7.3. SR 09-18-2017 EOty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 7.3
Agenda Section Meeting Date Prepared by
Public Hearin s ISeptember 18, 2017 BrieAnna Simon, Planner
Item Description Reviewed by
Conditional Use Permit and Easement Vacation: Zack Carlton,Planning Manager
Gas Station Canopy Expansion, Swan Companies Reviewed by
(Coborn's) Cal Portner, City Administrator
Action Requested
1. Approve,by motion, the Conditional Use Permit (CUP) with the following conditions:
1. The authorized CUP shall be recorded.
2. If the proposed work described in the application and CUP has not been substantially
completed within two years after the CUP's date of issuance, the permit shall expire and
become void.
3. If the authorized use ceases for more than six months, the CUP shall expire.
4. The applicant must apply for and receive approval for all required permits before any
construction may begin.
5. All comments provided in the August 8, 2017, comment letter shall be addressed.
6. All design standards of the Hillside Crossing Planned Unit Development shall be met and
approved by city staff.
7. A circulation plan detailing the new parking configuration,landscaped medians and traffic
circulation shall be approved by city staff.
8. All sign permits must be obtained.
9. All necessary documentation and approvals be obtained for the new stormwater pipe prior
to issuance of a building permit.
10. An easement vacation shall be approved by the city and a new 20-foot easement shall be
established over the new stormwater pipe.
2. Adopt,by motion, a resolution vacating a drainage and utility easement under the condition a new
20-foot easement is recorded and a replacement pipe is constructed prior to vacating the existing
easement and removing the existing pipe.
Background/Discussion
Case Nos. CU 17-18 and EV 17-03
The request is a CUP to operate a 24-hour pay at the pump gas station with canopy and without a
convenience store at 19425 Evans St. NW. The 7.09 acre property is located in the Hillside Crossing
Planned Unit Development (PUD) located east of Evans St NW on the Coborn's store site. The PUD
Agreement includes a number of development standards including a CUP for the retail sale of gasoline.
POWERED 6T
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Analysis
Comprehensive Plan
The plan guides this property as Highway Business where land use ranges from moderate to high
intensity forms of commercial development. 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
City Code Section 30-903 indicates the number of parking spaces for convenience stores but not gas
pumps. With no convenience store in conjunction with gas pumps, staff recommends 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.
Fagade and Exterior Walls
PUD development standards propose materials for the 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. Staff feels the proposal meets the PUD architectural design standards.
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. The proposed signage meets the design standards outlined in the PUD agreement.
Drainage and Utility Easement
The proposed location of the canopy is over an existing drainage and utility easement and stormwater
pipe. The applicant proposes to vacate the easement,relocate the pipe and provide a new easement over
the new stormwater pipe. Staff is requiring a 20-foot easement be provided over the new stormwater
pipe. 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:
7. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otberpropegy in the immediate vicinity or the
public health, safety, morals, comfort, convenience orgeneral P)elfare of the neighborhood or the city.
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.
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr.docx
2. 1Vill be consistent Pith the comprehensive plan.
The property is guided for Highway Commercial, consistent with the comprehensive plan.
3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
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. 1Vill be served adequately by and Pill not adversely affect essential public facilities and services including streets,police
and fire protection, drainage, refuse disposal, zvater and sen)er systems,parks and schools;and V)ill not, in particular,
create traf c congestion or interference Pith traf c 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. 1Vill not involve uses, activities,processes, materials, equ pment and conditions of operation that V)ill be detrimental to
any persons orpropegy 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. 1Vill 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. LVill fully comply Pith all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license orpeimit 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.
Staff's analysis of the application shows compliance with all conditions of approval. If denial 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.
Planning Commission Meeting
Two residents spoke during the public hearing; one was concerned with the impacts on the safety, traffic
and environment of the neighborhood. The second was concerned that permitting a gas station at would
increase traffic issues at the intersection of 193Td Ave. and Evans St., along with increased traffic on
Dodge St,between 193Td and 196th Ave.
The city engineer does not have concerns with road and intersection capacities in the area and noted city
streets are designed with the expectation that surrounding properties will be developed. Staff continually
monitors our road network and additional traffic control measures will be added as needed.
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr.docx
Staff has not received any additional comments. The Planning Commission unanimously recommended
approval of the CUP with the conditions described above.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60-day review period ends on September 30, 2017.
Attachments
■ Location Map
■ Applicants Narrative
■ Site Plans
■ Hillside Crossing PUD Agreement
■ Resolution
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr.docx
Swan Co. & Coborns
Conditional Use Permit CU 17-18 *ver
AN
C 0 M P A N I E 5
682 3Y Ane 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)-490-8111
Email: Kyle@swancompanies.net
RE: Project Narrative for
Gas Canopy Expansion to Coborns Superstore
19425 Evans ST NW, Elk River. MN.
Coboms 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
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ELECTRICAL: THIS SIGN 15 INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF AN I ICLL 600 OF I HE NAHONAL
7 2 ELECTRICAL CODE AND/OR OTHER APPLICABLE LOCAL CODES. THIS INCLUDES PROPER GROUND AND BONDING OF THE SIGN.
MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS
(3) NEW 3'X 4'1/2"TYPE III CABINETS
WITH 18"CHARACTER LED MESSAGE CENTERS (2'X 4'),
DIVIDER BAR, AND ACRYLIC INSERTS WITH TRANS. VINYL
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MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS
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DIVIDER BAR, AND ACRYLIC INSERTS WITH TRANS. VINYL
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MIDDLE PRICE CHANGER WILL CHANGE BETWEEN THESE DISPLAYS
SCALE: 3/4"= V
NOTES: FABRICATE AND INSTALL NEW PRICE CHANGERS SIGN AS SHOWN ABOVE.
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12 SQ FEET EACH 36 TOTAL
SALESMAN: MARC REE
LOCATION:
SCALE:SEE ABOVE
SO FT:
DATE:
HILLSIDE CROSSING 11
PLANNED UNIT DEVELOPMENT
I. SI N REQUIREMENTS
a. Sreneral Qui elines
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 Highway 169)
1. One freestanding development sign identifying the HILLSIDE CROSSING
II PROJECT. This sign is permitted within the triangular comer 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.
C. Monument Sign for Freectar, ing Sites
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)
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.
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 D 1, 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 Sigus
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
M avi
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 D 1 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.
All fighting 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 fights 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.
M.M. S1Li�
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 EI 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.
City of
Elk
River
Resolution 17-
A Resolution of the City of Elk River to Vacate a Drainage and Utility
Easement
WHEREAS, application has been made by the property owner to vacate the drainage and
utility easements described in Exhibit A attached hereto; and,
WHEREAS, vacation of the easement is necessary to construct a gas station canopy; and
WHEREAS, a public hearing was held on September 18, 2017,before the City Council of
the City of Elk River on such request after published and posted notice had
been given, and all persons interested were given an opportunity to be heard
at the public hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk
River,Minnesota, as follows:
1. The petition to vacate the drainage and utility easements described in Exhibit A is
hereby granted; and,
2. Vacation of the easements described in Exhibit A shall be effective at the time of
recording of the document.
Passed and adopted this 181h day of September 2017.
John J. Dietz,Mayor
ATTEST:
Tina Allard, City NATUREJ
Exhibit A
EXHIBIT A
COBORNs INC.
r
> E"LY RIW LINE
EVANS ST NW
f ') -20'DRAINAGE&UTILITY
_ EASEMENT PER
HILLSIDE CIROSSING
TO BE VACATED rl
zN O a _
I I'S
i
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Lw ORNE 2
.. ::.
SCUTH LINE •, N04°15'30"E
LOT 1,BLK 2 " 36.04
"LINE A"
S85 44'30'"E 180.82
1, \
! I
VACATED EASEMENT DESCRIPTION VACATED EASEMENT
A 20.44 fent wide drainage and utility easement do be vacated over,under and across that pari of
Lot 1,Block 2,HILLSIDE CROSSING,according to the recorded plat(hereof,Sherburne County,
Minnesota.The centerlitne of said vacated easement is described as follows:Commencing at this
southwest corner of said Let I;thence South 85 degrees 44 minutes 30 seconds East,assumed
bearing,along the south line of said Lot 1,a distance of 180.82 feet,to the point of beginning of a Ilirne
hereinafter described as"Lune A"'thence North 04 degrees 15 rnfnutes 30 seconds East,a distance of
36.04 feet and said'L'ine A'there terminating and to the point of beginning of the centerline to be
described;thence Norlh 60 degrees 40 rrifnutes 58 seconds West,a distance of 198.93 feet to a line
10.00 feet easterlyof,adljacent to and parallel with the easterly right-Df-way line of Evans Street
Northwest,as dedicated in sold(HILLSIDE CROSSING aind sold centerline there terminating. The
sidelines of said vaccred easement are to be prolonged ar shortened to Terminate on the west at
sold Yhel0.00 feet easterly of,adjacent to and paralllel with the easterly night-of-way'Zine of Evans
Street Northwest and to terminate or)the east of said"'Lime A"'and its nar1l extension.
M '.�
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I HEREBY CERTIFY THAI`THIS PLAN SIPEC:IFIC;ATIfON,ORfi2EFC�12Ti WAS PREFAR'EL�BY SURVEY
ME OR UNDER MY DIRECT SUPERVISION AND THAT I ANNA DULY LICENSED � LHB
PROFESSIONAL LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. Stantec
PRINT NAME: (LINDA H.BROWN St.Cloud Office DRAWN
3717 23rd Streetl South
Saint Cloud,MY 56301 REH
SIGNATURE: �� Y� "b+ . �/ " `..... Ph.ne,s20-251-4 53
Flax,320 2516252 P RC.1 NO.
DATE 9/13/2017 IUC.NO. 23682
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