HomeMy WebLinkAbout7A - Appeal of CUP Fuel Station16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
MEETING DATE:
AGENDA #:
PREPARED BY:
APRIL 4, 2005
7A
DANETTE MOORE, PLANNING COORDINATOR
AGENDA ITEM:
CONSIDER AN APPEAL OF THE PLANNING
COMMISSION'S DECISION TO APPROVE A CONDITONAL
USE PERMIT TO ALLOW A MOTOR FUEL STATION IN
THE C-2 (COMMUNITY BUSINESS) ZONING DISTRICT.
(CASE FILE NO. 05-127)
INTRODUCTION:
History. On February 28, 2005, the Planning Commission
approved a Conditional Use Permit to allow a motor fuel
station in the C-2 (Community Business) Zoning District, on
property located on the east side of CSAH 83, south of CSAH
42, and north/west of Wilds Path. The site has been zoned for
commercial development since 1995. A brief history of the site
and the surrounding roadways is attached.
The Planning Commission held a public hearing for the CUP
application on January 10, 2005. At that time, the Planning
Commission closed the public hearing and directed staff to
create a resolution denying the CUP application. The
applicant subsequently withdrew the application and held a
neighborhood meeting (February 22, 2005). The applicant
submitted a revised CUP application and notification was
given for a February 28, 2005 Planning Commission public
hearing. After the February 28, 2005 public hearing, the
Planning Commission approved the CUP (3-2), with
conditions.
Backc~round: Section 1108.219 of the Zoning Ordinance
permits any owner of affected property within 350 feet of the
subject property to appeal the decision of the Planning
Commission to the City Council. On March 4, 2005, Dean and
Carrie Boegeman, who live within 350 feet of the subject site,
appealed the Planning Commission's decision (attached).
Many comments and concerns were expressed at the
Planning Commission public hearing. In preparation for the
appeal before the City Council, staff has accumulated
additional information. Our findings are included in the
attached March 28, 2005 memorandum and attachments.
Councilmember Joe Zieska has submitted a letter confirming
that he will recuse himself with respect to this agenda item
based upon a disqualifying conflict of interest.
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Phone 952.447.4230 / Fax 952.447.4245
DISCUSSION:
Current Circumstances: The property is zoned C-2
(Community Business) and is guided C-CC (Community Retail
Shopping) on the Comprehensive Land Use Plan Map. The
C-2 Zoning District allows motor fuel stations by conditional
use.
The 3.3 acre site is proposed to contain the following
elements:
· A 4,825 square foot convenience store.
· 10 fuel pump stations with an overhead canopy
· A 2,805 square foot carwash.
The proposed site plan will meet setback requirements
(attached). The carwash will be required to adhere to
conditions detailed in the City Code, and maintain hours of
operation between 6:00 am to 10:00pm, unless the service
doors to the facility remain closed.
Section 1102.1003(1) of the Zoning Code allows a motor fuel
station as a conditional use in the C-2 district. The use is
subject to the following conditions:
a) A bufferyard, as determined by subsection 1107.2003,
shall be constructed along all lot lines abutting "R" Use
Districts, except that no wall shall be required within
the required front yard.
b) All pump islands, air dispensers and other service
devices shall be installed at least 12 feet off and toward
the interior of the lot from any required yard line, and
no display, servicing of vehicles, parking or dispensing
of gasoline shall take place within the required yard.
On sites where pump islands have been constructed at
the required yard line, a landscaped area of 8 feet will
be installed in the required yard.
c) All parking and paved areas shall meet the grading,
design, and landscaping requirements of subsection
1107.200.
d) All on-site utility installations shall be placed
underground.
¢) 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.
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Any canopy and canopy support system shall be
constructed using architectural design materials which
are compatible with the principle structure.
No public address system shall be audible from any
property located in an "R" Use District.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site is approximately 3.3 acres.
Existing Use:' The property is currently vacant.
Topo_~raphy: The site is relatively fiat.
Veqetation: No trees or vegetation is present on the site.
Wetlands: According to information on file at the City, no
wetlands are present on the site.
