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7.4. SR 09-18-2017 Eclty1� ,.,�� Request for Action River To Item Number Mayor and City Council 7.4 Agenda Section Meeting Date Prepared by Public Hearin s ISeptember 18, 2017 Zack Carlton,Planning Manager Item Description Reviewed by Conditional Use Permit: Gas Station/Convenience Chris Leeseber , Senior Planner Store, Casey's Retail Company (Casey's General Reviewed by Store) Cal Portner, City Administrator Action Requested Approve,by motion, the Conditional Use Permit with the following conditions: 1. The authorized Conditional Use Permit (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 15, 2017, comment letter shall be addressed. 6. All design standards of the Mississippi Ridge Planned Unit Development shall be met and approved by city staff. 7. All design standards of the Wild and Scenic River District shall be met and approved by the Environmental Coordinator. 8. Convenience store hours of operation will be limited to 5:00 a.m. — 12:00 a.m. 9. The access on 171 st Avenue shall be shifted west and approved by the city engineer. 10. The dumpster enclosure shall be constructed with the same material as the principal building. 11. The maximum height for a monument sign shall be 10 feet and the maximum sign area shall be 100 square feet. The monument sign shall be constructed of brick or face brick the proposed sign meets this standard. 12. The convenient store and canopy are allowed two wall signs not to exceed seven percent (7%) of the building wall. 13. All site lighting shall be designed with a cut off classification. 14. A letter of credit in the amount of 100% of the cost of the landscaping shall be submitted at the time of building permit issuance. 15. Awning and canopy signs shall not be illuminated. The Planning Commission recommends denial of the CUP for the following reason: 1. The application does not satisfy the first condition for approval of a CUP. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otberpropegy in the immediate vicinity or thepublic health, safety, morals, comfort, convenience orgeneral nvr fare of the neighborhood or the city. If the City Council denies the CUP application, specific reasons shall be stated, and staff should be directed to prepare findings of fact denying the application for review on October 2, 2017. The Elk River Vision A PehoMing community Pith revolutionary and spirited resourcefulness, exceptional POWERED By service, and community engagement that encourages and inspires prosperity INAWRE1 Background/Discussion The applicant is requesting a CUP to operate a gas station and convenience store facility at 17119 Yale St. NW. The subject property is located in the Mississippi Ridge Planned Unit Development (PUD),is 1.00 acre in size, and is located north of 171"Avenue, east of Yale Street and west of US Hwy 10. The PUD has development standards outlined in the PUD Agreement including the retail sale of gasoline requires a CUP for the proposed six double-sided fuel pumps. A 3,400 square feet convenience store is proposed on the north side of the site and is anticipated to have 20-25 employees. The convenience store hours of operation are as follows: Monday-Sunday 6:00 a.m. — 11:00 p.m. Possible Extended Hours 5:00 a.m. — 12:00 a.m. Analysis Comprehensive Plan The comprehensive plan guides this property in accordance with the Focused Area Study (FAST) Plan, specifically service/commercial uses. The property is also part of a PUD,which was approved as part of a larger planned development project comprised of both commercial and residential uses. In reviewing the FAST Plan and the PUD guidance, the proposal is consistent with the comprehensive plan. Setbacks The PUD does not specify building setbacks. However, zero lot line development is permitted with a CUP. The applicant is proposing a 10-foot side yard setback for the convenience store. Staff has noo concerns with the proposed setbacks. Parking Section 30-903 of the city code indicates the number of parking spaces for convenience stores to be at least one space per 200 square feet of floor area,but not less than six spaces. The proposed 3,400 square foot convenience store will require 17 parking spaces. The updated site plan shows 18 designated parking spaces. This does not include parking in front of the fuel pumps. Please note three of the designated parking spaces are located in front of the dumpster and recycle area. Landscaping The property is located within the Wild and Scenic River District,which outlines strict design criteria to visually conceal structures from view from the Mississippi River. Staff recommends a landscape buffer along Yale St. to prevent visual impairments from both the river and adjacent residential properties. The applicant proposes screening along the west side of the property, and screening from the loading zone. Fagade and Exterior Walls The proposed materials for the convenience store consist of stone veneer,brick and stucco. The finish materials appear consistent with PUD design standards. The convenient store should have a wall offset over 50 feet in length with pilasters or angular forms and provide variation in the rooflines to be consistent with the design guidelines. The Site Plan indicates there is a dumpster enclosure on the west side of the building. The dumpster enclosure should be constructed of the same materials as the principal building and include a gates that conceal the dumpsters. N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr Casep's.docx Canopies located over pump islands are allowed,provided the architectural design, colors and character of the canopy are consistent with the principle building. Additionally, canopy lighting shall consist of canister spot lights recessed into a canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. Per the PUD, signs on the canopy shall be considered wall signage. Signage All freestanding signs shall be setback 10 feet from all property lines. Monument signs are permitted for each freestanding building within the PUD. The maximum height is 10 feet and the maximum sign area is 100 square feet. The sign should be constructed of brick or face brick; the proposed sign as outlined in the `Sign Packet'meets this standard. However, the site plans for this location indicate a freestanding pylon sign,which is not consistent with the PUD standards and should be updated. The convenience store and canopy are allowed two wall signs not to exceed seven percent (7%) of the facade area. The proposed sign plan indicates 11 wall signs between the canopy and building for surface and advertising signs. A revised sign plan will need to be submitted meeting the PUD standards. Additionally, the development standards specifically state "Awning and canopy signs shall not be illuminated." The proposed awning is shown with illumination,which is not consistent with the PUD standards and should be removed. Applicable Regulation The issuance of a Conditional Use Permit may 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 zvelfare of the neighborhood or the city. The Mississippi Ridge PUD was approved as one development plan with a specific set of commercial uses identified and determined to be consistent with the area. The plan acknowledges that residential uses will be along the entire west side of the plan and commercial uses are located between Yale and Highway 10. Specific parcels were not identified as having use restrictions nor was a limit on the number of a specific use included. To mitigate potential concerns, the residential lots are accessed off of a private street which is setback from Yale Street with a landscaped boulevard. The closest residential home structure is approximately 110 feet from the western property line of the Casey's site. 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. 2. 