HomeMy WebLinkAbout9B - Holiday Gas Station CUP
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
FEBRUARY 5, 2001
9B
JANE KANSIER, PLANNING COORDINATOR
DON RYE, PLANNING DIRECTOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING
THE CONDITIONAL USE PERMIT FOR A GAS
STATION/CONVENIENCE STOREICAR WASH ON
PROPERTY LOCATED AT THE SOUTHWEST CORNER OF
CSAH 42 AND PIKE LAKE TRAIL, KNOWN AS HOLIDAY
GAS STATION/STORE
History: Lyndale Terminal Co. (otherwise known as Holiday Station
Stores) has filed an application for a conditional use permit to allow
the construction of a gas station, convenience store and automatic
carwash on the property located on the south side of CSAH 42, west of
Pike Lake Trail and north of ,Fountain Hills Drive. The Planning
Commission originally considered this request at a public hearing on
December 11, 2000; however, due to the number of outstanding issues,
the Commission continued the hearing to January 16, 2001.
On January 16,2001 the Planning Commission considered the revised
plans submitted by the applicant. The Planning Commission
determined this proposal met the or~inance requirements. The
Commission recommended approval of this request subject to specific
conditions. A draft copy of the minutes of the Planning Commission
meeting is attached to this report.
Current Circumstances: The site in question was platted in 1999 as
Lot 2, Block 1, Fountain Hills Addition. This lot is 2.13 acres in area,
and is bounded by CSAH 42 on the north, Pike Lake Trail on the east
and Fountain Hills Drive on the south. To the west is a vacant
commercial lot. Access to the site is from Fountain Hills Drive. There
is also a second access via a shared driveway across the lot to the west.
The proposed development includes a 5,404.4 square foot convenience
store, a 1,439.1 square foot automatic car wash, and 5 pump islands
located under a 4,080 square foot canopy. The buildings on the site
are situated towards the southwest side of the property. The canopy
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16200 Eagle Creek Ave, 5,E" Prior Lake, Minnesota b5372-1714 / Ph, (612) 447-4230 / Fax (612) 447-4245
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and pump islands are located on the east side of the building, and the
car wash is along the west side of the building. The following is a
more detailed description of the site plan.
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Setbacks: The ordinance requires a minimum 50' setback along any
right-of-way and a 20' side yard setback. In addition, the pump
islands must be located an additional 12' from the setback line. The
proposed development meets the minimum setbacks.
Parkin2; Spaces: The use requires a minimum of 4 parking spaces,
plus I space for each 180 square feet of commercial floor area, for a
total of38 spaces, Only 25% of the required spaces may be located at
the pump islands, In addition, at least 4 stacking spaces are required
for the car wash. Based on the building size of 5404.4 square feet, a
minimum of38 parking spaces is required.
Driveways: The plan identifies two driveways on Fountain Hills
Drive. One driveway is a shared access with the lot to the west. An
access easement must be recorded for the use of this property.
Landscapin2;: There are 3 different types of landscaping required for
this plan: I) perimeter landscaping; 2) parking lot bufferyards; and 3)
tree replacement. The proposed landscaping plan includes the proper
number and size of plantings. While the landscaping plan notes an
irrigation system will be installed, no irrigation plan has been
submitted.
Si2;na2;e: The site plan identifies a freestanding sign at the northeast
corner of this site. The plan also proposes wall signs on the north,
south and east faces of the building and on the north, south and east
sides of the canopy. All of the proposed signs meet the Zoning
Ordinance requirements.
Li2;htin2;: Lighting on this site includes freestanding light poles on the
perimeter of the site, decorative lighting on the building, and
illuminated lettering on the signs. The area beneath the canopy is also
lit. The Ordinance requires that exterior lighting be designed and
arranged to limit direct illumination and glare to any contiguous
parcels. Reflected glare may not exceed 1.0 footcandles at the
property line. The proposed lighting meets these requirements.
Architectural Requirements: The Zoning Ordinance requires that at
least 60% of the building face visible from off-site be constructed of
Class I materials, and no more than 10% of the building face be
constructed of Class III materials. The exterior of the proposed
building is finished with brick, glass, EIFS fascia, and precast
concrete. At least 60% of the exterior is Class I (brick and glass).