Adjacent Existing Uses~ Land Use~ and Zoning:
Existing Use Land Use Zoning
Designation
West Agricultural C-HG Agricultural
East Wensmann 4th Addition, R-HD (Urban High R-2
and Town Homes Density)
South
North Agricultural/Single C-CC (Community R-1
Family Home Retail Shopping)
ISSUES:
At the January. 10th and February 28th public hearings (minutes
attached), issues related to traffic, sale of alcohol and tobacco
products, and impacts to the adjacent residential area were
discussed. Facts related to these issues are outlined below:
Traffic: A traffic study completed in February of 2005
(attached) focused on the following three aspects:
1) Daily weekday trip generation for the proposed Kwik Trip
site and other expected development in the area.
2) Expected daily weekday volumes on Wilds Path at the
intersections of CSAH 83 and CSAH 42.
3) Operation of the intersection of Wilds Path and Cougar
Path.
The study found that the Kwik Trip site will generate an
estimated 1,530 trips (average weekday). Specifically, at the
corner of Wilds Path and Cougar Path it is anticipated that the
Kwik Trip site will create a volume of 133 trips during the p.m.
peak hour of a weekday, which is below capacity. The study
did conclude that safety could be increased at the intersection
of Cougar Path/Wilds Path by removing the existing raised
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center median and installing striping in its place. Striping
would delineate a 100 foot left turn lane for the east approach
of Wilds Path at CSAH §3, and a 70 foot left lane for the west
approach of Wilds Path at Cougar Path (schematic attached).
In 2001 a study of the area roadways was conducted. The
purpose of the study was to establish pavement depth and
design requirements. The study concluded that Wilds Path
would accommodate an Average Daily Traffic Volume (ADT)
of 5,640 trips'. In comparison, the recently submitted traffic
study concluded that 5,520 trips are anticipated once the
commercial and residential areas are completed.
Wilds Path was designed with the anticipation of traffic that
would be generated by the commercial uses (up to 9,000 trips
per day). A typical city street is commonly 32 feet in width.
However, in the case of Wilds Path, the street was constructed
at a 38 foot width, to accommodate the residential and
commercial uses of the neighborhood.
In addition to traffic volumes, issues were raised about access
points. Some of the options discussed have involved making
Cougar Path a right in-right out only access; making Cougar
Path a one-way street; and relocating a proposed Kwik Trip
access point. Staff has concerns related to altering access to
Cougar Path and impeding emergency fire/medical access to
the residential neighborhood. The Planning Commission did
not direct the applicant to amend the proposed site in
response to these discussions.
Sale of Alcohol and Tobacco Products: The applicant has
expressed intent to sell 3:2 alcohol and tobacco products at
the Kwik Trip site. The applicant will be required to obtain
licenses to allow for the sale of alcohol and tobacco products.
In order to obtain the required licenses, the applicant must
demonstrate that it can adhere to City and State guidelines,
such as training, and demonstrated screening of minors. In
addition, the City will conduct yearly compliance checks to
evaluate the enforcement of the sale of these products at the
site.
Impacts on Adiacent Residential Areas: In response to
concerns raised by residential property owners within the
vicinity of the Kwik Trip site, the applicant has proposed
revising the project to include the following:
An increase in the width of the boulevard surrounding the
Kwik Trip project along Wilds Path, which would allow for
an increased area to provide additional screening.
Increased screening along Wilds Path with the combined
use of a berm and decorative retaining wall. In relation to
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the elevation of the sidewalk along Wilds Path, the berm
would extend two additional feet (2') in height at its lowest
point and increase to three feet (3') at its highest point. In
addition, at the highest point of the berm a decorative
retaining wall would be constructed that would provide an
additional three (3') feet of screening. The retaining wall
can not exceed four feet (4'), as it would be considered a
structure and would not meet structure setback
requirements. The applicant will also be required to
provide adequate landscaping along the berm/retaining
wall to meet the code requirements.
The reduction of signage. This involves the removal of the
pylon sign and wall signs facing the residential area along
Wilds Path.
A fence and additional landscaping along the eastern edge
of the proposed car wash exit area, to provide increased
buffering from dryer noise.