1Vill be consistent Pith the comprehensive plan. The property is guided for service/commercial uses per the FAST Plan. The use will be consistent with the comprehensive plan. 3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty. The use will not impede the normal and orderly development and improvement of surrounding vacant property. N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr Casep's.docx 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 Pill 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. Traffic entering the site will use one of two entrances, and traffic exiting the site will use the one exit to Yale St. Based on the roadway design and capacities in the area, staff has no concerns with traffic. The applicant has also submitted a traffic assessment which concludes that"the proposed Casey's General Store appears to be an appropriate use from a traffic safety and operations standpoint to build on the site." The city engineer has reviewed the assessment and concurs with the findings made in the report. The proposal does 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. 1Vill 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. 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. Planning Commission During the public hearing a number of residents spoke in opposition to the proposed gas station. Numerous concerns regarding traffic and safety, site lighting,headlights,parking, and distances from residential uses were discussed. Residents state that drivers are currently using Yale Street as a shortcut to crossing Highway 10 at 171"Ave, and that the addition of a gas station would exacerbate the traffic issues in the area. Casey's had a traffic assessment completed to evaluate the impacts to the specific area,which concluded that"the proposed Casey's General Store appears to be an appropriate use from a traffic safety and operations standpoint to build on the site." The city engineer has reviewed the assessment and concurs with the findings made in the report. N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr Casep's.docx The PUD agreement includes specific site lighting requirements meant to address impacts from commercial operations to the residential properties. All lighting will need to comply with the standards described in the PUD agreement. The only exit from the site will be on Yale St. and many of the commercial uses authorized by the PUD agreement would be open later than a typical 9 a.m. to 5 p.m. business. Due to the exit location, headlights will shine west towards the residential properties but prohibition of all uses open later than 5 p.m. should not be considered grounds for denial of the CUP. Examples include retail stores, convenience stores (without gas),restaurants (fast-food& sit-down), and amusement and recreation uses. Casey's submitted an updated site plan showing a smaller building footprint and satisfaction of the parking standards required in city ordinances. They are no longer requesting to count the areas in front of the pumps as designated parking spaces. The residential properties along the private street are separated from the commercial properties along Yale Street by a 60-foot right-of-way, a 35-foot outlot that includes a private street, and an additional 10- foot building setback. This means that the homes are at least 105 feet from any commercially-zoned property, and are buffered from traffic along Yale St. by a private street and a landscaped median. The Planning Commission echoed many of the residents' concerns and recommended denial of the application by a 6-1 vote. The Commission stated they believe that the proposed gas station will 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. 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 dated July 27, 2017 ■ Sign Packet dated July 24, 2017 ■ Mississippi Ridge PUD Agreement ■ Traffic Assessment dated September 12, 2017 ■ Updated Site Plan dated September 13, 2017 N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr Casep's.docx w #! ��e mi. " Y 4 � 5 7 _ 41 NA Iram r� �-.a:• ' � . ,J f 4 Case No: CU 17-21 ver CASEY'S GENERAL STORES, INC. P.O. Box 3001 -One SE Convenience Blvd • Ankeny, Iowa • 50021-513-965-6100 Casey's Retail Company Project Narrative Casey's Retail Company is proposing the construction of a convenience store with gasoline sales it Elk River, Minnesota, located at 17119 Yale Street NW. The proposed development would include a one-story building consisting of 4,810 square feet, 8 double -sided fuel pumps, a 66' x 114' canopy over the fuel pumps, and two underground fuel storage tanks. The subject property is located in a PUD, where a convenience store use is permitted with the approval of a Conditional Use Permit. The proposed Casey's General Store will have operating hours of 6 am — 11 pm, with possible extended hours of 5 am — 12 am, if permitted. The store will employ 20-25 employees, both part time and full-time, and include management opportunities. There are 15 designated parking spaces, in addition to 16 available spaces at the fuel pump. Included in the parking is 1 handicap parking space. The proposed Casey's General Store will provide screening along the west side of the property, as there is a residential zoned district to the west of the site. Landscape screening will be required at the loading zone, as well. The City of Elk River's landscaping code calls for at least one island for every 15 parking stalls. Casey's will meet this requirement by shifting the parking to the east and utilizing that additional space for a landscaping island. The building materials for the proposed Casey's General Store consist of stone veneer, brick and stucco. These materials are all permitted within the City of Elk River. The signage for the proposed Casey's General Store will include a monument sign and a number of signs on the building and canopy, which are referenced on the included sign packet. The monument sign will be a total of 10' in height, and the total area is 31.14 square feet. The monument sign will be located on the southeast corner of the property. Casey's will have one channel letter illuminated "Casey's" sign located on the building, with an illuminated Casey's logo. Casey's is proposing two snap frame signs on the building to display monthly specials. The canopy will have 3 small illuminated logos, and four snap frame signs located on the canopy columns. The total area of the signage on the building and canopy is 180.89 square footage. The proposed Casey's General Store will not have any outdoor storage. RECEIVED AUG 01 2017 EGEG171ST AVENUE (100' ROW)YALE S T R E E T N W ( 6 0' R O W ) US HWY 1 0 , 5 2 & 1 6 9 ( 2 2 5' R O W )DESS ESS ESS ESS EST EST EST EST EST EST EST EST ESTESTESTESTESTESTESTESTE UGT E UGT E UGT E UGT E UGT E FOL E FOL E FOL E FOL E FOL EG EG EG EG EGESS ESS ESS ESS ESS ESS ESS ESS ESS EXIST. 18" RC P EXIST. ELECTRIC MANHOLEEST EST EST N20° 38' 3 1 " W 1 6 1. 8 2'N74° 55' 43"E 212.37'R=244.16'Δ=006°35'43"L=28.11'N83° 19' 55"E 98.22'N89° 55' 40"E 69.14EWEW EW EW EW EW EW ESSEXIST. 1 0" DI P W A T E R M AI N EXIST. 1 0 " P V C S E W E R R=7674.55 Δ = 0 0 1 ° 4 6' 2 8 " L = 2 3 7 . 6 6'R=335.00'Δ=006°36'55"L=38.68'EXIST. SIGN(MILE MARKER)EXIST. SIGN (MEDIAN)EXIST. SIGN (ONE WAY)EXIST. SIGN(30 MPH)EXIST. BI T U MI N O U S P A V E M E N T 3 0 MPH SP E E D LI MI T ( G O O D C O N DI TI O N )EXIST. BITUMINOUS PAVEMENT 30 MPHSPEED LIMIT (GOOD CONDITION)EXIST. BI T U M I N O U S P A V E M E N T 5 5 MPH SPE E D L I M I T ( F A I R C O N D I T I O N )EXIST. SANITARY MANHOLERIM:878.22INV:869.12EXIST. SANITARY MANHOLERIM:878.08INV:868.78EXIST. CATCHBASINRIM:877.83INV:872.93EXIST. CATCHBASINRIM:877.49INV:872.70EXIST. CATCHBASINRIM:878.84INV:873.69EXIST. CATCH BASINRIM:878.19INV:872.19EXIST. STORM MANHOLERIM:881.78INV.:872.48EXIST. 12" RCP STORM SEWEREXIST. 