation shall be approved by city staff. 10. All sign permits must be obtained. 11. All necessary documentation and approvals be obtained for the new stormwater pipe prior to construction and operation of the gas station. 12. An easement vacation shall be approved by the city and a new 20 foot easement shall be established over the new stormwater pipe. Background/Discussion The applicant is requesting a Conditional Use Permit (CUP) to operate a gas station at 19425 Evans St. NW. The subject property is located in the Hillside Crossing Planned Unit Development(PUD),is 7.09 acre in size,and is located east of Evans St NW on the Coborn's grocery store site. The PUD has development standards outlined in the PUD Agreement;each development in this PUD is subject to those standards.According to the PUD Agreement, the retail sale of gasoline requires a CUP. The applicant is proposing to add a 24 hour pay at the pump fuel canopy at this location. There will be no convenience store located on site. IRIERER IT NATURE Analysis Comprehensive Plan The comprehensive plan guides this property as Highway Business. The Highway Business land use ranges from moderate to high intensity forms of commercial development in Elk River. Businesses in this category may be the largest both in terms of size and traffic generation while also providing services and convenience types of business. Market orientation tends to be regional in nature. Development orientation tends to be toward regional highways. Future Highway Business developments should be located within the Urban Service Boundary and adjacent to regional highways with both visibility and access. The use will be consistent with the comprehensive plan. Parking Section 30-903 of the city code indicates the number of parking spaces for convenience stores but not gas pumps. Since there will be no convenience store located on the site in conjunction with gas pumps, staff is recommending the total number of parking spaces for the supermarket be maintained. Landscaping The development standards outlined in the PUD states visually and environmentally satisfying landscape be provided in the development. Staff recommends providing new landscape islands to replace the island being impacted and to help direct traffic on site. Façade and Exterior Walls As previously mentioned there are development standards within PUD. The proposed materials for the gas station canopy consist of steel roof decking and painted aluminum decorative fascia. The canopy will be painted off-white to match the colors of the existing Coborn's building on site. Staff feels the proposed canopy meets the architectural design standards outlined in the PUD agreement. Signage The applicant is proposing to utilize the existing freestanding sign in the development,along with signage on the canopy. The signage on the canopy will need to meet the design standards outlined in the PUD agreement. Staff feels the proposed signage meets the signage design standards outlined in the PUD agreement. Drainage and Utility Easement The proposed location of the gas station canopy is over an existing drainage and utility easement and stormwater pipe. The applicant is proposing to vacate the easement,relocate the stormwater pipe and provide a new easement over the new stormwater pipe.A condition of this CUP is that all necessary documentation and approvals be obtained for the new stormwater pipe prior to construction and operation of the gas station. Staff feels the proposed plan will meet all requirements. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-18 Swan Companies\4-Planning Commission\CU 17-18 4.3 PC 8-22- 17.docx The use will not endanger,injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety,morals, comfort,convenience or general welfare of the neighborhood or the city. The City Council approved the PUD allowing convenience stores as a CUP in order to review proposals to mitigate any possible negative impacts on the neighborhood or city.With the proposed conditions,any negative impacts should be mitigated. 