Modifications to the gas-pump island canopy. Originally,
the applicant had proposed a flat roofed canopy (20 feet in
height). As an alternative, the applicant is proposing a
pitched roofline with asphalt shingles, to appear more
consistent with surrounding roof tops.
CONDITIONAL USE PERMIT FINDINGS: Section 1108.200
of the City Code sets forth the general criteria utilized to review
a CUP application. The way in which this proposal meets
these criteria is shown in bold lettering.
The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
Two of the objectives of the Comprehensive Plan are
to "determine and strive for a balance of commerce,
industry and population" and to "maintain high
standards in the promotion and development of
commerce and industry."
The Kwik Trip is located within an area designated for
Community Retail Shopping (C-CC) uses. The C-2
zoning is consistent with that designation. According
to the Comprehensive Plan, the C-CC category
"envisions centers of a larger scale, serving a broader
area which may be proximate to residential
development, but which by design and appropriate
limitations on the type and intensity of uses, feature
effective transition to residential areas, vehicular
access and aesthetic harmony."
Another objective of the Comprehensive Plan is to
"enact and maintain policies and ordinances to ensure
the public safety, health and welfare."
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The CUP process affords the opportunity to mitigate
any potential impact on the adjacent properties, by
placing conditions on the use. Such conditions
include hours of operation, landscaping requirements,
and lighting requirements. The applicant has offered
to take the five additional steps outlined above to
mitigate such impacts identified by the neighbors.
This proposal will be consistent with the goals,
objectives, and policies of the Comprehensive Plan
provided it complies with the conditions of approval.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
The uses will not be detrimental to the health, safety,
and general welfare of the community as a whole
provided all conditions of approval are met. The road
adjacent to the site is built to accommodate
commercial traffic. Noise impacts, especially from the
carwash, are mitigated by limitations on their hours of
operation and by additional buffering offered by the
applicant. Finally, the Police Chief, having reviewed 24
months of police calls to other similarly situated gas
stations within Prior Lake has not been able to find
any evidence of a correlation between convenience
stores and increased crime rates.
(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.
One purpose of the Zoning Ordinance is to "protect
the residential, business, industrial and public areas of
the community and maintain their stability." The
proposed use is consistent with this goal, provided the
site complies with all conditions of approval. The
property has been designated in the Comprehensive
Plan for commercial uses since 1995. The R-4 zoning
of the adjacent property was specifically applied in
order to provide a transitional area between the
commercial uses, the higher volume road, and the
lower density residential uses. The impact on the
townhomes can be mitigated by placing specific
conditions on the CUP relevant to those impacts.
(4) The use will not have undue adverse impacts on
govemmental facilities, services, or improvements, which
are either existing or proposed.
So long as all conditions of approval are adhered to
the uses will not over burden municipal facilities. The
adjacent road was designed and constructed
specifically to accommodate commercial uses.
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(5) The use will not have undue adverse impacts on the use
and enjoyment of properties in close proximity to the
conditional use.
The R-4 zoning of the adjacent property was
specifically designated in order to provide a
transitional area between the commercial uses, the
higher volume road, and the lower density residential
uses. The impact on the townhomes can be mitigated
by placing specific conditions on the CUP relevant to
those impacts. Noise impacts, especially from the
carwash, can be mitigated by hours of operation.
Finally, the staff has not been able to find any
evidence of a correlation between convenience stores
and increased crime rates.
As of this date, five of the 124 townhome units have
been sold, with one directly across from the proposed
Kwik Trip site. The majority of the 124 townhome
future buyers will be aware of the Kwik Trip installation
before they make the purchase.
(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 Planning Commission and incorporated as part of the
conditions imposed on the use by the Planning
Commission.
In order to mitigate the impact of the use, additional
screening and buffering along the perimeter of the
property and adjacent to the carwash exit doors will be
provided. The applicant must submit a final plan for
staff approval.
(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 Plans have been prepared by a civil engineer.
(8) The use is subject to such other additional conditions
which the Planning Commission 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 Planning Commission may
impose restrictions and conditions on the CUP which are
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CONCLUSION:
ALTERNATIVES:
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 Planning Commission.
With the proper conditions, this use is consistent with
the Comprehensive Plan and the Zoning Ordinance.