2 4 " R C P S T O R M S E W E R SURVEYORS BENCHMARK #1(TOP NUT HYDRANT)ELEV:882.345' DRAINAGE AND UTILITY EASEMENTCONTROLLEDACCESS10' DRAIN A G E A N D U T I L I T Y E A S E M E N T 10' DRAINAGE AND UTILITY EASEMENT10' DRAI N A G E A N D U TI LI T Y E A S E M E N T PROPOSEDRIGHT-INONLYAPPROACHPROPO S E D A P P R O A C H MISC. NOTE: #2PROPOSEDSTANDARD3-PRODUCTPYLON SIGN42'-0"87'-8" 35'-0" 39'-2"32'-1"30'-0"30'-0"30'-0"58'-7"6'110'-3"6'31'-7"10'-0" 42'-6" 8'-0" 65'-0" 30'-0" 45'-0" 37'-2"MISC. NOTE: #4PROPOSED 66' x 114' GAS CANOPY49'-10"15'-0"67'-3"16'-4"42'-0"NOTE #24UTILITY NOTE: #2PROPOSED 6" SANITARY SEWER SERVICEUTILITY NOTE:#3 & #4UTILITY NOTE: #1UTILITY NOTE: #520'-0"ABCCCDDDDEFFFFGGCURBCURBCURB CURB CURB CURB PROPOSED O442'-6" x 110'-3"CASEY'S BUILDINGPSSPSSPSSPSSPSSPSS14' x 56' L O A DI N G A R E A SIDEWAL K NOTE #26 SIDEWAL K SIDEWALKBOLLARD (TYP.)9'x20'9'x20'8'8'5'NOTE #2476542181213141511SIDEWALKNO PARKING109H.C.SIGNH.C.PARKING35'MISC. NOTE: #1PROPOSED 28'x20'DUMPSTERRECYCLE AREAMISC. NOTE: #3NOPARKINGSIGNNTSVICINITY MAPNOTE:1.RELATED SHEETS: FOR ADDITIONAL INFORMATION NOT DIRECTLY REFERENCED, SEE CIVIL PLANS DONE BY DESIGN TREE ENGINEERING:General NotesGASOLINE PUMP PARKING SPACES (DO NOT PAINT LINES OR OTHERWISE MARK)MARKED PARKING SPACES (PAINT LINES AS INDICATED)5Legal Description:32V1FILL CATCH BASIN W/ DROP TUBE OVERSPILL PROTECTION (TYP.)TURBINE ENCLOSURE TYP. CONTAINS; SUB-PUMB W/LINE DETECTION,TANK PROBE FOR FUEL MONITORING, INCLUDING THE INTERSTITIALSENSOR AND TANK SUMP SENSORVENT EXTRACTOR W/VAPOR RECOVERY/SPILL CONTAINMENTSUMP SENSOR @ EACH DISPENSER.FU.G.S.T. NotesNOTICE: ALL WORK IN/ON THE R.O.W. AREA IS SUBJECT TO THE CITY OFELK RIVER & MND.O.T. APPROVAL AND SPECIFICATIONS.CBAKeyed Construction NotesPROPOSED 45' RADIUSPROPOSED 25' RADIUSPROPOSED 15' RADIUSPROPOSED 10' RADIUSPROPOSED 5' RADIUSTIE INTO AND MATCH EXISTING CURB AND FLOW LINE.2% MAX. CROSS-SLOPE IN SIDEWALK AREA.DETECTABLE SIDEWALK MAT. VERIFY WITH CITY.LegendGeneral Construction NotesSITEPLANAL-101ELK RIVER, MN.06.16.171" = 20'Site Layout PlanA1AREA LIGHTS (6 SHOWN)REFER TO LIGHTING PLAN RL-?-S1DONE BY RED LEONARD1.) 2 - 30,000 GALLON DOUBLE WALL FIBERGLASS CONTAINMENT SOLUTIONS TANKS.TANK 1 - 22,000 GALLON (87E) 10'-6" x 40'-2.5" (SPLIT 22,000 / 8,000)TANK 2 - 14,000 GALLON (DIESEL) 10'-6"x27'-10" (SPLIT 14,000 / 8,000 / 8,000) TANK 3 - 8,000 GALLON (91E) 10'-6" x 18'-8.75"TANK 4 - 8,000 GALLON (91C) 10'-6" x 18'-8.75"TANK 5 - 8,000 GALLON (91C) 10'-6" x 18' - 8.75"2.) TANK SETTING DETAILS PAGE QF-3013.) FILL PIPE AND MANHOLE DETAIL PAGE QF-3014.) CIRCUIT BREAKER PANEL PAGE E-5015.) REFRIGERATION WIRING PAGE QR-601, QR-602, QR-6036.) GILBARCO WIRING PAGE QF-6017.) ISLAND SIZE - 3' x 5' W/DUAL GUARD PIPE8.) 8 - GILBARCO 700 S DISPENSERS (BLENDED)4 = NG1 4 NOZZLES & 8 METERS EACH4 = NJ4 4 NOZZLES & 8 METERS EACH9.) ISLAND DETAILS PAGE AL-50110.) ISLAND CONDUIT DETAIL PAGE E-60211.) DO NOT PLACE PRODUCT PIPING UNDER ISLAND12.) 18" MIN. FROM TANK PIPING TO FINISH SURFACE13.) SIGN BASE DETAILS PAGE AL-60114.) SIGN DETAILS PAGE AL-60115.) DRIVEWAY JOINTS TO BE PACKED & CAULKED16.) CONCRETE DRIVE TROWELED WITH LIGHT BROOM FINISH17.) CONTROL JOINTS - MIN. 100 sq.ft. - MAX. 125 sq.ft. - 25% DEEP18.) CONSTRUCTION JOINTS - PINNED 4' O.C. 12" EACH WAY WITH 1/2" REBAR #419.) APPROACHES TO BE 7" NON-REINFORCED OR AS PER STATE/CITY SPEC.20.) SLOPE MAX. 2% FOR BUILDING SIDEWALK, H.C PARKING 1:50 ALL DIRECTIONSALL ACCESS ISLE STRIPING AT 45 DEGREE ANGLE BEING MAX. 4' SEPARATION21.) RUN VENT LINES UP SEPARATE CANOPY COLUMN, VERIFY22.) VERIFY ALL UTILITY LOCATIONS AND DIMENSIONS.23.) CANOPY FOOTING: SIZE 6'-3" LENGTH x 6'-3" WIDTH x 3'-0" DEPTH.CONCRETE: MINIMUM COMPRESSIVE STRENGTH OF F'C-3000 p.s.i.CONCRETE REINFORCING: ASTM A-615 GRADE 60.REBAR CAGE: (8) #6 HORIZONTAL TIES LENGTH WISE TOP AND BOTTOM12" MAXIMUM SPACING.24.) ALL FUEL DISPENSERS FALL WITHIN A 100 FOOT RADIUS OF THE EMERGENCYSHUT-OFF SWITCH LOCATED ON A POST AT THE CURB; A SECONDARY SHUTOFFLOCATED INSIDE AT THE SALES COUNTER FOR THE CONVENIENCE OF STAFF.25.) IRRIGATION REQUIRED WITH RAIN SENSOR MOUNTED ON BACK RAILING OF ROOF.26.) AIR COMPRESSOR BOX, MOUNTED TO STEEL POLE, INSTALLED ON 3'x3' CONCRETE PAD30" FROM FRONT OF CURB. 110 VOLT-60HZ-5.5 AMP. 8 GAUGE MINIMUM RECOMMENDED.AREA TO BE SODDE4FGHSITEPSSPSSPSSPWPWPGPGPSTPSTPSTPROPOSED SANITARY SEWER LINEPROPOSED WATER LINEPROPOSED GAS LINEPROPOSED STORM SEWER LINE5CONCRETE PAVING OR SIDEWALKS(29,514.32 SQ. FT.)SYMBOL INDICATES EXISTING UTILITY TO EXISTING STRUCTURE TO BE REMOVEDOR DISCONNECTED BY APPROPRIATE CONTRACTOR. VERIFY WITH UTILITYCOMPANY REPRESENTATIVE.One Convenience Blvd., P.O. Box 3001, Ankeny, Ia. 50021 515-965-6100CASEY'S CONSTRUCTION DIVISIONPROJECT:DRAWING INFORMATION:PUBLISHED:REVISED ON:DRAWING INFORMATION:CONSTRUCTION DIVISIONDRAWN BY:CHECKED BY:K.SCHULZE"O4" STYLE STORE (MINNESOTA)FLAT ROOFNOTE #1: PROPOSED ELECTRICAL SERVICE ENTRANCE.ELECTRIC 3 PHASE, 800 AMP., 120208 VOLTS, 4 WIRE.TELEPHONE 8 PAIR, 4 LINES.NOTE #2: PROPOSED 1.5" SCHEDULE 40 IRON PIPE GAS SERVICE CONNECTION.CONNECTION LOAD IS 680 MBH. TOTAL CONNECTED LOAD IS 680,000 BTU 618 CU/FT. HR. HOUSE PRESSURE IS 7" W.C.NOTE #3: PROPOSED 6" SANITARY SEWER CONNECTION.NOTE #4: PROPOSED 1,000 GALLON BELOW GRADE GREASE INTERCEPTORWITH 2 MANHOLES.NOTE #5: PROPOSED 1 1/2" CTS, HDPE, SDR9 C5-200 PSI WATER SERVICECONNECTION.NOTE: #6: CONNECT ALL BUILDING AND CANOPY DOWN SPOUTS TO STORM SEWERSYSTEM.REFER TO CIVIL PLANS DONE BY FARNSWORTH GROUP.Utility NotesMisc. #1:DUMPSTER AREA 6' HEIGHT CHAIN LINK W/VINYL SLATES4-6' GATES AND 3' SERVICE GATEMisc. #2PYLON SIGN3 PRODUCT PRICE SIGN HEIGHT 26'-8" @ 93.23 Sq. Ft.Misc. #3O4 - BUILDING HEIGHT: @ 20'-8"Misc. #4CANOPY HEIGHT: @ 20'-7"Misc. NotesLot 1, Block 1, Mississippi Ridge, according to the recorded plat thereof, and situate inSherburne County, Minnesota.SURVEYORS LEGEND:E OHEHYDRANTSANITARY MANHOLEMONITORING WELLGATE VALVEPOWER POLELIGHT POLECATCH BASINSIGNDECIDUOUS TREECONIFEROUS TREESHRUBPEDESTALGUY WIREBOLLARDPOWER BOXFENCESTORM SEWER LINESANITARY SEWER LINEWATERMAINOVERHEAD ELECTRICUNDERGROUND TELEPHONEUNDERGROUND FIBERUNDERGROUND ELECTRICUNDERGROUND GAS LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTBUILDINGE UGTESTE FOLE UGEEGESSEWEFEFWSURVEYORS BENCHMARK INFORMATION:BENCHMARK #1:Use top nut of hydrant located to the NW of the subject property.. Elev:882.34BENCHMARK #2:Finish floor elevation of the building to the north of subject property. Elev:883.52 Elk River, MN 04 Flat Roof . 5"'CASEY'S" Channels . 5' House Logo = 3 Product Special Monument CASEY'S GENERAL STORE SIGN PACKET RECEIVED AUG 01 2017 Building (04 Flat Roof) Sign u Sign Type Location Dimensions Illumination Bottom Top Width Height Area Ft2 1 "CASEY'S" Surface Building Front Internal 12'8" 17'S" 2113-15/16" 5'0" 44.15 2 House Logo Surface Building Front Internal 12'8" 17'8" 72-1/8" 5' 0" 17.485 173-1/2" 21'3-1/2" 5'8-7/8" 4'0" 17.485 S House Logo Surface Canopy Front Internal 17'3-1/2" 21'3-1/2" 5'8-7/8" 4'0" 17.485 Total 94.195 Canopy Sign # Sign Type Location Illumination Dimensions Bottom Top Width Height Area Ft' S House Logo Surface Canopy Side Internal 173-1/2" 21'3-1/2" 5'8-7/8" 4'0" 17.485 S House Logo Surface Canopy Side Internal 173-1/2" 21'3-1/2" 5'8-7/8" 4'0" 17.485 S House Logo Surface Canopy Front Internal 17'3-1/2" 21'3-1/2" 5'8-7/8" 4'0" 17.485 Total 86.695 Monument Sign (3 Product - UNION CITY, TN) I Dimensions Sign # Sign Type Location Illumination Bottom Top Width Height Area Ftp 6 Price Sign Freestanding Street internal 5'4" 9' 5" 77-1/2" 4'1" 31.14 Total 31.14 SIGNS 1, 29 31 4 © 0 _nice. oas.