5.5. SR 01-16-2007
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City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment anua 16,2007
Item Description
Super America is requesting a Conditional Use Permit for the
retail sales of gasoline and for a carwash for Lot 1 Block 1
Mississi i Rid e 2nd Case # 07-01
Item Number
5.5.
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
The property is located at 17219 Highway 10, the vacant lot on the east side of Yale Court.
Introduction
The Mississippi Ridge Planned Unit Development Agreement requires a Conditional Use Permit in order
to allow the retail sales of gasoline and to allow a carwash.
Attachments
. Request for Action
. Location Map
. Memo from City Engineer
. Memo from MNDOT
Action Reauested
Staff is recommending approval of this request with the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: CU 07-01
Page 2
Location: 17219 Highway 10
Zoning:
PUD
Land Use: Highway Business
Adjacent N-C3
Zoning: E-C3
C3
W-C3
Site Area: 1 acre
Adjacent
Land Use:
N - Highway Business
E - Highway Business
S - Highway Business
W - Highway Business
Floor Area: Building = Proposed 3,936 sq. ft. Car wash 1,012 sq. ft.
Parking
Req'd:
Required: 25 stalls
Proposed: 25 stalls
Landscape Required: 10 overs tory; 5 ornamental; 5 deciduous
Req'd: Proposed: 13 overstory; 6 ornamental; 12 deciduous
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
Overview
The Mississippi Ridge PUD has development standards outlined in the PUD Agreement; each
development in this PUD is subject to those standards. According to the PUD Agreement the retail
sales of gasoline requires a Conditional Use Permit as well as a car wash. The proposed Super
America will have a 3,936 square foot Convenience store, 1,012 square foot car wash and five pump
islands.
Applicable Reaulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, i1'!Jure or detrimentallY affect the use and e1'!Jqyment if other propertY in the immediate
vicinity or the public health, sqfety, morals, comfort, convenience or general welfare if the neighborhood or the
city.
2. Wtll be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant propertY.
4. Will be seroed adequatelY f?y and will not adverselY affect essential public facilities and seroices including
streets, police and fire protection, drainage, refuse disposal, water and sewer !)lstems, parks and schools; and
S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\CC Report CU 07-01.doc
Case File: CU 07-01
Page 3
will not, in particular, create trqffic congestion or inteiference with trqffic on a4jacent and neighboring public
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will be
detrimental to af!Y persons or properry because if excessive trqffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor importance.
7. Will fullY complY with all other requirements if this Code, including af!Y applicable requirements and
standards for the issuance if a license or permit to establish and operate the proposed use in the ciry.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
[mdings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
Analysis
As previously mentioned there are development standaros within Mississippi Ridge. The proposed
finish materials for the Super America C-store and carwash consist of split face single-score
pigmented concrete block in shades of "mocha brown" and "brick red." The fInish materials appear
consistent with the development standards. The C-store should offset the wall 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 an attached dumpster enclosure on the south side of the
building. The dumpster enclosure should be constructed of the same materials as the principal
building.
S ignage - All freestanding signs shall be setback 10 feet from all property lines. Monument signs are
permitted for each freestanding building within Mississippi Ridge. 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 meets this standard. The C-store and the carwash each are allowed two
wall signs not to exceed seven percent (7%) of the building wall. The C-store's wall signage is
counted on the canopy. The signage area is consistent with this standard. The development
standards specifically states "Awning and canopy signs shall not be illuminated." The proposed
awning is shown with illumination, which is not consistent with the Mississippi Ridge standards and
should be removed.
Comprehensive Plan
The subject site is guided Highway Business in the Elk River Comprehensive Land Use Plan.
Highway Business uses is the most intensive form of commercial development in the city.
Businesses may be large in terms of both size and traffic generation. A gas station is consistent with
this Comprehensive Land Use Plan designation.
Natural Resources
Natural Resources Inventory (NRI) - The NRI does not indicate any natural resources on the
property.
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Case File: CU 07-01
Page 4
Parks
Park and Recreation issues were addressed at the time of subdivision.