The Planning Commission attached conditions they
deemed appropriate to protect the general welfare,
public safety, and neighborhood character.
The proposed motor fuel station is allowed in the C-2 district
with approval of a conditional use permit. In order to meet the
above-listed criteria, the Planning staff recommended the
following conditions:
1. Conditions outlined in Section 1102.1003(1) of the City
Code, related to motor fuel stations as a conditional use,
shall be adhered to.
2. Prior to building permit issuance, all grading and drainage
plans must be approved by the City Engineer.
3. Exterior materials of all buildings on the site shall comply
with Section 1107.2202 of the Zoning Ordinance.
4. Bufferyard requirements as outlined in Section 1107.2000
of the City Code shall be met.
5. The carwash shall limit hours of operation from 6:00 am to
10:00 pm.
6. All retaining walls and landscaping must remain outside
the public right of way and provide for the preservation of
adequate site line requirements.
7. The applicant shall submit updated plans and elevations
that reflect the proposed plan modifications and conditions.
8. The applicant shall obtain necessary licensing for the sale
of alcohol and tobacco products, if this is conducted at the
site.
9. The applicant shall obtain sign permits to assure proper
signage size and placement.
10. Deliveries shall be limited to the hours of 6 am to 10 pm.
The Planning Commission approved Resolution 05-02PC.
This resolution includes the nine conditions recommended by
staff, and a 10th condition, as follows:
Deliveries shali be limited to the hours of 6 am to I O pm.
The City Council has three alternatives:
,
Uphold the decision of the Planning Commission and
approve the CUP with conditions. Attached City Council
Resolution 05-XX is consistent with this action.
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16200 Eagle Creek Avenue $.E.
Prior Lake, MN 55372-1714
RESOLUTION 05-XX
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL UPHOLDING THE PLANNING COMMISSION'S
DECISION TO GRANT A CONDITIONAL USE PERMIT TO ALLOW A MOTOR FUEL STATION IN
THE C-2 ZONING DISTRICT
MOTION BY:
SECOND BY:
WHEREAS,
Kwik Trip requested a conditional use permit to establish a motor fuel station on the
property located on the southeast corner of CSAH 42 and CSAH 83, zoned C-2
(Community Business), and legally described as follows:
WHEREAS
WHEREAS,
Lot 1, Block 1, Wilds North 4th Addition, Scott County, Minnesota; and
The Planning Commission reviewed the application for a conditional use permit as
contained in Case File 05-107, and held a hearing thereon February 28, 2005; and
The Planning Commission concluded the conditional use permit was consistent with
the criteria set forth in Section 1108.202 and Section 1102.1003 of the Zoning
Ordinance, subject to ten conditions; and
WHEREAS,
The City Council reviewed the appeal of the Planning Commission's decision, and the
information contained in Case File 04-136 and Case File 05-107, and held a hearing
thereon on April 4, 2005.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
1) The above recitals are incorporated as if fully set forth herein.
2) The City Council finds that the requested conditional use permit is consistent with the criteria set
forth in Section 1108.202 and Section 1102.1003 of the Zoning Ordinance, subject to ten conditions.
3) The City Council determined that the Planning Commission's decision to approve the conditional use
permit subject to ten conditions should be upheld.
4) The City Council makes the following findings:
a. Dean and Carrie Boegeman, appealed the decision of the Planning Commission in accordance
with Section 1108.210 of the City Code on March 4, 2005.
b. The City Council reviewed the appeal of the Planning Commission's decision, and the information
contained in Case File 04-136 and Case File 05-107, and held a hearing thereon on February 28,
2005.
C.
The use is consistent with and supportive of the goals and policies of the Comprehensive Plan.
· Two of the objectives of the Comprehensive Plan are to "determine and strive for a balance of
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www. cityofpriorlake, com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
commerce, industry and population" and to "maintain high standards in the promotion and
development of commerce and industry." This proposal will be consistent with the goals,
objectives, and policies of the Comprehensive Plan provided it complies with the conditions of
approval.
d. The use will not be detrimental to the health, safety, morals and general welfare of the
community as a whole.