- C644'bCSSY'S. r CSSET'S SIGNS 4, 5 \_ll i 7: 747L QUAD CASEY'S DRAWN ; Y: DATE J.y3' • n:' CLARK 06-01-1 SIGN 6 SIGN TYPE HEIGHT WIDTH TOP BOTTOM BOX FTz TRUE FT PRICE SIGN ISURFACE 4'-1" 1 7'-7.5" 9'-5" 5'-4" 31.14 FT 31.14 FT TOTAL AREA 31.14 FT PRICER NOTES: • 10" RED & GREEN LED • STATIC LABELS: UNL E-15, SUPER UNL, PREM UNL, DIESEL • DIESEL ON THE RIGHT, BOTH SIDES OTHER NOTES • CABINET IS BLACK IN COLOR • 300' WIRELESS KEYPAD RANGE CASETS UNLEADED PREM UNLDIESEL 3. V O . G 3.GG9 XE_ Q O O v N gE V ELK RIVER, MN HWY 10 & 171 ST AVE DRAWN BY: DATE: J. CLARK 07-24-17 T-2 1/8" SIGN 2 GRAPHIC DETAIL SCALE: 1/2" = 1' 0" LOGO PROFILE SCALE: 3/4" = T-0" NOTES: - EXTERIOR FINISH: PAINTED TO MATCH PMS 313 BRONZE - INTERIOR FINISH: PAINTED REFLECTIVE WHITE - FACE REMOVABLE FOR SERVICE ACCESS - U.L. LISTED - ELECTRICAL: 120 VOLTS / AMPS TBO - SQUARE FOOTAGE: BOXED = 35.89 ACTUAL = 27.32 Uustomer, Date. Prepare0 ey: Yore: cdamµn rca0¢eanNmven gupvmytlamaw�gaatsmlxxFMsuuzdows�Cnrrc DISTRIBUTED BY SIGN UP COMPANY CASEY'S 1/4/17 CM a'e+�rcaeso�rsaemmiatc8aepm�EeuemreaBtsma¢nat:re�nmtlisaa.KyraNmoo>_ P A/^� 70o 21st Sveet Southwest Location. File Name: Eng: persona rs o ■ V PO Box 210 ANKENY,[A 152451-36"AND 60" LOGO C -PRINTS SIGNS I LIGHTING I IMAGE 1.800.843.9888.te;town, SO 01-0210 1.800.843.9888 • www.personasigns.00m CASEY'S 5 X 7 CHANNEL LETTER LOGO SPECIFICATIONS NO PART/DESCRIPTION 1 .040" x 8" PREFINISHEO BRONZE ALUMINUM RETURNS 2 .063" ALUMINUM BACK 3 3/4" ROUTED RETAINER; FACE PAINTED BLACK, RETURN PAINTED BRONZE 4 LEO POWER SUPPLIES AS REQUIRED 5 WHITE LED'S AS REQUIRED (LUMEN OUTPUT = 335 NITS) 6 ELECTRICAL OUT PROVISION: THRU BACK, CENTER 7 DRAIN HOLES AS REQUIRED 8 MOUNTING HARDWARE AS DETERMINED BY SITE CONDITIONS 9 1/8" 7328 WHITE ACRYLIC FACE 10 3M 3630-59 BROWN TRANSLUCENT FILM MST SURFACE) 11 3M 3630-22 BLACK TRANSLUCENT FILM 0ST SURFACE) 12 3M 3630-33 RED TRANSLUCENT FILM MST SURFACE) 13 3M 3630-015 YELLOW TRANSLUCENT FILM 0ST SURFACE) NOTES: - EXTERIOR FINISH: PAINTED TO MATCH PMS 313 BRONZE - INTERIOR FINISH: PAINTED REFLECTIVE WHITE - FACE REMOVABLE FOR SERVICE ACCESS - U.L. LISTED - ELECTRICAL: 120 VOLTS / AMPS TBO - SQUARE FOOTAGE: BOXED = 35.89 ACTUAL = 27.32 Uustomer, Date. Prepare0 ey: Yore: cdamµn rca0¢eanNmven gupvmytlamaw�gaatsmlxxFMsuuzdows�Cnrrc DISTRIBUTED BY SIGN UP COMPANY CASEY'S 1/4/17 CM a'e+�rcaeso�rsaemmiatc8aepm�EeuemreaBtsma¢nat:re�nmtlisaa.KyraNmoo>_ P A/^� 70o 21st Sveet Southwest Location. File Name: Eng: persona rs o ■ V PO Box 210 ANKENY,[A 152451-36"AND 60" LOGO C -PRINTS SIGNS I LIGHTING I IMAGE 1.800.843.9888.te;town, SO 01-0210 1.800.843.9888 • www.personasigns.00m INSTALLATION INSTRUCTIONS PLEASE READ COMPLETELY BEFORE ASSEMBLY IMPORTANT NOTE ' This sign is designed for repeated changing of inserts and must be securely fastened to the wall in order to open and close the spring loaded frame members. • USE CAUTION WHEN CLOSING SNAP FRAME MEMBERS! Hold frame by outer edge and keep finger tips away from poster grip edge. TOOLS NEEDED * Bubble type level(or string line) for sign positioning. • Pencil for hole location marking. • Drill with 5/16" masonry bit for masonry application only. • 7/32" Metal drill bit for hole in ' Phillips screwdriver. PARTS LIST (A] Snap frame with metal backer STOUT, I I A • DWISION • OF • WOW • INDUSTRIES FOR ASSISTANCE CALU 1-800-325-8530 SNAPFRAME WALL SIGN 98.25" 26.1 SQ FT TOTAL inside dimensions = (96"x36") outside dimensions = (98.25"x38.25") STEP-BY-STEP INSTALLATION PROCEEDURE 1O Open ob four sides "i the snap frame by pulling the inside edge of the frame up and out (see figure 1). QMark hole locations on the inside of the Extrusion at the locations shown to the left. Holes should be drilled in the location indicated in Figure 2. Use a 7/32" drill bit to drill the holes for a X10 screw. O Hold sign against the wall in desired position and mark g9hole locations on the wall throSlGNulAl15T holes In the frame. BE CURED M THE WALT WITH ALL i61 H01 FS. ® Set sign aside and drill or punch starting holes Into wall. inn plum ry (where drill 5/1 j oles into mortar where ossi le op lpin 2" deep and insert lead ex Fth the anchor until end is flush with the wall. SO Hold sign against wall, align all holes and secure with screws. If you are going into wood or metal, you can still use a No.10 screw. But make sure to use the appropriate one for the material you fasten to. FIGURE 2 — L d MASONRY INSTALLATION ICZ01081 INSTALLATION INSTRUCTIONS PLEASE READ COMPLETELY BEFORE ASSEMBLY IMPORTANT NOTE • This slgn Is designed for repeated changing of Inserts and must be securely fastened to the wall In order to open and close the spring loaded frame members. • USE CAURON WHEN CLOSING SNAP FRAME MEMBERS] Hold frame by outer edge and keep finger tips away from poster grip edge. TOOLS NEEDE • Bubble type levelor string line) for sign post toning. • Pencil for hole location marking. • Drill with 5/16' masonry bit for masonry application only. • Phillips screwdriver. PARTS LIST [A] Sign face with snap frame [B] #10 x 1-3/4" tapping screws (e) [C] #10-12 x 1" lead anchors (B) STOUT® sign rom;bany A • DIVISION • OF • *TOM • INOUSTRIR! FOR ASSISTANCE CALL, 1-800-325-8530 SNAPFRAME WALL SIGN M — FIGURE 2 — 46.25" LEAD - FIGURE 1 - OPENING FRAME MEMBERS WOOD OR SHEET METAL INSTALLATION 92 9.72 SQ FT TOTAL inside dimensions = (28"x44") MASONRY outside dimensions = (30.25"x46.25") INSTALLATION MASONRY WALL SIGNS 4 U Open all four sides of the snap frame by pulling the inside edge of the frame up and out (see figure 1). O Hold sign against the wall in desired position and mark hole locations on the wall through holes in the frame. Q3 Set sign aside and drill or punch startlnq holes Into wail: n woad DL sheaf metal walls use 1-3/4 tapping screws only. On drill 5/16" holes into mortar w ere Fossils) op rax. 2" deep and Insert lead ex ansPon anchor until end is flush wrih the wall. ® Hold signagainst wall, align all holes and secure with screws. STDI-029 2/2.,04 GRAPHIC DETAIL SCALE: 3/4" = 1' ®® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® ® . ® . LED DETAIL SCALE:NTS Customer: Date: Ptepated By. No CASEY'S 7/13/11 TrT Location: Pile Name: VARIOUS 1000-4X3 SF 3630-22 BLACK 3630-59 BROWN 3630-33 RED 3630-015 YELLOW 3630-22 BLACK 3/16" WHITE ACRYLIC .040 x 5"ALUMINUM RETURN PREFINISHED BRONZE /WHITE TRIMCAP 1' JEWEUTE 313 BRONZE GELCORE TETRA MAX LED: AS REQUIRED E.O. 11W 7328 WHITEACRYLIC DRAIN HOLES SIGN 5 INTERNAL POWER SUPPLY 63 ALUMINUM BACK CROSS SECTION SCALE: NTS ACTUAL SURFACE AREA = 17.485 SQ FT a. eNSe�uxdoauCxvc DISTRIBUTED BY SIGN UP COMPANY w 5'uMowg xillkmde. 700 21st Sueet Southucst fl O PO Box 210 Eng: m SIONMAKERS11MASESO/[REBS Ws., SO 57201-0210 1(800) 843-9888 • su wpersoae-inc.com PLANNED UNIT DEVELOPMENT AGREEMENT FOR MISSISSIPPI RIDGE THIS PLANNED UNIT DEVELOPMENT AGREEMENT (PUD Agreement), made and entered into this 26day ofQ�, 2001, by and between the CITY OF ELK RIVER, a municipal corporation organized under the laws of the State of Minnesota (the City) and Scott Powell, an individual (the Developer); WITNESSETH: WHEREAS, Developer has made application to City for approval of a Conditional Use Permit to develop a mixed use project consisting of eight commercial and 22 residential lots (the Project) as a Planned Unit Development, pursuant to Sections 900.12(15) and 900.42 of the Elk River City Code of Ordinances, on certain property located within the City and described on Exhibit A attached hereto (the Subdivision); and WHEREAS, the City Council of the City of Elk River (the City Council), on March 19, 2001, approved a Conditional Use Permit for the Project, subject to a number of conditions; and WHEREAS, one of the conditions of the approval of the Conditional Use Permit is that Developer enter into a Planned Unit Development Agreement (PUD Agreement) with City to be approved by the City Council; and WHEREAS, the purposes of the PUD Agreement are to set forth the standards, uses and procedures for development of the Project as a Planned Unit Development; NOW, THEREFORE, in consideration of the premises and the mutual promises and conditions hereafter contained, it is hereby agreed as follows: 1.) Warranty of Developer - Developer hereby warrants and represents to City, as inducement to City's entering into this PUD Agreement, that Developer is the fee owner of all of the properties located within the Subdivision. Developer further represents that it intends to sell some of the parcels within the Subdivision to third parties unrelated to Developer (Third Parties). This Agreement shall be binding on Third Parties. 