2. Will be consistent with the comprehensive plan. The property is guided for Highway Commercial. The use will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. There are no vacant properties surrounding the area. The use will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The use will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection,drainage,refuse disposal,water and sewer systems,parks and schools;and will not,in particular,create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic; noise, smoke,fumes,glare, odors, dust or vibrations. The property is guided for moderate to high intensity forms of commercial uses and was approved by the City Council to be developed with commercial uses. The use will not involve uses,activities, processes,materials,equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic,noise,smoke, fumes,glare,odors,dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The use will not result in the destruction,loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The use will fully comply with all other requirements of this Code,including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Financial Impact None N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-18 Swan Companies\4-Planning Commission\CU 17-18 4.3 PC 8-22- 17.docx Statutory Review Period Per State Statute 15.99 the required 60 day review period ends on September 30,2017. Council Meeting If acted on, this item will go to the September 18,2017,City Council meeting. Attachments • Location Map • Applicants Narrative • Site Plans • Hillside Crossing PUD Agreement • N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-18 Swan Companies\4-Planning Commission\CU 17-18 4.3 PC 8-22- 17.docx t . a ;° I 75-767-0005 ,,.' z ` ' t t 1) tor .411_ A a ` ' , * 754714 110 '� a Li. i ,: .a. 75=771-0103 .„� " \ * fig it '''t .;, lit t -....., ' 7 436.4102 . 4 I .: « 0. i "1;, . • 75-5384104 Q LL i..w -3,154604210 t wtu! ' it i ' w 1 J w 'S�16 r 1 0 IIII 3 s ! j "' . , x + f ." ».. �m I 100 _ j 6.3 43 38 t 755380110 po w 1 011i * ' 75.638-0112 mil �r r r;,+ sew `. +0� d ,. .0 , N,,,,,, , .. „II. , vy ,....„.„.„....,„,...„. Swa n Co. & Coborns Elk ,.. Conditional Use Permit CU 17- 18 River N I E S SWAN 682 39'".4ve NE Columbia Heights,MN.55421 Phone(763-780-5191)Fax(763-780-5472) TO: City of Elk River Date: 7/28/2017 FROM: Kyle Higdem Vice-President Cell Phone (612)-490-81 1 1 Email: Kyle @swancompanies.net RE: Project Narrative for Gas Canopy Expansion to Coborns Superstore 19425 Evans ST NW, Elk River. MN. Coborns Inc. Is proposing to add a 24 hour pay at the pump fuel canopy at this location. The addition of this facility will benefit the ever growing population of the City of Elk River giving them another convenient option for fueling their vehicles. The Canopy will be a standard metal framed structure with steel roof decking and Painted aluminum decorative fascia. The color will be off white to match the natural colors of the existing building. It will be 114' long, 24' wide parallelogram. It will have four dispenser islands with Stainless steel curbs and protective steel bollards at all corners of the islands. There will be modern flush mounted led lights under the canopy. Company Logo and fuel pricing signage would be provided on the fascia per City of Elk River signage code. Additional permits would be secured at during construction. We are proposing an automotive Vacuum island adjacent to the fuel canopy to the west. This would be a small self-serve vacuum station for the convenience of our customers. We will provide window washing "buckets" attached to the canopy columns as well as trash receptacles at each island. The Canopy structure will be located in an existing overflow parking hard surface area in the South West corner of the lot. This will generate no additional storm run off for the site. The canopy roof drains will discharge to the surface at the base of the canopy upright posts. The water will sheet drain across the parking lot to existing storm structures. We propose relocating a 12" storm sewer line away from the current easement. This would consist of rerouting the line to the North of the Canopy site through a new easement then abandoning the existing easement. We look forward to continuing growth and expansion of our services in the City of Elk River. We look forward to being community partners for decades to come. Thank you. Thank you, Kyle Higdem, Vice-President Sµitlstial lnN.WJ�ny\i.