Transportation
Streets - A driveway is proposed on 171 st Ave which should be eliminated. The final plat includes
limited access onto 171 st Avenue; no access is permitted. The proposed access should be removed.
If the applicant wishes to keep this access, a re-plat is required. All comments in the City Engineer's
memo dated December 7, 2006 should be addressed.
utilities/ Gradina /Drainaae
The City Engineer's memo dated December 7, 2006 address these issues. A letter from MNDOT
dated December 14,2006 also addresses these issues.
Landscapina
Buffer - The Landscape Plan shows a buffer in the northeast corner of the site.
Trees - Twenty trees are required for this development. Fifty percent should be overs tory trees,
25% should be ornamental and 25% should be coniferous. The submitted Landscape Plan appears
to meet this requirement.
Plannina Commission
The Planning Commission held a public hearing on this item at the regular meeting of January 9,
2007. At the Public Hearing neighbors from the Mississippi Ridge townhome association spoke in
favor of the proposal, including the access on 171 st Ave. The Planning Commission recommended
approval of the proposed Conditional Use Permits with some modifications to the conditions.
Recommendation
Staff recommends approval of the Conditional Use Permit request for Super America to allow the
retail sales of gasoline and a carwash, as indicated on the plans dated received December 12, 2006;
with the following conditions:
1. All comments of the City Engineer's memo dated December 7, 2006 shall be
addressed.
2. All comments ofMN Department of Transportation dated December 14, 2006 shall
be addressed.
3. The building shall meet all applicable building codes.
4. The building shall meet all applicable fire codes.
5. The access on 17e Avenue shall be eliminated.
6. The dumpster enclosure shall be constructed with the same material as the principal
building.
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Case File: CU 07-01
Page 5
7. 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.
8. The C-store and the carwash each are allowed two wall signs not to exceed seven
percent (7%) ofthe building wall. The C-store's wall signage is counted on the
canopy.
9. All site lighting shall be with a cut off classification.
10. A letter of credit in the amount of 100% of the cost of the landscaping shall be
submitted at the time of building permit.
11. All design standards of the Mississippi Ridge development standards shall be met.
12. The canopy fascia shall not be illuminated with the exception of the proposed blue
"Super America" letters.
Respectfully Submitted
Sheila Cartney
Senior Planner
S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America \CC Report CU 07-01.doc
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Location Map
Case Number: CU 07-01
SUPER AMERICA
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MISSISSIPPI RIDGE
Development Standards
1) Facades and Exterior Walls
Facades should be articulated to reduce lhe massive scale and unifonn 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
proj ection or recess should be a depth of approximately 3 % 0 f the lengthofthe unintenupted
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.
Fas;ade 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 fayade materials should include, but not be limited to, one or more of the
following:
· Brick
. Native SluIle
. Tinted, textured, integrally colored concrete masonry uni ls.
. Stucco
. Tilt-up panels with exterior facades as referred to in the above standards.
Predominant exterior building matenals shall not include the following:
. . Smooth faced concrete block.
. Smooth faced or raked faced~tilt up concrete panels_
. Prefabricated steel panels
2) Entrywavs.
Entrances should be clearly defined a.n.d visible. They should incorporate devices such as
canopies, overhangs, recesses/projections, arcades, raised parapets over doors, pe~ed roof -
forms; display windows, architectural details such as tile w~rk and moldings which are
integrated into the building design.
(
~INAL APP~OVED 'PlAN
{'--;
Oata
1~::1me
(1)
PFEFFER CO. INC.
Fax:612-425-2823
Feb 5 '04 13:49
P.03
. ( 3) Li~hting
General site and street lighting (excluding general parking lot l1ghting) shall be at a pedestrian
scale. Wall lighting fixtures shall be consistent with pedestrian and general site lighting. .
General pa.rking lot lighting shall be at a height no greater than 30 feet. poles and fixtures shall
he of a design that 'compl1ments the street and general site lighting standards and fixtures.
