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5.3. PCSR 01-09-2007 . City of Elk River REQUEST FOR PLANNING COMMISSION ACTION Agenda Section Plannin Item Item Description Super America is requesting a Conditional Use Permit for the retail sales of gasoline and for a carwash for Lot 1 Block 2 Mississi i Rid e Case # 07-01 Meeting Date anua 9,2007 Location Item Number 5.3 Prepared by Sheila Cartne , Senior Planner Reviewed by Jeremy Barnhart, Planning Manager 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 the Planning Commission recommend approval with the conditions as outlined. Planning Commission Action Motion by _ Follow Up Second by _ Vote 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 overs tory; 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, i'!iure or detrimentallY ciffect the use and e,!jqyment if other properry in the immediate viciniry or the public health, scifery, morals, comftrt, convenience or general we!fare if the neighborhood or the ciry. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderlY development and improvement if surrounding vacant properry. 4. Will be served adequatelY i?Y and will not adverselY ciffect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer .rystems, parks and schools; and S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\Report CU 07-01.docS:\pLANNING\Case Files\2007\CUP\CU 07-01 Super America \Report CU 07 -01.doc Case File: CU 07-01 Page 3 . will not, in particular, create trqffic congestion or interference with trqffic on ac:fjacent 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 proper!J! 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 fmdings 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 standards within Mississippi Ridge. The proposed fmish 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 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. Signage - 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. ComDrehensive 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. Parks Park and Recreation issues were addressed at the time of subdivision. . S:\pLANNING\Case Files\2007\CUP\CU 07-01 Super America\Report CU 07-01.docS:\pLANNING\Case Files\2007\CUP\CU 07-01 Super America \Report CU 07-01.doc Case File: CU 07-01 Page 4 . 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 /Drai naae 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 overstory trees, 25% should be ornamental and 25% should be coniferous. The submitted Landscape Plan appears to meet this requirement. Recommendation Staff recommends that the Planning Commission recommend 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 of MN 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 171st Avenue shall be eliminated. 6. The dumpster enclosure shall be constructed with the same material as the principal building. 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%) of the building wall. The C-store's wall signage is counted on the canopy. 9. The awning over the gas tanks shall not be illuminated in order to be consistent with the development standards for Mississippi Ridge. 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. . S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\Report CU 07-01.docS:\pLANNING\Case Files\2007\CUP\CU 07-01 Super America \Report CU 07-01.doc . . . Case File: CU 07-01 Page 5 Respectfully Submitted ,"'} . fl, /'\ - /1 ,/ '~rJ&U{;v lUV l"\Q (/~(\ Slleila Cartney ,j Senior Planner S:\PLANNING\Case Files\2007\CUP\CU 07-01 Super Arnerica\Report CU 07-0LdocS:\PLANNING\Case Files\2007\CUP\CU 07-01 Super America\Report CU 07-0Ldoc \ \ \ \ \, \ " ~ ~, izl' /3:1 ,I- ~ tj ~ ~ 8 "- :I: ~ I I I -173RD ,- 1.\ I".. \'" "\ . \ : C \ \ ,<IX'"" '\, , "'- '.," \ I 0. ~J ..... X '\\, 5 In\ I'. \. \ " -'_~ I~'. '\vC '\.~.'\\'\.. "'1, . I B 'L}~' I. a; u! \ ~ /\\ X \\" I" ~ ~' //,", \. is. , . \' \ ~ , \.il I I, \--( \.", \ \ c , \ I"~ X. ~ P AR~('~ :;; i \Z ; \ \\~<,\'\.1'~~ D RIDE I ~ I \ ~ I LEfEBVI'E '<1", I' I L~ 11' ~~C01~D '1'\:,>, //1 ~ . : \ \ ~p 1'1'101'" ;/;( ! ~ i. i \ \ ADD II ',x "'~ ~_ I! ! iI \ \ Y'>~/~I Vi ~VEIIW~ i. T j.~\:~ : 1--1 I ill \, j . . I ' $\\ 1JP' uLB. i i fi \! \ ' I 1 I I \1 \ I [t,D D. t \ ('\ i \\\\ ~( I \ \ \ )) I ---~ ~/ 'i _ _ "\ '\ 1AP.R I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I \ \1 \ { \ 1\ \ i \ \ I \ \ I , ) '" I I "" ........~---~ / / ........ ' // / -I---l ~ N N '" .;; ~ S ~ t ci. f i i I I I :1 " Location Map 1r N Case Number: CU 07-0 I SUPER AMERICA .. . c. 1""'rt.rlt.t< UJ. 11'",,-. r t: U .:) U'4 1,,) . '40 r. U..C I" dX . (:0 lL-4.::::":l- L."~L..) . co. y' ...;- -.':.. . '. " MISSISSIPPI RIDGE Development Standards 1) Facades and Exterior Walls Facades should be articulated to reduce me 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 proj ection or recess should be a depth of approximately 3 % ofthe length 'ofthe 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 f?-bric; and . ." not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. Fayade colors should be subtle, neutral or earth tone c:olors. 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 shan 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 followiI?