�nS4'tllltiv iut.axy t4;1:/H101 A.In AM 76.1.7$. O,,• r9 o$. 45g tOoLl POND Li (5 n -OSWIT 04 W-a-aq 589'28'25"W 271 3.1 roe.5.4 IS elV.0241 nos RICE BUILDING SYSTEMS INC. ELK RIVER C090RRS St.CIau0 01555 3711)3. ,art Cww. BDIIestrOO \ | . » , \ r\: «\\< «y�. .«�.. < ,:»: \2�z.4,,. :..., ». :���x .� ' \zm \�� \ \ | . \ \ 444\ ; ° . } . I 3 . y. ?� <y � � . . » :\' *mDD c Ti-BS S T R UM UR- E m D\LSE p Y E TO s d »a. .m. I «« - « Zx »\\w , « : . . � \ . y» . .. . . :. .. . . . l ^ K « §d » m,. . . . © w \ m. .. - i !'NO O 1 2 " fLECTRRL.TH15 WA ISINNEM0E0 TOtll INSTCAE01N ACCORDANCE TNE DRFEAENrOU l R.NF NATIONAL [/ ELERRKAL CODE ANDARRNE*AMICABLE LOCAL CODES.THIS NCL'JOES BROKER GROUND AND b D,NG Di niF SIGN UNLEADED DIESEL UNLEADED DIESEL 1oiS` 2.099 199 23E 2.0c19 :.99 ,,SAME 2.36 2.099 1.93g 12 SQ FEET EACH 36 TOTAL PO,E MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS 131 NEW 3'X 4'1/2'TYPE III CABINETS Ly 131 NEW 3'%4'1/2°TYPE III CABINETS WITH 18'CHARACTER LED MESSAGE CENTERS 12'X 4'), i WITH 18-CHARACTER LED MESSAGE CENTERS IT X 45, DIVIDER BAR.AND ACRYLIC INSERTS WITH TRANS.VINYL DIVIDER BAR,AND ACRYLIC INSERTS WITH TRANS.VINYL ill GREEEN ELECTRONIC ALTERNATING DISPLAY GREEEN ELECTRONIC ALTERNATING DISPLAY GREEEN ELECTRONIC ALTERNATING DISPLAY 4'-0 1/2' 1 4'-01/2' } 4'-01/T I _fi 3,0' �1 04.1 r�1 ; 3 1 I' L . IL L . ._� -w MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS SCALE.3/4'_1' „ NE NOTES FABRICATE AND INSTALL E W PRICE CHANGERS SIGN AS SHOWN ABOVE. SALESMAN:MARC REE DATE: LOCATION:' SCALESEE ABOVE SO FT: ,,,,r. . ...D ARN,+.A-.."*—.=„�,,,.,..ua�.» ,.,,,...«..........m..N...,a,..'•,:.,....,.,-.....a..m•n.,.,,,, .rv. ..,..+rS.:.:Yawn!���•vRN4,�.SraA'�"r+ww.na., rvr.,...�h �e.;..raf.s.,.nvn:�.ry,.,..:..ma4 wwrr;na•-+m -xn-x_ ?-- F HILLSIDE CROSSING 1I PLANNED UNIT DEVELOPMENT I. SIGN REO_UIIEMENTS a. General Guidelines 1. All signs within HILLSIDE CROSSING II Planned Unit Development (PUD) must consist of materials and a design which compliments the architectural elements of the principle building and character of the project. 2. All free standing signs shall have a minimum ten (10)foot setback from all property lines. 3. Prior to installing any signs, a sign permit must be obtained from the City of Elk River Planning Department. b. Development Sign (Along Highw.v 169) 1. One freestanding development sign identifying the HILLSIDE CROSSING II PROJECT. This sign is permitted within the triangular corner of Outlot C, HILLSIDE CROSSING II. 2. This sign may have a maximum height of Twenty-Seven (27) feet and width of Thirty-Four(34) feet. Multiple tenants may be identified on this sign; as illustrated on Attachment A. pF c. Monument Sign for Freestanding Sites 1. Each of the freestanding buildings, other than Menards, within HILLSIDE CROSSING II will be allowed to have a freestanding sign. The freestanding sign must be of a monument style with a maximum height of Ten (10) feet and a maximum area of One Sign Hundred (100) square feet, as shown on Attachment C. Requirements, HILLSIDE CROSSING II February 19, 1996 Page 2 d. Wall Signs (Freestanding Sites) 1. Wall signage for each freestanding building, other than Menards, must consist of individual letters and shall not have more than One (1) wall sign for each principle building. 2. The gross surface area of a wall sign for freestanding buildings shall not exceed Ten (10) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed. 3. Menards will have a principle wall sign (MENARDS) that will have the letters be collectively a maximum of Fifty- Two (52) feet in width and Six (6) feet in height. Menards will have Eight (8) Product Signs(10.3 s.f. - 20 s.f), a 60 s.f. Welcome Sign, and In & Out Entrances signs, as shown on Attachment D1, D2, and D3. 