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The Zoning Ordinance also requires at least 1 % of the lot area be
devoted to pedestrian plazas or walkways. This proposal meets that
requirement. This proposal also meets all of the other architectural
design requirements of the ordinance.
The Issues: The proposed Conditional Use Permit should be reviewed
in accordance with the criteria found in Section 1102.1203 and Section
1108 of the City Code. Section 1102.1203 includes the specific
conditions for the proposed use. Section 1108 includes the general
CUP criteria.
(1) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
Two of the goals of the Comprehensive Plan are to encourage a
diversified economic base and to promote sound land use. The
proposed use provides additional commercial development in the
City. The location of the use is also consistent with the
Comprehensive Plan in that it has good access from collector
streets.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
In general, the proposed use will not be detrimental to the health,
safety, morals and general welfare of the community. The access to
the site is from a collector street, and will not direct traffic through
any adjacent residential areas.
(3) The use is consistent with the intent and purpose of the
Zoning Ordinance and the Use District in which the
Conditional Use is located.
The site plan meets the requirements of the Zoning Ordinance, with
the exception of the number of parking spaces. There is room on
the site to accommodate the required spaces.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing
or proposed.
The streets and utilities to serve this development are in place. This
use will not adversely affect those services.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional
use.
With the required changes, the use will be screened from the
adjacent roads, and will not have an adverse impact on the nearby
properties.
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(6) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in
the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by
the City Council.
The revised site" plan is generally consistent with the provisions of
the Zoning Ordinance. There are some minor changes required to
the site plan in order to ensure the development is consistent with
the provisions of the Zoning Ordinance.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
which illustrate locations of city water, city sewer, fire hydrants,
manholes, power, telephone and cable lines, natural gas mains,
and other service facilities. The plans shall be included as part
of the conditions set forth in the CUP approved by the City
Council.
The City Engineer has reviewed the grading and drainage plans for
this site and has generally accepted the proposal.
(8) The use is subject to such other additional conditions which
the City Council may find necessary to protect the general
welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations
where the other dimensional standards, performance
standardS, conditions or requirements in this Ordinance are
insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may
impose restrictions and conditions on the CUP which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the CUP approved by the City
Council.
The Planning Commission recommended approval subject to
conditions necessary to meet ordinance requirements. The
Commission did not feel additional conditions were necessary for
this use.
Other Requirements: There are other requirements specific to this
use that must be met. These include the following.
I. Outside Storage and Display: No outside sale or display shall be
permitted except gasoline and other goods consumed in the normal
operation of a car and limited to the following products: oil,
gasoline and oil additives, windshield cleaner, windshield wipers,
tires and batteries. No products shall be sold or displayed in any
required yard nor shall the total display area occupy more than 150
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FISCAL IMPACT:
ALTERNATIVES:
square feet in area or be more than 5 feet in height. No other
vehicular parts and non-automobile oriented goods shall be
displayed or sold outside.
2. Public Address System: No public address system shall be audible
from any property located in an nRn Use District.
3. Car Wash: Drainage and surfacing plans for a car wash shall be
approved by the City Engineer. The plans shall describe the wash
water disposal and sludge removal facilities to be employed to
accomplish dust, salt and other chemical and mud abatement on the
premises and prevent the accumulation of surface water, wash
water or sludge on the site or in the vicinity of the premises.
The first two requirements should be included as an ongoing condition
of the operation of the facility. The last condition should be included
as a condition of approval. This information must be submitted and
approved prior to issuance of a building permit.
Conclusion: The Planning Commission and the staff recommend
approval of the CUP with the following conditions:
1. The site plan must be revised to provide the minimum number of
parking spaces~
2. An access easement for the shared driveway must be submitted.
3. An irrigation plan must be provided as part of the landscaping
plan.
4. Drainage and surfacing plans for the car wash must be submitted
for review and approval by the City Engineer.