2.) Development - The Project shall be developed in accordance with the following plans attached as exhibits hereto, as the same may be amended as a part of the final plat approval process for the first phase or future phases or as an amendment to the Conditional Use Permit for the Project: Exhibit C Final Plat Exhibit D Grading/Drainage and Erosion Control Plan Exhibit E Wetland Mitigation Plan Exhibit F Tree Preservation Plan Exhibit G Landscape Plan 3.) Uses — (01) Permitted Uses — The following uses shall be allowed as permitted uses within the Project, subject to the approval process set forth in paragraph 4: Owner occupied townhomes Governmental, business, and professional offices Retail shops and stores Personal service establishments Financial institutions Non-profit clubs, lodges, or halls Veterinary clinics Convenience stores Garden centers (02) Conditional Uses — The following uses shall be allowed as conditional uses within the Project: Amusement and recreation uses Hotels and motels 2. SAPLANNING AGREEMMMiss Ridge PUD.DOC Licensed daycare facilities Educational uses Motor vehicle service stations Motor vehicle specialty shops Car washes Restaurants (Class I and II) On -sale liquor establishments Retail sale of gasoline Zero lot line development 4.) Approval by Cit X - City hereby approves the Project as shown in the attached exhibits provided, however, that insofar as the exhibits vary from the written terms of this PUD Agreement, the written terms shall govern. This approval is subject to the requirement that final plat approval be obtained and the City Council's right to attach such conditions, as it deems appropriate to the final plat approval. 5.) Public Improvements - Public Improvements for the Project shall be installed and paid for as provided by the terms of the Developer's Agreement entered into between Developer and City. Any violation by Developer of the terms of the Developer's Agreement shall be a violation of this PUD Agreement, and shall be grounds for City invoking against Developer the remedies provided by this PUD Agreement, including denial of site plan review or approval for one or more of the lots in the Project. 6.) Maintenance of Project Areas - (01) Homeowners Association - Developer shall provide the City with copies of the Homeowners Association legal documents for review and approval by the City Attorney. Such documents may include, but are not limited to, Articles of Incorporation, Declaration, Bylaws, and Preliminary Budget. (02) Maintenance Agreements - Developer shall provide evidence of satisfactory provision for control and maintenance of jointly used or commonly owned parking, drainage and landscaped areas within the Project. Reciprocal parking and access easements shall be provided to and approved by the City Attorney prior to the issuance of certificates of occupancy so as to insure satisfactory control, ownership and maintenance. These agreements shall provide that the Developer and its successors shall be obligated to maintain all common areas, drainage areas, outlots and landscaping in the Project. 3. 5:\PLANNINGIAGREEMTS\Miss Ridge PUD.DOC (03) Enforcement - Failure of Developer or a Third Party to meet its maintenance obligations under this paragraph will be grounds for City to invoke against that party any remedy which City has under this PUD Agreement. 7.) Remedies - Should Developer or a Third Parry breach any of the terms and conditions of this PUD Agreement, and if such breach is not cured within thirty (30) days after written notice, or if such cure shall reasonably require longer than thirty (30) days to cure, within such longer period as shall be reasonably necessary to cure such breach, provided Developer or the Third Parry commences cure within such thirty (30) day period and diligently proceeds to cure such breach thereafter, City shall have any or all of the following remedies against the party who has breached: (01) Withhold issuance of building permits or certificates of occupancy for any structure within the Project; (02) Halt construction on public improvements not commenced or not completed; (03) Institute prosecution of Developer or the Third Party under the relevant provisions of the City Zoning Ordinance; (04) Draw upon any financial security provided the City to assure compliance; (05) Institute a civil action to compel compliance or recover damages or both. 8.) Additional Specific Conditions — The conditions set forth in the City Council's approval of the Conditional Use Permit for the Project and in Resolution No. 00 - 39 attached hereto as Exhibit B, approving the final plat of the Project, are specifically incorporated into this PUD Agreement and made a part hereof. Violation of any of the conditions set forth in this Resolution shall be a violation of the terms of this PUD Agreement. 9.) General Conditions - If Developer or a Third Party fails to comply with any of the provisions hereof, City may refuse to issue to the Party in breach a building permit or certificate of occupancy for any lot or parcel in the Project. Developer agrees to advise purchasers of any lot or parcel within the Subdivision of the existence of this PUD Agreement and the obligations and restrictions created herein prior to the completion of a sale. Further, Developer agrees to save and hold City 4. SAPLANNINGLAGREEMMMiss Ridge PUD.DOC harmless from any and all claims or actions arising from the right to withhold the issuance of such permits and certificates and from other provisions hereof. 10.) Binding Effect - The terms and provisions hereof shall be binding upon and inure to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all Third Parties or other future owners of all or any part of the Project, and shall be deemed covenants running with the land. This agreement shall be placed of record so as to give notice hereof to subsequent purchasers and encumbrancers of all or any part of the Project, and all recording fees, shall be paid by the Developer. 11.) Severable - In the event that any portion of this PUD Agreement shall be held invalid for any reason, the same shall not affect in any respect whatsoever the validity of the remainder of this PUD Agreement. 12.) Waiver - Any waiver, whether express or implied, by any parry of a breach of any provision of this Agreement, will not operate as or be construed to be a waiver of any subsequent breach of this Agreement. 13.) Notices - All notices and demands specified herein shall be deemed appropriately and timely given when delivered personally or deposited in the United States Main to the addresses hereinafter set forth by certified mail (return receipt requested). The addresses of the parties hereto are as follows until changed by written notice given as above: If to the City at: If to the Developer at: City of Elk River Attn: City Administrator P.O. Box 490 13065 Orono Parkway Elk River, Minnesota 55330 Scott Powell 17219 Highway 10 NW Elk River, MN 55330 14.) Incorporation by Reference - All plans, special provisions, proposals, specifications and contracts made or to be made pursuant to this PUD Agreement shall be and hereby are made a part of this PUD Agreement by reference as fully as if set forth herein in full. 15.) Entire Agreement - This PUD Agreement, together with the exhibits attached hereto, sets forth the entire understanding between the parties, there being no terms, conditions, warranties or representations other 5. SAPLANNINGAGREEMTS1Miss Ridge PUD.DOC than those contained herein, including the exhibits hereto, and no amendments hereto shall be valid unless made in writing and signed by all the parties hereto. A S:IPLANNINGIAGREEMTS\Miss Ridge PUDDOC IN WITNESS WHEREOF, the City and the Developer have caused this PUD Agreement to be duly executed on the day and year first above written. STATE OF MINNESOTA ss. COUNTY OF SHERBURNE CITY OF ELK RIVER Its: City Clerk The foregoing instrument was acknowledged before me this w day of \, 0001 , by Stephanie Klinzing and Sandy A. Peine, the Mayor and Cily Clerk, for the City of lk River, Minnes a. STATE OF MINNESOTA TINA M. ALLARD SS.LR, NCTARY PUBLIC •MINNESOTA COUNTY OF SHERBURNE My commission Expires JW. 91. ZM foregoing instrument was acknowl��ged before this day of (�, ��> ee�ttby r ..moi• r. r 7. SAPLANNINGIAGREEMTS\Miss Ridge PUD.DOC THIS INSTRUMENT WAS DRAFTED BY: GRAY, PLANT, MOOTY, MOOTY AND BENNETT PETER BECK 3400 CITY CENTER 33 SO SIXTH STREET MINNEAPOLIS MN 55402 S. SAPLANNINGIAGREEMMMiss Ridge PUD.DOC rr trrtr: LU. 11'44... reU D w 1,-44 r. U4 MTSSISSIPPI RIDGE Development Standards 1) Facades and Exterior Walls Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings should incorporate recesses, off- sets, pilasters or angular forms so that no uninterrupted length exceeds 50 feet. The wall projection or recess should be a depth of approximately 3% of the length of the uninterrupted building length. Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. The features should be an integral part of the building fabric, and not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. Fagade colors should be subtle, neutral or earth tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building which are visible from adjoining properties or public streets shall include certain design elements found on the front facades. Predominant exterior facade materials should include, but not be limited to, one or more of the following: • Brick • Native Slone • Tinted, textured, integrally colored concrete masonry units. • Stucco • Tilt -up panels with exterior facades as referred to in the above standards. Predominant exterior building materials shall not include the following: • Smooth faced concrete block. • Smooth faced or raked faced tilt up concrete panels. • Prcfabricated steel panels 2) Entryways Entrances should be clearly defined and visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over doors, peaked roof forms, display windows, architectural details such as tile work and moldings which are integrated into the building design. "NAL APPROVED PLAN mp cab (1) PFEFFER CO. IPIC. 3) Li htin F,ax:612-42` 2813 Feb S '04 117:49 P.07 General site and street lighting (excluding general parking lot lighting) shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with pedestrian and general site lighting. Gcncral parking lot lighting shall be at a height no greater than 30 feet. Poles and fixtures shall he of a design that compliments the street and general site lighting standards and fixtures. 4) Loading? Areas Trash Collection and Outdoor Storag=e Loading docks, truck parking, HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within an enclosure constructed of the same materials and colors as those useOutdoor areas used d in the building. for the sale and / or display of seasonal inventory shall be permanently defined and screened with walls and / or fences and landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5% of the ground floor area of the building. 5) Canopies Canopies located over pump islands are allowed provided the architectural design, colors and character of the canopy shall be consistent with the principle building on site. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. 6) Signage Signs shall be an integral part of the overall architectural design of a building and the project, rather than contrasting with it. They must consist of materials and design which compliments the architectural elements of the building and project. Signs must not be visually distracting or tend to dominate by means of location, size, color or lighting. All signs shall be internally illuminated. All freestanding signs shall be setback a minimum of 10 feet from all property lines and shall not obstruct visibility or encroach in any drainage or utility easements. 7) Monument Signs for Freestanding Sites Each of the freestanding buildings within Mississippi Ridge will be allowed to have a freestanding sign. The freestanding sign must he a monument style with a maximum height of r 0 o avid a maximum area of 100 square feet. The sign shall be constructed of brick or face Zd it may include decorative brick and / or decorative glazed block accents. (2) INS. rfl;:=b1L-4r 2':2.j reo o 'V4 is •.:)V r". J4 g) Wall Sins for Freestanding Sites Wall signs for each freestanding building must consist of individual letters and shall not have a principal building abuts 2 morc than 1 wall sign for each principle building, except that where or more public streets, 2 wall signs will be allowed. Awning signs and and opy signs shall not be canopies over gas pumps, shall be included as wall signs. Awning i ni g and f the canopy o e building wall, illuminated. The sign area shall not exceed seven (7) p including doors and windows, to which the sign is to be affixed. 9) Multi nant Buildinas ng 1 (One) Wall sign per tenant unless the building faces 2 (two) ° ��1rsisetWa 1 signs will have faces 2 (two) or more streets each tenant can have up to 2 (two) gn individual letter height of not more than 24 (twenty-four) inches. 10) Other Signs All other signage that may occur within Mississippi Ridge and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. All requests which are not consistent with conditions, character and intent of the Mississippi Ridge PUD may be denied by the city. 1 i) Landscaping All landscaping plans must be approved by the City of Elk River. The approved plans must include a functional underground irrigation system for the property. 12) Mail Boxes All mail boxes must be consistent in material, size, color and shape as those mail boxes used by the Mississippi Ridge residential townhomes. 13) Seller Approval The Buyer must agree to an architectural review by Seller of all building(s) and site plan proposed for the property prior to the commencement of any type of construction on the property. S MEMORANDUM TBPLS Firm No. 10074302 Date: September 12, 2017 Re: Traffic Assessment – Proposed Casey’s General Store, Elk River, MN File 0013413.00 To: Jon Schuette, RLS, Design Tree Engineering & Land Surveying From: Stephen J. Manhart, P.E., PTOE, PTP Westwood Professional Services has been asked to provide a traffic assessment of a proposed Casey’s General Store site west of TH10/169, north of 171st Avenue and east of Yale Street NW in Elk River, MN. This assessment involved the consideration of the traffic potentially generated by the site and identification of potential impacts to the surrounding land uses. It is noted that no traffic counts were taken at intersections near the site, nor were any traffic operational models generated to analyze future conditions. This assessment is based on a professional traffic engineering review of the site plan as well as existing conditions of the roadways, existing traffic control and nearby land uses. The following geometric and existing traffic control factors have been noted:  The site is located east of the existing residential townhomes of Mississippi Ridge.  The site is location north of an existing SuperAmerica station on the south side of 171st Avenue.  171st Avenue has an existing median that extends west from TH 10/169 to the intersection with Yale Street NW.  The residential townhomes of Mississippi Ridge are accessed by Yale Court, which runs parallel to Yale Street NW, but are separated from Yale Street by a landscaped median.  The intersection of TH10/169 & 171st Avenue NW is signalized.  The intersection of 171st Avenue NW & Yale Street NW is controlled by stop signs on Yale Street.  Traffic on Yale Court approaching Yale Street is also controlled by a stop sign.  The posted speed limit on Yale Street NW is 30 mph. All streets where speed limits are not posted are controlled by the statutory 30 mph speed limit. September 12, 2017 Page 2 The following trip generation factors are noted regarding the proposed development:  There are six pumps (twelve pumping positions) proposed at the Casey’s site, and no car wash.  This translates into a daily trip generation of approximately 1,954 trips per day (977 inbound and 977 outbound trips per day), based on the rates found in the ITE Trip Generation Manual, Ninth Edition for ITE Code 945.  