4. No wall signage will be permitted on a building wall facing a residential district on the east side of Highway#169. e. Wall Signs (Multi Tenant Building) 1. Fascia signs for individual retail tenants shall be for store identity only. 2. Capital letters shall be no larger than 32" high, lower case letters shall be no larger than 24" high. Signs shall be located on west and south sides of the freestanding buildings in a symmetrical manner, but in no case shall extend closer than 3' - 4'from the projected lease line. 3. These signs may be internally illuminated, individual letters placed on a 4" square electrical raceway, painted to match the building facia. 4. No signage shall be permitted on the north or east side of the buildings, other than that required for delivery identification or traffic control. Sign Requirements, HILLSIDE CROSSING II February 19, 1996 Page 3 f. Other Signs 1. All other signage that may occur within HILLSIDE CROSSING II PUD and not specifically mentioned herein shall comply with Section 900.22 of the Elk River City Code. 2. Requests for signage shall be consistent with the conditions, character, and intent of the HILLSIDE CROSSING II PUD development. 3. Signage not consistent with the HILLSIDE CROSSING II Commercial PUD may be denied unless approved by the City Council. Riverside Development Companies DEVELOPMENT STANDARDS Architectural The proposed design and color scheme of the buildings within this plat will be consistent with the aesthetics of the area. The Menards store will be constructed in Phase One,and will consist of precast concrete panels. The precast panels will be of"earth" tone colors. There will be a border stripe at the middle and top of the front of the building as shown on Attachment Dl and D2. The north, south, and east sides of the enclosed areas around the principle building will be a Fourteen (14) foot high solid vertical cedar board wall. The cedar wall is the exterior wall of a Six (6) foot deep roofed storage area. Outside the cedar wall will be a Ten(10)foot green strip with landscaping. Lighting All lighting will be in conformance to city standards; general site lighting from high pressure sodium lamps on a painted steel pole fixture at heights of 35 feet. The parking lot will provide an average of 2.5 foot candle coverage on the surface. Special attention will be placed on the back of the building where all lights will be designed and installed so as to shield any light away from the residential area. Other areas, including major entrances, roadways, and pedestrian walkways, will be illuminated with a "white" metal halide light on a decorative light fixture to maintain and enhance the quality of this retail development and its compatibility with the equally high standards of the surrounding neighborhood. The fixtures in this phase of development will be consistent with the standards set forth in HILLSIDE CROSSING PUD immediately to the south. Landscaping The landscaping,an integral part of this development, is designed and will be installed in a first class and aesthetically pleasing theme. We will establish a visually and environmentally satisfying landscape which will be fully compatible with the characteristics of the site and its tenants, An appropiate mix of seasonal and ornamental shrubs, overstory trees and evergreens will provide a visual display of taste and balance. Special detail and atttention will be placed on the portion of the site which abutts the residential sections. A berm will be constructed behind the buildings north and south of Menards with an 8 foot high privacy fence of material which will be visually pleasing as well as to provide noise attenuation. Adequate and appropriate shrubs, trees, and plantings will accompany this area to provide additional protecttion and a visually attractive environment. Menards buffer to the residential will be a 14 foot Development Standards HILLSIDE CROSSING II February 19, 1996 Page Two high solid cedar wall with a 10 foot green strip with shrubs, trees, and other plantings as shown on Attachments El and E2. Another area which will receive high priority in the initial development phase is the retention pond located in the southeast corner of the plat. This proposed pond will be completed to accept the storm water from the developed site and will be constructed to accomodate the 100 - year rain level. It will be retained with sodded 4:1 slopes with clustered shrubs and ornamental trees.