5. Outside Storage and Display: No outside sale or display shall be
permitted except gasoline and other goods consumed in the normal
operation of a car and limited to the following products: oil,
gasoline and oil additives, windshield cleaner, windshield wipers,
tires and batteries. No products shall be sold or displayed in any
required yard nor shall the total display area occupy more than 150
square feet in area or be more than 5 feet in height. No other
vehicular parts and non-automobile oriented goods shall be
displayed or sold outside.
6. Public Address System: No public address system shall be audible
from any property located in an nRn Use District.
BudJ{et Impact: The construction of the building will add tax base to
the City.
The City Council has three alternatives:
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RECOMMENDED
MOTION:
REVIEWED BY:
1. Adopt Resolution #OI-XX approving the Conditional Use Permit
subject to the listed conditions.
2. Deny the Conditional Use Permit on the basis it is inconsistent ~th .
the purpose and intent ofthe Zoning Ordinance and/or the
Comprehensive Plan. In this case, the Council should direct the
staff to prepare a resolution with findings of fact for the denial of
these requests. . ~
3. Defer consideration of this item for specific reasons.
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RESOLUTION 01-~
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW
THE CONSTRUCTION OF A GAS STATION/CONVENIENCE STORE/CAR
WASH
MOTION BY: SECOND BY:
WHEREAS, the Prior Lake Planning Commission conducted a public hearing on
December II, 2000, and on January 16, 200 I, to consider an
application from Lyndale Terminal Co. for a Conditional Use Permit
(CUP) for the construction of a gas station/convenience store/car wash
on the property located at the southwest corner of CSAH 42 and Pike
Lake Trail and legally described as follows:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
Lot 2, Block I, Fountain Hills Addition.
and
notice of the public hearing on said CUP has been duly published in
accordance with the applicable Prior Lake Ordinances; and
the Planning Commission proceeded to hear all persons interested in
this issue and persons interested were afforded the opportunity to
present their views and objections related to the proposed CUP; and
the City Council considered the application for a CUP on February 5,
2001; and
the Planning Commission and City Council find the CUP in harmony
with both existing and proposed development in the area surrounding
the project; and
the Planning Commission and City Council find the proposed CUP is
compatible with the stated purposes and intent of the Zoning Ordinance
as they relate to conditionally permitted uses, and further, that the
proposed CUP meets the criteria for approval of CUP as contained in
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16200 Eagle Creek Ave. 5,E., Prior Lake, Minnesota 55372-1714 / Ph, (612) 447-4230 / Fax (612) 447-4245
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Section 1102.1203 of the Zoning Ordinance and Section 1108 of the,
Zoning Ordinance.
NOW, THEREFORE, BE IT .'IJEREBY RESOLVED BY THE CITY COUNCIL
OF PRIOR LAKE, MINNESOTA:
1. It hereby adopts the following findings:
a. The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
Two of the goals of the Comprehensive Plan are to encourage a diversified
economic base and to promote sound land use. The proposed use provides
additional commercial development in the City. The location of the use is also
consistent with the Comprehensive Plan in that it has good access from collector
streets.
b. The use will not be detrimental to the health, safety, morals and general
welfare of the community as a whole.
In general, the proposed use will not be detrimental to the health, safety, morals and
general welfare of the community. The access to the site is from a collector street,
and will not direct traffic through any adjacent residential areas.
c. The use is consistent with the intent and purpose of the Zoning Ordinance
and the Use District in which the Conditional Use is located.
The site plan meets the requirements ofthe Zoning Ordinance, with the exception of
the number of parking spaces. There is room on the site to accommodate the
required spaces.
d. The use will not have undue adverse impacts on governmental facilities,
services, or improvements which are either existing or proposed.
The streets and utilities to serve this development are in place. This use will not
adversely affect those services.
e. The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
With the required changes, the use will be screened from the adjacent roads, and
will not have an adverse impact on the nearby properties.
f. The use is subject to the design and other requirements of site and landscape
plans prepared by or under the direction of a professional landscape
architect, or civil engineer registered in the State of Minnesota, approved by
the City Council and incorporated as part of the conditions imposed on the
use by the City Council.t
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The revised site plan is generally consistent with the provisions of the Zoning ,
Ordinance. There are some minor changes required to the site plan in order to
ensure the development is consistent with the provisions of the Zoning Ordinance.
g. The use is subject to drainage andlJtility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city
water, city sewer, fire hydrants, manholes, power, telephone and cable lines,
natural gas mains, and other service facilities. The plans shall be included as
part of the conditions set forth in the CUP approved by the City Council.