-g: · Brick . Native SLune . Tinted, textured, integrally colored concrete masonry uru Ls. · Stucco . Tilt-up panels with exterior facades as referred to in the above standards. Predominanl exte[io~ building matcnals 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 aI},d visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over dooTS, pe~ed roof . forms; display windows, architectural details such as tile w~rk and moldings which are . . integrated into the building design. ~lNAL APP~OVED'PLAN . (''''; . I~::lme !late (1) , PFEFFER CD. THe. Fax:612-425-2823 Feb 5 '04 13:49 P.03 \\...---- . . .~' \:,' . . '"" .... ,- 3) Li2:hting 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. General parking lot lighting shall be at a height no greater than 30 feet. poles and fixtures shall he ofa design thafcomplirnents the street and generaI"site lighting standards and fixtures. 4) Loadin~ Areas, Trash Collection and Outdoor Stora~e Loading docks, truck parking, HV AC equipment, and other service functions should be rneorporated into the overall design of the building and screened from view of adjoining properties and streets. -Tr!ish compactors and dumpsters should be within an enclosure constructed ofthe same materials and colors as those used in the building. Outdoor areas used for the sale. and / or display of seasonal inventory shall be pennanently defined and screeried :with walls ,and I or fences and .landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5% afthe ground floor area ofthe building. ft1ltLP 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 ~al1 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. ,. L . 6) Sif;~naEe 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 ami 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, -co lor or lighting. All signs shall be internally . il1:uminated. 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 ea~ement6. . - 7) Monument Signs fot Freestanding Sites Each of the freestanding buildings wi thin Mississippi Ridge wi-l1 be allowed to have a freestand.,ing sign. The freest?I1ding sign must he a monument style with a maximum height of 1'1 h.O i~ea~~ a ina~itnuIi1 area of 1.00 sq.uare feet. The sign, shall be constructed of brick or face . ,,~TI'tK alJa It may mclude decoratIve bnck and / or decoratIve glazed block accents. ,. '11(, ~~tL_.... _ .. . - .1'\ V\ilv ) . () \.) \ vV" 41') liKY \ l.> (~1!\iV' .' . (2) '\ \. \. .'-J fr.'\. ..-\ h .\' r-.. Q l . ~I\ rf>., f-.J\ll/' I' ,. -;;" . \it \ v'v - .. . ( I-'H::j-H:..r-~ lU 11\L t- ax :t.1l-4l:.-ltr.{j reo ~ 'U4 l~.~V t-'.U4 8) Wall Si~ns for Freestanding Sites 'Wall signs for each freestanding building must consist ofindividual1elters and shall not bave morc than 1 wall sign for each priDciple building. except that where a prtncljlal bmlcm:g abuts 2 or more public street!;, 2 wall signs will be allowed. Awning signs and canopy SlJPlS, mcludmg cano ios over as um s, shall be included as wall si e. b-Y@Ilg end canOPY Slgns shall not be illuminated. The sign area sh not exceed seven (7) percent of th e area of the buildi ng well, including. dc;ors and windows, to which the sign is to be affixed. V ~ J c;.,'~ [iy,[(u;{.a (j;1/f'{}f{ 1 ) C lil 'Ei 10IolC "1' .c: ....,/ .I ...{I;"'/~ V \jt,.Ap -_....;~ V" ~:!-).r'lf\ S U 9) l\1ulti - Tenant Buildine-s 1 (One}W all sign per tenant unless the building 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 win have individuallette.r height of Dot more than 24 (twenty-four) inches. 10) Other Signs An other signage that may occur within Mississippi Ridge and not specifically mentioned herein shall comply with the City ofE1k River Sign Ordinance. All r~quests which are not consistent willi conditions, c~aracter and intent ofthe Mississippi Ridge PUD may be .denied by the ~ity_ 11) Landscaping . AU 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 m~ ?o~es..m~st be G~nsis:~nt in material, size) col0r and shape as those mail boxes used by the MISSISSIppI Ridge resldentJal townhomes. . . 13) Seller Approval The Buye:r 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. """ . . . 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 our 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 final 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 % 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 \ 1207 06 Engr's merno.doc DEe 1 5 Z006 ~f~~NESIO~ 1< Minnesota Department of Transportation .~ ~ . Metropolitan District ~~ ~(p Waters Edge OFTll.II-~ 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 MnfDOT Review # S 06-113 Southwest quadrant of Trunk Highways 10 and 169 (TH) 10 and 169 and 171st 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 st Avenue Northwest, is only approximately two hundred fifty (250) feet. A proposed access on 171 st Avenue NW to 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 st 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, Mn/DOT Metro Traffic Engineering, at (651) 634- 2145. Drainage: . A MnJDOT 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 MnlDOT right of way will be perpetuated. Please direct questions concerning these issues to Molly Chermak (651-634-2356) of Mn/DOT' 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) of MnDOT' 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, . ~~~ !kC~ 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 . . 2 ~ it I ~ ~ ~ ~~ ~~~ "to.... s::::\O ~=ti;J:: ~~(;) .?ti()~ a:l>: ~S::::' , <::.... ~C) f~ :f[l) ~s[ 5. (f) .Jig' c ~ ~< :U~, :J !~j~ g- ill. ,... 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