4) LoadinE: Areas, Trash Collection and Outdoor Stora~
Loading docks, truck parking, HV AC equipment, and other service functions should be
meorporated into the overall design of the building and screened from view of adjoining
properties and streets. 'Tr~sh compactors and dumpsters should be within an enc10slie
constructed of the same materials and colors as those used in the building. Outdoor areas used
for the sale and / or display of seasonal inventory shall be permanently defined and screeried !Vith
walls ,and / or fences and landscaping. Outdoor sales and display areas, except for garden
centers, shall not exceed 5% ofthe ground floor area ofthe building. ft1& Lt1
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 ~haJ1 not be illuminated. Canopy 'lighting shall consist of canister spot lights recessed
into the canopy. No portion ofthe light SOlice or fixture may extend below the bottom face of
the canopy.
6) Si2;nae;e
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 oflocation, size, color or lighting. All signs shall be internally .
il1~minated.
All freestanding sl gOs 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 fot Freestandim! Sites
(
Each of the freestanding buildings within Mississippi Ridge wi.ll be allowed to have a
freestanqing sign. The freestanding sign must he a monument style with a maximum height of
~1hPi~~ti~~ a rria~ifnuIT1 area of 1,00 sq.uare feet. The sign. shall be constructed ofbnck or face
,~l511'1:K aQQ 1 t may mclude decoral1 ve brIck and I or decoratIVe glazed block accents. ., ",(Jc,
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8) Wall Sizns for Freestanding Sit~
. W all si gns for each freestanding build1n g m us! consist of individuallolters md shall not have
marc than 1 wall sign for each principle building, except that where a prtnClpaJ bUlld1~g ahuts 2
or more pub lie streell;, 2 wall signs wi II be allowed. .A wni ng signs and canopy SIgnS, mcludIng
cano ie' over as um s, ,hall be included as wall sl s.~ md canOJlY signs shall not be
illuminat~ The sign area sb. ] not exceed seven (7) perccnt of the area of the building Wall" ,.
includingdoors and windows, to which the sign is to be affixed. C-~ J c;,i~[i~au;jt~
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9) J\.1ulti - Tenant Buildin~s
1 ( One). Wall si gn p or tenant unless the build ing faces 2 (I wo) or more streets, if the building
faces 2 (two) or more streets each tenant can have up to 2 (two) wall signs. Wall signs will have
individual letter height of not more than 24 (twenty-four) inches.
10) Other Signs
A 11 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 oUne Mississippi Ridge PUD may be denied by the city.
11) Landscaping
'~lllandscapingplans must be approved by the City of Elk River. The approved plans must
mchi.de a flll1ctional underground irrigation system for the property. ' ", ,
12) Mail Boxes
All m~ ?o:es..m~st be G?nsis~ent in material, size, color and shape as those mail boxes used by
the MISSISSIppI Ridge rei:ildentlal townhomes. ' ,
13) Seller Approval
The BUyt'?T must agree to an architectural review by Seller of all building(s) and site plan
proposed for the pr~perty prior to the commencement of any'type of construction on the
, property.
"""
MEMORANDUM
TO:
Sheila Cartney, Senior Planner
FROM:
Terry Maurer, City Engineer
DATE: December 7, 2006
SUBJECT:
Marathon Petroleum/Super America
File #226-162P
Based on out initial review of the submittal package for the proposed Super America Store
to be located in Mississippi Ridge, and a meeting held yesterday with representatives of
Super America and their engineer, I would offer the following comments:
1. The driveway shown on 171 st Avenue must be eliminated. A condition on the [mal plat
was that access control be provided all along 171 st Avenue so that there would be no
question whether or not a driveway would be allowed. The driveway is much to close to
the Highway 169 intersection and provides an opportunity for vehicles to try to cross
three lanes of traffic to get into the left turn lane.
2. The site shows two construction access points. The one shown along 171 st Avenue
should be eliminated and if two are needed, it should be replaced near the south end of
the lot at the common driveway.
3. A cross access agreement will be needed between this lot and the lot to the south which
share a common driveway. It may be that the owner of the plat will prepare and sign
cross access agreements before the property is actually transferred. If not, it will need to
be signed by representatives of Super America.