This translates into an a.m. peak hour trip generation of approximately 122 trips per hour (61 trips inbound and 61 trips outbound), based on the rates found in the ITE Trip Generation Manual, Ninth Edition for ITE Code 945.  This translates into a p.m. peak hour trip generation of approximately 162 trips per hour (81 trips inbound and 81 trips outbound), based on the rates found in the ITE Trip Generation Manual, Ninth Edition for ITE Code 945. The City has an existing plan in place for this area, as noted below:  This site is guided for Service/Commercial Land Use under the City’s Focused Area STudy (FAST) Plan1.  The FAST Study also discusses the future development and infrastructure plans for the area southeast of the TH169/TH10 Interchange. The study discusses the future plans and land use guidance for the intersection of 171st Avenue & TH10/169 and surrounding area. These plans all agree that the Service/Commercial Land Use should act as a buffer between the Existing Residential area of Mississippi Ridge townhome neighborhood and the highway.  Concept Evaluation of the area in the FAST Study show the intersection of TH 10/169 & 171st Avenue either remaining a signalized intersection or becoming the location of a future interchange. A second signalized intersection with TH10/169 may be constructed further to the south of this area. If an interchange were to be built, the study recommends consideration of lowering the alignment of TH 10/169 so as to preserve the adjacent land uses. From a traffic engineering perspective, here are factors to consider:  The site plan indicates no access directly onto TH 10/169.  The site plan shows a right-turn inbound only access from westbound 171st Avenue.  The site plan shows the only full access driveway proposed along Yale Street north of 171st Avenue.  No median break is proposed along 171st Avenue, so as to preserve the full length of the eastbound left turn lane approaching TH10/169. 1 171st Avenue Focused Area STudy, prepared by Hoisington Koegler Group, Inc., for the City of Elk River, MN, June 2, 2010. September 12, 2017 Page 3 From traffic engineering and transportation planning perspectives, the proposed land use and access to and from the site appear to be appropriate. While the land use is adjacent to townhomes, the residential access and property are separated from Yale Street by its own street and a landscaped median. Residential access is by way of Yale Court, and does not directly conflict with Yale Street traffic. That physical barrier protects residents from direct interaction with the development traffic. The presence of the auto parts store to the north of the proposed site and the existing SuperAmerica gas station to the south of 171st Avenue should provide clues that the area where Casey’s is planning to go is already zoned for Service / Commercial land use. While there is nothing on the Casey’s site now, it is short-sighted to think that the vacant parcel will remain that way forever. Land owners are within their rights to develop on that property, as long as they are within the limits of the land use plan. Therefore, the proposed Casey’s General Store appears to be an appropriate use from a traffic safety and operations standpoint to build on the site. The developers are not requesting direct access onto TH10/169. There is a median to the south of the site, so access on 171st Avenue is a right-in only. There is a median on the west side of Yale Street, so Casey’s traffic will not directly impact the residential area. Further, the intersection of TH10/169 & Yale Street is signalized, which means the traffic access to and from the highway can be better managed. While there may be plans to construct an interchange at the intersection of TH10/169 & 171st Avenue or some other location, it is clear that the framework for development laid out by the FAST Study directs Service/Commercial land use at the Casey’s site, and that the existing infrastructure will be adequate to serve it. NOTE #24PROPOSED UB2CASEY'S BUILDING39'-5" x 86 '-0"14' x 54' LOADING AREASIDEWALKLCSIDEWALKNO PARKINGH.C. PARKINGBOLLARD (TYP.)SIDEWALK9'x20 '9'x20'8'8'5'H.C.SIGN136'NOPARKINGSIGNSIDEWALK1465PROPOSED28'x20'DUMPSTERRECYCLE AREA7121110984321171ST AVENUE (100' ROW)YALE STREET NW (60' ROW)US HWY 10, 52 & 169 (225' ROW)EXIST. ELECTRIC MANHOLEN20° 38' 31"W 161.82'N74° 55' 43"E 212.37 'R=244.16'Δ=006°35'43"L=28.11'N83° 19' 55"E 98.22'N89° 55' 40"E 69.14R=7674.55 Δ=001°46'28" L=237.66'R=335.00'Δ=006°36'55"L=38.68'EXIST. SIGN(MILE MARKER)EXIST. SIGN (MEDIAN)EXIST. SIGN (ONE WAY)EXIST. SIGN(30 MPH)EXIST. BITUMINOUS PAVEMENT 30MPH SPEED LIMIT (GOOD CONDITION)EXIST. BITUMINOUS PAVEMENT 30 MPHSPEED LIMIT (GOOD CONDITION)EXIST. BITUMINOUS PAVEMENT 55MPH SPEED LIMIT (FAIR CONDITION)5' DRAINAGE AND UTILITY EASEMENTCONTROLLEDACCESS10' DRAINAGE AND UTILITY EASEMENT10' DRAINAGE AND UTILITY EASEMENT10' DRAINAGE AND UTILITY EASEMENTPROPOSED 25'RIGHT-IN ONLYAPPROACHPROPOSED APPROACHMISC. NOTE: #2PROPOSEDSTANDARD3-PRODUCTPYLON SIGN87'-8"35'-0"39'-2"62'-2"30'-0"30'-0"74'-6"6'86'-0"6'39'-10"10'-0"39'-5"9'-6"65'-0"30'-0"46'-7"37'-2"49'-10"42'-0"NOTE #24CCDDDFFGCURBCURBCURBCURBCURBCURB3A4PROPOSED 66' x 84 ' GAS CANOPY15161718NTSVICINITY MAPNOTE:1.RELATED SHEETS: FOR ADDITIONAL INFORMATION NOT DIRECTLY REFERENCED, SEE CIVIL PLANS DONE BY DESIGN TREE ENGINEERING:General NotesGASOLINE PUMP PARKING SPACES (DO NOT PAINT LINES OR OTHERWISE MARK)MARKED PARKING SPACES (PAINT LINES AS INDICATED)5Legal Description:32V1FILL CATCH BASIN W/ DROP TUBE OVERSPILL PROTECTION (TYP.)TURBINE ENCLOSURE TYP. CONTAINS; SUB-PUMB W/LINE DETECTION,TANK PROBE FOR FUEL MONITORING, INCLUDING THE INTERSTITIALSENSOR AND TANK SUMP SENSORVENT EXTRACTOR W/VAPOR RECOVERY/SPILL CONTAINMENTSUMP SENSOR @ EACH DISPENSER.FU.G.S.T. NotesNOTICE: ALL WORK IN/ON THE R.O.W. AREA IS SUBJECT TO THE CITY OFELK RIVER & MND.O.T. APPROVAL AND SPECIFICATIONS.CBAKeyed Construction NotesPROPOSED 45' RADIUSPROPOSED 25' RADIUSPROPOSED 15' RADIUSPROPOSED 10' RADIUSPROPOSED 5' RADIUSTIE INTO AND MATCH EXISTING CURB AND FLOW LINE.2% MAX. CROSS-SLOPE IN SIDEWALK AREA.DETECTABLE SIDEWALK MAT. VERIFY WITH CITY.LegendGeneral Construction NotesSITEPLANAL-101ELK RIVER, MN.06.16.171" = 20'Site Layout PlanA1AREA LIGHTS (6 SHOWN)REFER TO LIGHTING PLAN RL-4705-S1DONE BY RED LEONARD1.)2 - 30,000 GALLON DOUBLE WALL FIBERGLASS CONTAINMENT SOLUTIONS TANKS.TANK 1 - 22,000 GALLON (87E) 10'-6" x 40'-2.5" (SPLIT 22,000 / 8,000)TANK 2 - 14,000 GALLON (DIESEL) 10'-6"x27'-10" (SPLIT 14,000 / 8,000 / 8,000) TANK 3 - 8,000 GALLON (91E) 10'-6" x 18'-8.75"TANK 4 - 8,000 GALLON (91C) 10'-6" x 18'-8.75"TANK 5 - 8,000 GALLON (91C) 10'-6" x 18' - 8.75"2.)TANK SETTING DETAILS PAGE QF-3013.)FILL PIPE AND MANHOLE DETAIL PAGE QF-3014.)CIRCUIT BREAKER PANEL PAGE E-5015.)REFRIGERATION WIRING PAGE QR-601, QR-602, QR-6036.)GILBARCO WIRING PAGE QF-6017.)ISLAND SIZE - 3' x 5' W/DUAL GUARD PIPE8.)6 - GILBARCO 700 S DISPENSERS (BLENDED)4 = NG1 4 NOZZLES & 8 METERS EACH2 = NJ4 4 NOZZLES & 8 METERS EACH9.)ISLAND DETAILS PAGE AL-50110.)ISLAND CONDUIT DETAIL PAGE E-60211.)DO NOT PLACE PRODUCT PIPING UNDER ISLAND12.)18" MIN. FROM TANK PIPING TO FINISH SURFACE13.)SIGN BASE DETAILS PAGE AL-60114.)SIGN DETAILS PAGE AL-60115.)DRIVEWAY JOINTS TO BE PACKED & CAULKED16.)CONCRETE DRIVE TROWELED WITH LIGHT BROOM FINISH17.)CONTROL JOINTS - MIN. 100 sq.ft. - MAX. 125 sq.ft. - 25% DEEP18.)CONSTRUCTION JOINTS - PINNED 4' O.C. 12" EACH WAY WITH 1/2" REBAR #419.)APPROACHES TO BE 7" NON-REINFORCED OR AS PER STATE/CITY SPEC.20.)SLOPE MAX. 2% FOR BUILDING SIDEWALK, H.C PARKING 1:50 ALL DIRECTIONSALL ACCESS ISLE STRIPING AT 45 DEGREE ANGLE BEING MAX. 4' SEPARATION21.)RUN VENT LINES UP SEPARATE CANOPY COLUMN, VERIFY22.)VERIFY ALL UTILITY LOCATIONS AND DIMENSIONS.23.)CANOPY FOOTING: SIZE 6'-3" LENGTH x 6'-3" WIDTH x 3'-0" DEPTH.CONCRETE: MINIMUM COMPRESSIVE STRENGTH OF F'C-3000 p.s.i.CONCRETE REINFORCING: ASTM A-615 GRADE 60.REBAR CAGE: (8) #6 HORIZONTAL TIES LENGTH WISE TOP AND BOTTOM12" MAXIMUM