· The uses will not be detrimental to the health, safety, and general welfare of the community
as a whole provided all conditions of approval are met.
e. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in
which the Conditional Use is located.
· One purpose of the Zoning Ordinance is to "protect the residential, business, industrial and
public areas of the community and maintain their stability." The proposed use is consistent
with this goal, provided the site complies with all conditions of approval.
f. The use will not have undue adverse impacts on governmental facilities, services, or
improvements, which are either existing or proposed.
· The use will not over burden municipal facilities.
g. The use will not have undue adverse impacts on the use and enjoyment of properties in close
proximity to the conditional use.
· The Zoning Ordinance places conditions on the use that are intended to protect the use and
enjoyment of adjacent properties in the "R" use districts. The applicant has made
modifications to the site plan to assist in alleviating adverse impacts to adjacent sites.
h. 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 site will be required to have an approved buffer yard along all lot lines that abut
residential sites. The applicant must submit a plan showing an increased berm height and
retaining wall along Wilds Path.
i. 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 applicant has been working with the Engineering Department to meet grading and
drainage requirements. Prior to any building permits, the applicant will be required to have
approval of all grading and drainage plans by the City Engineer.
j. 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.
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Page 2
· The City Council has attached the listed conditions they. deem appropriate to protect the
general welfare, public safety, and neighborhood character.
5) The Conditional Use Permit is hereby approved on the property legally described as follows:
Lot 1, Block 1, Wilds North 4th Addition
o) The Conditional Use Permit is hereby approved subject to the following conditions:
a) Conditions outlined in Section 1102.1003(1) of the City Code, related to motor fuel stations as a
conditional use, shall be adhered to.
b) Prior to building permit issuance, all grading and drainage plans must be approved by the City
Engineer.
c) Exterior materials of all buildings on the site shall comply with Section 1107.2202 of the Zoning
Ordinance.
d) Bufferyard requirements as outlined in Section 1107.2000 of the City Code shall be met.
e) The carwash shall limit hours of operation from 6:00 am to 10:00 pm.
f) All retaining walls and landscaping must remain outside the public right of way and provide for
the preservation of adequate site line requirements.
g) The applicant shall submit updated plans and elevations that reflect the proposed plan
modifications and conditions.
h) The applicant shall obtain necessary licensing for the sale of alcohol and tobacco products, if this
is conducted at the site.
i) The applicant shall obtain sign permits to assure proper signage size and placement.
j) Deliveries shall be limited to the hours of 6 am to 10 pm.
7) The contents of Planning Case File 04-136 and Planning Case File 05-107 are hereby entered into
and made a part of the public record and the record of the decision for this case.
Passed and adopted this 4th day of April, 2005.
YES NO
Haugen Hau~Ten
Fleming7 Flemincj
LeMair LeMair
Petersen Petersen
Zieska Zieska
{Seal} City Manager
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Page 3
March 21~, 2005
To: Mayor Haugen, Council Members Fleming, Petersen, and LeMair
I would like to formally notify the City Council of my iment to abstain from the discussion and
vote on the appeal of the Kwik Trip CUP that is scheduled as an agenda item at the April 4t~
City Council meeting. As I am sure each of you are aware, I am employed by Kwik Trip Inc.
For me to participate in this item would be a conflict of interest.
Joe Zieska
cc Frank Boyles
Suesan Lea Pace
KWIK TRIP I
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[[[ J . ~ Prior Lake, MN
March 3, 2005
Prior Lake City Council
c/o Planning Commission
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
RE: Kwik Trip, Wilds North 4th Addition Appeal
Dear Prior Lake City Council:
On January 10, the Planning Commission made a motion to deny a Conditional Use Permit to
Kwik Trip for their 4,825 square foot convenience store, 10 fuel pump stations and a 2,805
square foot 2-bay car wash that was to be located within the Wilds North 4m Addition.
Kwik Trip pulled their request before the Planning Commission could officially deny their
Conditional Use Permit, thereby avoiding official denial. Kwik Trip then re-applied for a CUP
with "revisions." The only revisions made were to the building's appearance and landscaping.
On February 28, many of the residents attended the Planning Commission meeting in order to
express our concerns. The Planning Commission voted 3-2 in favor of the Conditional Use
Permit.
