6.5 \74
Item# 6.5.
'ty of MEMORANDUM
.lkRiver TO: Planning Commission
FROM: Brady Halverson, Planning Intern
DATE: September 30, 1997
SUBJECT: Request for Conditional Use Permit
by Beaudry Oil Co./John Weicht &
Associates, Public Hearing Case
No. CU 97-24
Request
Beaudry Oil Co./John Weicht & Associates is requesting a conditional use
permit to expand a gas station/convenience store.
Location
• Beaudry Full Serve, 335 Lowell Street; Lot 3, Block 23, Village of Elk River,
Sherburne County, Minnesota (southwest corner of Highway 10 and Lowell
Street).
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Improvement plans
• Staff suggested improvements
Overview
The applicant wishes to expand the convenience store and remove the office
space from the interior of his existing full service gas station. Mr. Beaudry
also wishes to add a canopy and make improvements to the front of his store
so it more closely resembles Texaco's current national image. Construction of
these improvements requires a conditional use permit. Staff has done a
complete review of the site plan as proposed and offers the following
• comments:
\\elkriver\sys\shrdoc\planning\brady\cu97-24.doc
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to Board of Adjustments/CU 97-24
September 30, 1997
Page 2
• Parking
The existing dimensions of Beaudry Full Serve include approximately 140 sq.
ft. of convenience store and approximately 1,300 sq. ft. of office. The
proposed improvements would convert the office space to convenience store.
Presumably an increase from 140 sq. ft. to 1,440 sq. ft. would increase
commercial activity in and around the convenience store, raising questions
about available parking. The parking lot to the south of the building is
owned by Cretex. According to Mr. Beaudry, a contract for use of some of
these spaces is currently being negotiated with Cretex to accommodate
increased traffic flow generated by the improvements. Seven parking spaces
are required by ordinance.
Green Space
The site is currently paved right up to Highway 10 on both sides of the
sidewalk. This is 35-38 feet beyond Mr. Beaudry's property line, into
MN/DOT's right of way.
Staff believes this is somewhat excessive. Beyond being aesthetically and
• environmentally unpleasant, it is not a safe arrangement for pedestrians, as
vehicular traffic is invited to drive over the sidewalk.
Staff would like to see pavement removed between the sidewalk and
Highway 10, as well as in a 3 ft. planting strip south of the sidewalk and a
pie-shaped piece at the northwestern corner. *Please see staffs suggestions,
attached. This leaves a 60 ft. outside turning radius entering the car wash.
This is the turning radius of a truck and trailer, as large a vehicle as the
truck wash will need to accommodate. It also provides room for stacking at
the other bays.
The area of removed pavement can then be used to complete landscape
requirements which have not been possible previously, due to the full
pavement. Staff believes the landscape requirements are necessary to help
the site conform to adjacent property standards as well as those of other
properties along the south of Highway 10. This is the lone remaining site in
that stretch of Highway 10 with no landscaping. **MN/DOT has seen
preliminary plans and has indicated that landscaping within the Highway 10
right of way is acceptable, however, MN/DOT reserves the right to review all
plans involving work within the right of way prior to approval.
• Hostility of environment regarding plant materials is an issue which has
been raised. Staff believes the adjacent property to the west (Hardee's) is
\\elkriver\sys\shrdoc\planning\brady\cu97-24.doc
Memo to Board of Adjustments/CU 97-24
September 30, 1997
Page 3
• indicative of the results which can be expected on this site. Hardee's
landscaping, including grass in the boulevard, is currently healthy. There is
no reason why appropriately hardy and salt-tolerant species should not
thrive on the Beaudry site as well. Trees such as honey locust and hackberry
and MN/DOT's#40a grass seed mix have demonstrated salt tolerance. *For
these reasons, staff believes landscape requirements should be focused in this
area, rather than along the western edge of property where landscaping
already exists.
Traffic Circulation
To maintain adequate vehicular circulation, assuming traffic volumes
increase with proposed building/site improvements, it may become necessary
to relocate existing propane and kerosene tanks as well as some of the coin-
operated vacuum cleaners. If it is demonstrated that vehicular circulation
can be accommodated without cars driving on the sidewalk, the fuel tanks
will not have to be relocated. Regardless, vehicular traffic must be separated
from pedestrian. With pavement abutting the sidewalk on at least part of
the site, staff believes curb and gutter will be the most effective means to
achieve this separation.
• Curb and gutter should also be added along the northwest side of the car
wash entry to separate green space from traffic areas.
Canopy
The canopy, which requires a variance for construction, will cover 4 existing
fuel pumps. It's proposed dimensions are 24' x 30' and 15' high. It will
extend to within 1 foot of the Lowell Avenue property line.
Recommendation
It is recommended that the Planning Commission recommend approval of the
conditional use permit to make building/site improvements for Beaudry Oil
Co../Weicht and Associates with the following conditions:
1. FOUR COMPLETE SETES OF PLANS BE SUBMITTED TO STAFF FOR REVIEW AND
APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT.
2. CURB, GUTTER AND LANDSCAPE IMPROVEMENTS AS SUGGESTED BY STAFF BE
INCORPROATED INTO ANY PLANS FOR SITE IMPROVEMENTS.
3. MN/DOT MUST APPROVE ANY SITE PLANS INVOLVING WORK WITHN THE HIGHWAY
10 RIGHT OF WAY.
• 4. VARIANCE TO THE REQUIRED SETBACKS FOR BUILDING AND PARKING BE APPROVED.
\\elkriver\sys\shrdoc\planning\brady\cu97-24.doc
Memo to Board of Adjustments/CU 97-24
September 30, 1997
Page 4
• 5. REQUIRED PARKING BE PROVIDED THROUGH AGREEMENT WITH CRETEX.
•
•
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