SPACING.24.)ALL FUEL DISPENSERS FALL WITHIN A 100 FOOT RADIUS OF THE EMERGENCYSHUT-OFF SWITCH LOCATED ON A POST AT THE CURB; A SECONDARY SHUTOFFLOCATED INSIDE AT THE SALES COUNTER FOR THE CONVENIENCE OF STAFF.25.)IRRIGATION REQUIRED WITH RAIN SENSOR MOUNTED ON BACK RAILING OF ROOF.26.)AIR COMPRESSOR BOX, MOUNTED TO STEEL POLE, INSTALLED ON 3'x3' CONCRETE PAD30" FROM FRONT OF CURB. 110 VOLT-60HZ-5.5 AMP. 8 GAUGE MINIMUM RECOMMENDED.AREA TO BE SODDE4FGHSITEPSTPSTPSTPROPOSED SANITARY SEWER LINEPROPOSED WATER LINEPROPOSED GAS LINEPROPOSED STORM SEWER LINE5CONCRETE PAVING OR SIDEWALKS(29,514.32 SQ. FT.)SYMBOL INDICATES EXISTING UTILITY TO EXISTING STRUCTURE TO BE REMOVEDOR DISCONNECTED BY APPROPRIATE CONTRACTOR. VERIFY WITH UTILITYCOMPANY REPRESENTATIVE.One Convenience Blvd., P.O. Box 3001, Ankeny, Ia. 50021 515-965-6100CASEY'S CONSTRUCTION DIVISIONPROJECT:DRAWING INFORMATION:PUBLISHED:REVISED ON:DRAWING INFORMATION:CONSTRUCTION DIVISIONDRAWN BY:CHECKED BY:K.SCHULZE"O4" STYLE STORE (MINNESOTA)FLAT ROOFNOTE #1: PROPOSED ELECTRICAL SERVICE ENTRANCE.ELECTRIC 3 PHASE, 800 AMP., 120208 VOLTS, 4 WIRE.TELEPHONE 8 PAIR, 4 LINES.NOTE #2:PROPOSED 1.5" SCHEDULE 40 IRON PIPE GAS SERVICE CONNECTION.CONNECTION LOAD IS 680 MBH. TOTAL CONNECTED LOAD IS 680,000 BTU 618 CU/FT. HR. HOUSE PRESSURE IS 7" W.C.NOTE #3:PROPOSED 6" SANITARY SEWER CONNECTION.NOTE #4:PROPOSED 1,000 GALLON BELOW GRADE GREASE INTERCEPTORWITH 2 MANHOLES.NOTE #5:PROPOSED 2" COPPER WATER SERVICE CONNECTION.NOTE: #6:CONNECT ALL BUILDING AND CANOPY DOWN SPOUTS TO STORM SEWERSYSTEM.REFER TO CIVIL PLANS DONE BY DESIGN TREE.Utility NotesMisc. #1:DUMPSTER AREA 6' HEIGHT CHAIN LINK W/VINYL SLATES4-6' GATES AND 3' SERVICE GATEMisc. #2PYLON SIGN3 PRODUCT PRICE SIGN HEIGHT 26'-8" @ 93.23 Sq. Ft.Misc. #3O4 - BUILDING HEIGHT: @ 20'-8"Misc. #4CANOPY HEIGHT: @ 20'-7"Misc. NotesLot 1, Block 1, Mississippi Ridge, according to the recorded plat thereof, and situate inSherburne County, Minnesota.SURVEYORS LEGEND:E OHEHYDRANTSANITARY MANHOLEMONITORING WELLGATE VALVEPOWER POLELIGHT POLECATCH BASINSIGNDECIDUOUS TREECONIFEROUS TREESHRUBPEDESTALGUY WIREBOLLARDPOWER BOXFENCESTORM SEWER LINESANITARY SEWER LINEWATERMAINOVERHEAD ELECTRICUNDERGROUND TELEPHONEUNDERGROUND FIBERUNDERGROUND ELECTRICUNDERGROUND GAS LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTBUILDINGE UGTESTE FOLE UGEEGESSEWEFEFWSURVEYORS BENCHMARK INFORMATION:BENCHMARK #1:Use top nut of hydrant located to the NW of the subject property.. Elev:882.34BENCHMARK #2:Finish floor elevation of the building to the north of subject property. Elev:883.5208.31.1709.13.17 Conditional Use Permit Casey's Gas Station City of Elk *( ,=:,- Mi River 0 " . 'Mftg Alt 4 , . .� � �, +•,,� ,� �fir- �,, Its 06 75--679iw -102 .F.1 t �w 7 Casey's - - Eli ndi6 n l Use leer I t Case filo: CU 17-21 diver C Y Background ■ Located in the Mississippi Ridge PUD ■ Retail sales of gasoline require CUP ■ Convenience Stores are permitted use ■ Proposing 24 hour pay at the pump fuel ■ Convenience Store hours of Operation: ■ Monday-Sunday 5:00 a.m. — 12:00 a.m. C fks.: Setbacks ■ PUD permits zero lot line development ■ Proposing 10 foot side yard setback C Parking ■ Since PC meeting the building has been reduced by approximately 1 ,300 s f ■ 17 parking spaces required ■ 18 spaces shown on the site plan ■ No longer requesting spaces near pumps to count Landscaping ■ Located in Wild and Scenic River District ■ Provide screening from Yale St and Loading Zone 6v A 2123 + YJ he � ••,Poa> -244-16 N8456 E69,14 taT g55"E 982Y =006'75'43" msnrtft=335.60' J0 LOB°35'.55' 4743TAYENUE{100'ROWJn ao� • Signage ■ Monument sign and 2 wall signs permitted ■ Need to work with staff to comply with standards C eASEY'S UM PREM UNL ■ M `� R 2 1 CASEY'S mat sm¢ 3 4 PIPPFP�n! r �- C Traffic and Circulation ■ Right in along 171 "t Ave NW ■ Median breaks are not permitted ■ Entrance/Exit onto Yale Street ■ Traffic study concluded " . . . the proposed Casey's General Store appears to be an appropriate use from a traffic safety and operations standpoint to build on the site." ■ City Engineer reviewed assessment and concurs with the findings. 7,... Plan Changes Since PC ■ Building footprint reduced by 1,300 sf w ■ Gas canopy reduced by 2,000 sf ■ Removed 4 pumps (2 structures) ■ South entrance shifted west MSD ETI`1T'I�NSE'EN�'WN1sR� 1 1� }� � 1 1NN�E ewhR � 1 \ � w�y`u`,srE� sDE"I1;x• ,4 ° v+op Au . p6ctG� �_ rtP PARKING 1 • ING m ry' SSWu L ESTRIPED Q o \ Au DESIGNATED \ O ARSLLSING SS O l STAPNEIST , _ `3M BE STRIPED a A7^ aI Y� [�i 3DB 0 R % �7 ROTE Ado PRDPDSED T5' t RIGRTAN DNLY IO DPMMGE AND UTI—EASEMENT ® APPADAGX a - - ,-. A R=244.16' N89°55'40"E 69.14 N63°19' "E 96.22' O p=0063943" .N , 1 ANw, I , C CUP Requirements ■ Staff's analysis of the application shows compliance with all seven of the conditions required for approval of the CUP. C fks, Public Hearing ■ Several residents from the townhome association west of Yale Street spoke against the proposed gas station. ■ Concerns include traffic and safety, site lighting, headlights, parking, and distances from residential areas. ■ Applicant completed traffic study, reduced building size (parking needs) and pumps, lighting will comply with PUD, headlights are present with any use, c-store is 189' to residence, and canopy is 176' to nearest residence. c" 1 / M - a s •A A \ 11 asA�� •' a�• ,A�n A,� � ocmm tco ': ` s \al A D rb 1V Pu oaaw� p c \ O J 1>y 1[nll!® `41 S' •11tm,1 1 1 loop k-.� 1 _ c 4 (� UUU w ax arzw R=244.16' N69'SV WE 69.14 &-O()6*364T 4fo �. Y R +' h. l r'• Y L L L 1,, ti 'k, ti 'k, L, k. k. k, 1. k. k. k. L L L L. L. L. L. L L ti ti t, " " " is " is is is 1a " L 1. 6 L L L. L. k. _ L L i ti is to L i. . i. i. is is . L k. L L. L. kr L: L. L I pl L L i IW L L L Lc L L L L L L 6 L ti i. 1.. 1. _r W. L L u L L L L. L L i, hi L L is I- itis i, L L kms. ti 1. i i, i, i. 1a 1. 1. k. J is lu t L L L k, s. » L. M L 1. k. 'y, }_ lu 4 -„#{,.e..{+ !i.n'Yu 5 lu U L L L k. z. 1.r hs L L kq ti L,u y,�II kf L 1 '�0 I lir I 1r 1. 'L k, L, k. ti iia 13. #a i. #a is k.. k, L 1. 1. L 1. 1a i, 1. 1.. 1. t. 1: L t. 1. 1r iu lu A is L k, L L a. a. i. L. iay is U 1a 1r L U iu, 16. L. La iW L. lb. iu 14 1. IU A b L. L. L. k. 1. 1a 1r 1. 1. r i i k�i i r Y1y L r it 1s 1. k. L. L. L. L a. a. , er u L 1. 1. i. r5 41'Fr �r r IL, L *dr NF f,trti i. k�1 r9m h.%r kWr r L 1. L, 1. � fi , tF 1F I��I ki 'r rr'Y'a rrti r4 Y LY� Y4 Rpt T Y, `�ri @ I kti Y kt Y:N i O 3. I L L. L. L. L -� r1,rl,imiQi.rrrrrrrrm i ,rsrtnrrl,rl.rrrrrr %&3, .40.J I I L li Li L, 4 II'A ie-A i Wb Lrr i 4Fb,'1FL L. L. L, � rr,�k.riowr�rrk.k.r�r W W 4.. Wi, ti. 1a L hr L L L i t i V r i y L L. L. 4 I 1. 1.. L 1. 1. 1. Ts 'C. $a fur To. Rn T. T. U 1r L Su L L. L. L. 1. 1. ti, 1, i, 1. 1, 1, L 1a 1, sr 1. � S.. 1r Ti.r 3. L . L i. L. L. L. Lr p 1, i, L 1. 1. 1. L L L L W L L L L L 1 L. L. 6 L II L i. %. L i, 1. - 1. la L L L L L '--3 L. L. q Lr L L 1. 1. L i, t, L. 1. 1. 1.�7L--17- L L L L L. L. /L. L L L L 1, 1., i, 1. 1. 1. L r T. 1.. - _ L. L. �r .- .- .- L- t_ L- Y- L. .. tY��fOr�- .. .. L. y. C fks, Planning Commission ■ Recommended denial of the application by a 6-1 vote. ■ Does not meet condition one for approval of a CUP stating the gas station will detrimentally affect the use and enjoyment of the other property in the immediate vicinity. C Action Requested ■ Approve the CUP as the development was approved as a PUD with full understanding of the proximity of residential lots near the commercial properties (97' apart) along Hwy 10. ■ Should the Council deny the application, specific reasons shall be stated and staff should be directed to prepare a finding of fact denying the application for review on October 2, 2017. 1 5�t—INPf MISG��O� ®��R P59 1 1 1 � w,�`u,� �,�"":• ' � ° � ALL PEGtGE �_ rtP D€slcnw,EG 1 PARKING m ry' Suu ESLTRIPED Q pp ; o \ AU DESIGNATED � Q STALLSNEIST , BE STflIPEO C � 1 a A7^ aI 3DB 0 R % � 1 i 7 NOTE Ado PRDPDSED T5' t NN:XTaN DNLY W DPMMGE AND UT—EASEMENT ® APPADAGX No R=244.16' N89°55'40"E 69.14 Ng3°19' "E 96.22 O p=0063943" .N