We are appealing the Planning Commission's decision because it is not based upon Prior Lake's
Comprehensive Plan, nor does it fall within the guidelines of a Conditional Use Permit.
PRIOR LAKE COMPREHENSIVE PLAN
GOAL: HOUSING QUALITY AND DIVERSITY
Objective 2: Maintain a choice of and encourage development of quality residential
environments.
i. Avoid or mitigate encroachment by incompatible land uses that can have a
negative impact on the residential living environment.
Oo
Avoid locating high-density housing to primarily serve as a buffer or as a
land use suited for absorbing negative impacts of adjacent land uses.
The noise, traffic and lights of a 24-hour operation will negatively impact the townhomes located
across the street from Kwik Trip. In addition, the townhomes will serve as a buffer to absorb
these negative impacts on our neighborhood. This is in direct conflict with the Comprehensive
Plan.
GOAL: ECONOMIC VITALITY
Objective 3: Promote sound land use
e. Industrial and commercial centers should interface with the community
rather than be developed solely to capture vehicular traffic that happens to
travel through the city.
f.
New development should contribute to the function and success of the
adjacent neighborhoods and Community.
The proposed gas station does not interface with our community, but is being built for the sole
purpose of capturing passing traffic from Mystic Lake Casino. If Kwik Trip were being built to
interface with our community, it would not be a 24-hour operation. This gas station does not
contribute to the function or success of the adjacent neighborhoods as it will pose traffic, crime
and safety concerns to the surrounding residential areas and Community Park.
Objective 4: Maintain high standards in the promotion and development of commerce and
industry.
e. Develop and maintain traffic patterns keeping industrial and commercial
traffic clear of residential areas.
An exit/entrance off of Wilds Path will largely contribute to an increase in transient traffic
accessing our residential streets as they travel down Cougar Path to gain access to County Road
42, heading east.
STANDARDS FOR CONDITIONAL USE PERMIT
"The use will not be detrimental to the health, safety, morals and general welfare of the
community as a whole."
"The use will not have undue adverse impacts on the use and enjoyment of proPerties in
close proximity to the conditional use."
The gas station is detrimental to the health, safety and general welfare of the community, as it
will result in increased traffic throughout our neighborhood. Kwik Trip will have an adverse
impact on the townhomes located across the street from the property, as they will be subjected to
noise, traffic and bright lights through the night. Other gas stations in surrounding areas are not
open 24 hours a day, nor are they within 100 feet of other residences.
We were both raised in Prior Lake and have chosen to raise our family in this town because we
believe Prior Lake to be a strong community, with high moral standards. We take pride in the
fact that our Mayor states, "Our challenge is to make decisions today that will benefit Prior Lake
in the long term. The decisions we make today shouldn't be made for convenience, but with the
future in mind so that when we look back, in the year 2030, there is no doubt the decisions we
made in 2005 created a better Prior Lake for the future."
Sincerely,
Dean and Carrie Boegeman
14178 Badger Circle NW
Prior Lake, MN 55372
Chronological history of the commercial area and the road connections in The Wilds
North.
1995
1999
2OO2
June, 2002
December, 2002
October, 2003
November, 2003
Apdl, 2004
20 acres at the intersection of CSAH 42 and CSAH 83 designated
commercial and rezoned to B-2 at the request of the property owner.
Commercial area at the intersection of CSAH 42 and CSAH 83 increased
to 30 acres as part of 2020 Comprehensive Plan update. Rezoning
follows in 2000.
Developer requests amendment to Comprehensive Plan and rezoning on
20 acres from commercial to high density residential. Results in decrease
of commercial area to 10+ acres.
Council approves a preliminary plat for The Wilds North. Preliminary plat
only shows residential lots. The commercial and high density areas are
shown as outlots. There is no road connection between Wilds Path and
Cougar Path shown. Need for road connection is identified.
Council approves final plat for The Wilds North. Commercial and high
density residential lots are platted as outlots. The future road connection
is not platted, but is shown on future construction plans.
First permits for single family home construction in The Wilds North are
approved.