4. Since the site is over one acre in size, a NPDES permit and a Storm Water Pollution
Prevention Plan (SWPPP) must be submitted, reviewed and approved. The SWPPP
must be in an 8 Yz x 11 inch format and signed by the owner, contractor and engineer.
5. At the conclusion of the construction of the facility, record drawings in the approved
City format, both electronic and paper, must be submitted prior to releasing the letter of
credit.
S;\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\12 0706 Engr's memo.doc
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\12 07 06 Engr's memo. doc
DEe 1 51006
~r~~NESIOr.., 1< Minnesota Department of Transportation
~ e Metropolitan District
~~ f-J'P Waters Edge
OFTRP.~ 1500 West County Road B-2
Roseville, MN 55113-3174
December 14, 2006
Mr. Jeremy Barnhart
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-5600
SUBJECT:
SuperAmerica Elk River
Mn/DOT Review # S 06-113
Southwest quadrant of Trunk Highways 10 and 169 (TH) 10 and 169 and 171 sl
Avenue Northwest
Elk River/Sherburne County
Control Section 7101
Dear Mr. Barnhart:
Thank you for the opportunity to review the above-referenced site plan. The Minnesota
Department of Transportation Metro District (Mn/DOT) has reviewed the plan. Before any
further development, please address the following comments:
Traffic:
. The existing "throat" distance (distance available for traffic to maneuver) between Yale
Court and TH 10/169, on 171 sl Avenue Northwest, is only approximately two hundred
fifty (250) feet. A proposed access on 171 sl Avenue NWto serve the SuperAmerica in
the middle of that short length (approximately one hundred ten (110) feet east of Yale),
would lead to significant safety and operational problems. Vehicles exiting the site and
attempting to cross to the eastbound 171 sl Avenue lanes to reach the Left Turn Lane for
westbound TH 10/169, would have only one hundred and ten (110) feet to make this
maneuver. The site plan depicts two full accesses on Yale Court Northwest. All access
to the SuperAmerica should be taken off of Yale Court Northwest. For questions on
these points, please call Gale Gedstad, MnlDOT Metro Traffic Engineering, at (651) 634-
2145.
Drainage:
. A Mn/DOT drainage permit may be required. Proposed stormwater structures are shown
on the map, but there is no indication of where the structures are connected, or the
location to which they are draining. A regional pond is mentioned in the STS
Consultant's cover letter but is not depicted on any of the maps. Information and a map
is needed to depict how the regional pond ties into the stormwater system. The proposed
development will need to maintain existing drainage rates (i.e., the rate at which storm
water is discharged from the site must not increase).
An equal opportunity employer
The City or project developer will need to submit existing / proposed hydraulic
computations for both 10 and 100 year rainfall events verifying that all existing drainage
patterns and systems affecting Mn/DOT right of way will be perpetuated. Please direct
questions concerning these issues to Molly Chermak (651-634-2356) ofMnlDOT's
Water Resources section.
Please send the information requested to:
Ms. Molly Chermak
Mn/DOT Metro District Water Resources Section
Waters Edge Building
1500 West County Road B-2
Roseville, MN 55113
Permits:
.
Any other work impacting MnDOT right of way requires a permit. Permit forms are
available from MnDOT's utility website at www.dot.state.mn.us/tecsup/utility. Please
include one full-size plan set, and a 11 x 17 inch plan set for each permit application.
Please direct any questions regarding permit requirements to Buck Craig (651-582-1447)
ofMnDOT's Metro Permits Section.
As a reminder, please address all initial future correspondence for development activity such as
plats and site plans to:
Development Reviews
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2)
copies of other review documents including site plans.
Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will
make a submittal incomplete and delay Mn/DOT's 30-day review and response process to
development proposals. We appreciate your anticipated cooperation in providing the necessary
number of copies, as this will prevent us from having to delay and/or return incomplete
submittals.
If you have any questions concerning this review please feel free to contact me at
(651) 582-1462.
Sincerely,
~~~ fkc~
Transportation Planner
Copy: Dan Nichols, Sherburne County Surveyor, Elk River, MN
David Schwarting, Sherburne County Engineer, Elk River, MN
Barry Morgan, STS Consultants, Maple Grove, MN
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