The City Engineer has reviewed the grading and drainage plans for this site and has
generally accepted the proposal.
h. The use is subject to such other additional conditions which the City Council
may find necessary to protect the general welfare, public safety and
neighborhood character. Such additional conditions may be imposed in
those situations where the other dimensional standards, performance
standards, conditions or requirements in this Ordinance are insufficient to
achieve the objectives contained in subsection 1108.202. In these
circumstances, the City Council may impose restrictions and conditions on
the CUP which are more stringent than those set forth in the Ordinance and
which are consistent with the general conditions above. The additional
conditions shall be set forth in the CUP approved by the City Council.
The Planning Commission recommended approval subject to conditions necessary
to meet ordinance requirements. The Commission did not feel additional conditions
were necessary for this use.
2. The Conditional Use Permit is hereby approved on the property legally described as
follows:
Lot 2, Block I, Fountain Hills Addition.
3. The Conditional Use Permit is hereby approved subject to the following conditions:
a. The site plan must be revised to provide the minimum number of parking spaces.
b. An access easement for the shared driveway must be submitted.
c. An irrigation plan must be provided as part of the landscaping plan.
d. Drainage and surfacing plans for the car wash must be submitted for review and
approval by the City Engineer.
e. Outside Storage and Display: No outside sale or display shall be permitted except
gasoline and other goods consumed in the normal operation of a car and limited to
the following products: oil, gasoline and oil additives, windshield cleaner,
windshield wipers, tires and batteries. No products shall be sold or displayed in
any required yard nor shall the total display area occupy more than ISO square
feet in area or be more than 5 feet in height. No other vehicular parts and non-
automobile oriented goods shall be displayed or sold outside.
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f. Public Address System: No public address system shall be audible from any
property located in an "R" Use District.
CONCLUSION
Based upon the Findings set forth above, the City Council hereby grants a Conditional
Use Permit for the construction of a gas station/convenience store/car wash. The contents
of Planning Case File #00-072 is hereby entered into and made a part of the public record
and the record ofthe decision for this case.
Passed and adopted this 5th day of February, 2001.
YES
NO
Mader Mader
Ericson Ericson
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal}
City Manager,
City of Prior Lake
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Planning Commission Meeting
January 16, 2001
PLANNING COMMISSION MINUTES
TUESDAY, JANUARY 16,2001
1. Call to Order:
Chairman V onhof called the January 16, 2001, Planning Commission meeting to order at
6:30 p.m. Those present were Commissioners Atwood, Criego, Lemke, Stamson and
V onhof, Planning Coordinator Jane Kansier, City Engineer Sue McDermott, Zoning
Administrator Steve Horsman and Recording Secretary Connie Carlson.
2. Roll Call:
Atwood
Criego
Lemke
Stamson
V onhof
Present
Present
Present
Present
Present
3. Approval of Minutes:
The Minutes from the December 11,2000, Planning Commission meeting were approved as
presented.
Commissioner V onhof read the Public Hearing Statement and opened the meeting.
Public Hearings:
-
A. Case File #00-072 (Continued) Holiday Station Stores are requesting a
Conditional Use Permit to allow a gas station/convenience store and carwash for the
property located north of Fountain Hills Drive at the southwest quadrant of the
intersection of CSAH 42 and Pike Lake Trail.
Planning Coordinator Jane Kansier presented the Planning Report dated January 16, 2001, on
file in the office of the City Planning Department.
The City of Prior Lake recently received an application for a Conditional Use Permit (CUP)
to allow the construction of a gas station, convenience store and automatic car wash on the
property located at the southwest comer of CSAH 42 and Pike Lake Trail. The Planning
Commission held a public hearing on this application on December 11,2000. Due to the
number of issues pertaining to the application, the Planning Commission continued the public
hearing to January 16,2001, to allow the applicant time to address these issue. The applicant
submitted revised plans to the Planning Department on Monday, January 8, 2001.
The staff recommended approval of this CUP, subject to the following conditions:
1. The site grading and drainage issues as outlined in the memorandums from the
Engineering Department.
2. The parking plan must provide the minimum parking spaces.
3. An access easement for the shared driveway must be submitted.
4. An irrigation plan must be provided as part of the landscaping plan.
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Planning Commission Meeting
January 16, 2001
5. Drainage and surfacing plans for the car wash must be submitted for review and approval
by the City Engineer.
6, Outside Storage and Display: No outside sale or display shall be permitted except
gasoline and other goods consumed in the normal operation of a car and limited to the
following products: oil, gasoline and oil additives, windshield cleaner, windshield wipers,
tires and batteries. No products shall be sold or displayed in any required yard nor shall
the total display area occupy more than 150 square feet in area or be more than 5 feet in
height. No other vehicular parts and non-automobile oriented goods shall be displayed or
sold outside,
7. Public Address System: No public address system shall be audible from any property
located in an "R" Use District.
City Engineer Sue McDermott stated the majority of the engineering issues have been revised
and are reflected on the new plans. The major issues were with the driveways. Most can be
worked out with the developer's engineer. The driveway entrance should be moved 10 feet
to the west in order to avoid a catch basin. The Engineering Department also requested that
the applicant hold a pre-construction meeting to meet with the private utility companies to
discuss the timing of relocation of substantial features in the western driveway area.
Kansier said the Holiday plans have identified all the outstanding issues. Some changes will
need to be made to the plan, however the staff did not feel those issues would warrant further
continuance of the items. They are minor items that can be addressed before this goes before
the City Council.
Comments from the public:
Victor Sacco, Manager of Real Estate for Holiday Companies, said they have reviewed the
conditions and will meet the conditions to the site plan. The Holiday Companies' engineer
was also available for questions.
0(.
Dave Baden, said he was a close neighbor to the area and questioned the direction of runoff.
Sue McDermott said there is an on-site storm sewer system and in accordance with the
building code they will have to provide drainage in the carwash. She did not see a problem.
V onhof closed the floor.
Comments from the Commissioners:
Atwood:
. Concurred with staff subject to the conditions in the report.
Stamson:
. The last meeting concern was landscaping. There was no clear plan. Those issues
have been met.
. The second concern was the impact on the neighbors, The surrounding lots are
heavily treed. There is adequate screening,
. Recommend City Council approve the request.
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Planning Commission Meeting
January 16,2001
Criego:
. Why isn't there a drain basin with this project? McDermott said the sedimentation
holding ponds were graded in with the entire Fountain Hills Addition. The ponds
were graded in at that time. Most of the water will drain to the regional pond on
County Road 42, which was designed 'to take the drainage from this property.
. Questioned the sidewalk or trail in front of the station,
. McDermott explained the trail on the north side of Fountain Hills Drive, which
covers the industrial park connecting with Pike Lake Trail.
. Asked applicant to discuss the easement required for the second driveway. Sacco
responded Holiday decided it would be good traffic circulation to have the access cut
lined up with the side street parallel with Pike Lake Trail. Another concern was for
the utilities. Holiday will put together an easement with property holder Wensco.
. Kansier pointed out the development had always planned for a shared driveway for
these lots.
. The landscaping was laid out to help the residents. Questioned if there was more
landscaping on the west side of the property. Sacco said they looked for trees on the
southeast side that would block and screen. Pines trees are located on the site.
. Felt there should be larger evergreens to solve the problem.
Lemke:
. Agreed with staffs recommendation.
Atwood:
. At the last meeting there was a question on the Vierling fence. Kansier responded the
issue was with the west side of the plat, not part of this lot.
V onhof:
. Concurred with the Commissioners' comments. Encouraged better screening on the
southeast corner using larger plantings.
MOTION BY STAMSON, SECOND BY ATWOOD, TO RECOMMEND CITY COUNCIL
APPROVE THE CONDITIONAL USE PERMIT TO ALLOW A GAS
STATION/CONVENIENCE STORE SUBJECT TO STAFF'S CONDITIONS.
Criego felt there should be more evergreens at a greater height.
Stamson felt the maple trees have a bigger canopy and will cover more area. If too many
evergreens are put in you can see over the top of them. The homes on the hill are heavily
treed as it is.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will most likely go before the City Council on February 5, 2001.
B. Case File #00-089 Jane Crosson is requesting a Variance to permit a deck
structure with a rear setback less than the minimum required.
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PLANNING COMMISSION MINUTES
MONDAY, DECEMBER 11, 2000
1. Call to Order:
Chairman V onhof called the December 11, 2000, Planning Commission meeting to order
at 6:30 p.m. Those present were Commissioners Atwood, Criego, Lemke, Stamson and
V onhof, Planning Director Don Rye, City Engineer Sue McDermott, Zoning
Administrator Steve Horsman and Recording Secretary Connie Carlson.
2. Roll Call:
Atwood
Criego
Lemke
Stamson
V onhof
Present
Present
Present
Present
Present
3. Approval of Minutes:
The Minutes from the November 27,2000, Planning Commission meeting were approved
as presented.
Chair V onhof read the Public Hearing Statement and opened the first public hearing.
Public Hearings:
*
A. Case File #00-072 Holiday Station Stores are requesting a Conditional Use
Permit to allow a gas station/convenience store and carwash for the property located
north of Fountain Hills Drive at the southwest quadrant of the intersection of CSAH
42 and Pike Lake Trail.
Planning Director Don Rye presented the Planning Report dated December 11, 2000, on
file in the office ofthe City Planner.
The City of Prior Lake recently received an application for a Conditional Use Permit
(CUP) to allow the construction of a gas station, convenience store and automatic car
wash on the property located at the southwest corner of CSAH 42 and Pike Lake Trail.
This site is zoned C-4 (General Business). The applicant has not requested any variances
for this proj ect.
The site in question was platted in 1999 as Lot 2, Block 1, Fountain Hills Addition. This
lot is 2.13 acres in area, and is bounded by CSAH 42 on the north, Pike Lake Trail on the
east and Fountain Hills Drive on the south. The proposed development includes a
5,404.4 square foot convenience store, a 1,439.1 square foot automatic car wash, and 5
pump islands located under a 4,080 square foot canopy.
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Planning Commission
December 11. 2000
At this time, staff felt there were several outstanding issues to be addressed in order to
ensure the proposal meets the ordinance requirements. The plans must be revised to
address the following issues:
I. The site grading and drainage issues as outlined in the memorandums from the
Engineering Department.
2. The Building Code issues listed as items 1-5 in the attached memorandum from the
Building Official.
3. The parking plan must provide the minimum parking spaces.
4. The driveway widths must be reduced to 36 feet. In addition, an access easement for
the shared driveway must be submitted.
5. The landscaping plan must be revised to meet the Ordinance requirements. Also, an
irrigation plan must be provided as part ofthe landscaping plan.
6. The signage plan must be revised so the signs do not exceed the maximum size. The
site plan must also be more specific about the location ofthe freestanding sign. Signs
must be located at least 10' from any lot line, and may not be located within the
traffic visibility triangle.
7. The lighting plan must be revised to ensure the illumination does not exceed 1.0 foot-
candles at the property lines.
8. Drainage and surfacing plans for the car wash must be submitted for review and
approval by the City Engineer.
Due to the number of outstanding issues, staff recommended the public hearing be
continued to January 16,2001, to allow time for the applicant to submit revised plans and
for staff review.
Staff received a letter from Kevin and Barb Lilland dated December II, 2000 requesting
certain conditions be imposed on the project including bufferingllandscaping and hours
of operation.
Comments from the public:
Victor Sacco, representative and manager for the Holiday Companies, said they have
reviewed the staff report and concur all changes and conditions meet with their approval.
Holiday Companies will work with staffto make the necessary changes. Sacco asked if
the Commissioners would consider approving the request.
Mike Vierling, 13985 Pike Lake Trail, stated his family owns on the adjacent land and
have a fence dispute with Wensmann (property owner) on the northeast side ofthe
property. He would like to have the issue settled up before the project is started.
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Planning Commission
December ll. 2000
V onhof asked Rye to address the issue. Rye said this particular property is an approved
lot of record. The preliminary plat covered the entire 38 acres. The final plat only
included about halfthe site. The remainder of the site includes the property Mr. Vierling
is referring to. At the time final plat is brought in for approval the title issue has to be
resolved. . .
The public hearing was closed.
Comments from the Commissioners:
Atwood:
. Questioned if there would be an issue of swapping the pumps and store locations.
Mr. Sacco said they would need to expose the pumps to the main access. The
public is looking for a location that looks attractive from the street level. It makes
a better presentation. He also pointed out the higher elevation in the back.
. When was Fountain Hills graded? Rye responded it was last week.
Stamson:
. The overall proposal is consistent with the goals and commercial plans for the
area. There are no real design issues.
. A gas station was specifically stated for this site last year with the rezoning. It is
a good plan.
. Supported - stating no hesitation to forward on to the City Council with the
understanding the revisions are to be made.
Rye pointed out in switching the location ofthe pumps and station there would be a fair
amount of noise with the carwash. If they were to switched it, the carwash would be on
the Pike Lake Road side closer to the residential properties.
Criego:
. Questioned the shared/common driveway. Sacco said they would have common
access with the adjoining west property, which would keep down the number of
accesses into Fountain Hills. The utilities will have to be relocated. The cost
benefit has not been determined.
. Ifthe cost was out ofline would the applicant put the driveway on their own
property? Sacco said they would, but did not see a problem.
. Not practical to swap the pumps and store but there should be some buffer.
. Questioned how the applicant would buffer. Sacco explained the wrapped
canopy. The neighbors are on a higher location. The south side of the canopy
would not be illuminated. The northeast side could be softened by light.
. Someone should take a look at the buffer zone. Maybe trees. Sacco said they
would consider it.
. Rye pointed out the landscaping plan could be addressed with Criego's concerns.
. Atwood questioned if the neighborhood could be involved. Sacco said they
would try to meet those conditions.
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Planning Commission
December 11.2000
Lemke:
. Questioned ifit is the store's policy to be open 24 hours a day. Sacco responded
it was the intent, but not all stores are open 24 hours. If they are open 24 hours
and not doing any business they will shut it down. The time is used for stocking
and general maintenance. It is important to be open 24 hours to be available and
help people.
. Questioned the zoning on this property. Rye said the Comprehensive Plan
designated this area commercial in 1995. The actual zoning was about 2 years
ago.
V onhor:
. The entire building will be brick.
. Questioned the elevations. Sacco explained the residential elevations are higher.
It is above Pike Lake Trail and Fountain Hills Trail. The site will blend in.
. When the Commissioners first looked at this site, they did consider a gas station.
. There should be some buffering and the other conditions need to be in
compliance.
Open Discussion:
Atwood would like to see more on paper and believed the buffering issue should be
addressed.
V onhof felt the plan should be more concrete. The canopy gives off a lot of light.
MOTION BY CRIEGO, SECOND BY ATWOOD, TO CONTINUE THE PUBLIC
HEARING TO JANUARY 16,2001.
Criego stated he felt this is a good location for a gas station but the buffering has to be
addressed with the neighbors.
Vote taken indicated ayes by all. MOTION CARRIED.
B. File #00-078 Robert Jader is requesting variances for a minimum
structure se ess than allowed combined si ds, and encroachment less
than 5 feet of an adJo t for the proper cated at 14962 Pixie Point Circle.
. g Commission granted Robert Ja e foot variance to
permit a 24 foot setbac om the top of bluff to construct a single famI elling at
14962 Pixie Point . cle. On June 20, 2000, Mr. Jader's builder, Charles Cu
LLC, was issu uilding Permit #00-0478 for the proposed structure as surveyed by
Brandt E . ering & Surveying.
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