Council approves the preliminary plat for Wensmann 4th Addition
(townhomes). This preliminary plat identifies the road connection.
Council approves final plat for Wensmann 4th Addition. Road connection
is platted, and construction begins.
1:\05 files\05 appeals~(wik tdp cup\the wilds north history.doc
BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343 / (952) 238-1667 / FAX (952) 238-1671
22 February 2005
Refer to File: 05-12
MEMORANDUM
TO:
FROM:
Brad Fry, Kwik Trip~,Inc.
James A. Benshoo~n~d Erik Seiberlich~
Traffic Study for Proposed Kwik Trip in Prior Lake, Minnesota
PURPOSE AND BACKGROUND
This memorandum reports results of a traffic study we completed for your Proposed Kwik
Trip development in Prior Lake, Minnesota. This study focused on the following three
aspects of the proposed development.
Weekday daily trip generation of the Kwik Trip and other expected development in
the area.
· Expected daily weekday volumes on Wilds Path at the intersections with CR 83
and CR 42, and comparison to the capacity of Wilds Path.
· Operation of the intersection of Wilds Path and Cougar Path.
The proposed Kwik Trip is in the northeast quadrant of the intersection of CR 83 and
Wilds path, south of CR 42. The site presently is vacant and has been planned by the City
for commercial development. Figure 1 shows the location of the proposed Kwik Trip
development, together with land uses planned by the City on other nearby properties.
Project Description
The proposed Kwik Trip will consist of a 4,000 square foot convenience store, ten vehicle
fueling positions and a two stall automatic car wash. There will be two access points for
the Kwik Trip. One access point will be on Wilds Path opposite Cougar Path. The second
access point is about 320 feet to the northeast on Wilds Path. This access point will be part
of a four-legged intersection with a driveway for a residential development making up the
opposite leg. Figure 2 shows the proposed Kwik Trip site plan.
d
/
/
/
/
/
APPROXIMATE SCALE
0 60'
TRAFFIC STUDY FOR IGURE 2
PROPOSED KWIK TRIP
IN PRIOR LAKE, MN ~ PROPOSED SITE PLAN
Mr. Brad Fry -4- 22 February.2005 ·
Other Nearby Development
In addition to the Kwik Trip, several other types of land uses are expected to be
constructed to complete development on the north side of the Wilds Golf Club. As
previously shown in Figure 1, single-family residential units will be developed east of the
Kwik Trip and multi-family residential units will be developed across Wilds Path to the
south and east of the Kwik Trip. A shopping center is expected to be developed between
CR 42 and Wilds Path to the northeast of the Kwik Trip.
As we understand, the single family development will consist of 68 dwelling units, and the
multi-family development will consist of 100 units. The multi-family development will be
accessed from driveways on Wilds Path and Cougar Path just south of the intersection with
Wilds Path. The shopping center, with an estimated size of 64,000 square feet, will be
accessed from Wilds Path.
Mr. Brad Fry -5- 22 February. 2005
TRIP GENERATION
As indicated earlier in this memorandum, the first point to address is the weekday daily
trip generation of the Kwik Trip and other expected development in the area. For this
purpose, City staff anticipated that the Kwik Trip site would develop as a 24,000 square
foot shopping center. From a review of the City's trip generation projections, we
determined that the results were calculated using a combination of weekday and Saturday
data. Given this situation and that the City's projections did not represent an expected
outcome either for a typical weekday or a Saturday, we have not attempted to relate the
City's projections with the total trip generation that would occur if the Kwik Trip
development occurred instead of a 24,000 square foot shopping center. Rather, we have
projected the weekday daily trip generation for each of the parcels in the area using the
Institute of Traffic Engineers' Trip Generation, 7th Edition. The results shown in Table 1
account for the proposed Kwik Trip development instead of the previously anticipated
24,000 square foot shopping center.
Table 1: Weekday Daily Tr ~ Generation With Kwik Trip
Location [and Use ADT (Two-way)
Outlot A, north of Wilds Path near CR 42 Shoppin[! Center 2,750
Outlot A, north of Wilds Path near CR 83 Kwik Trip 1,530
Outlot E, south of Wilds Path - various locations Multi-Family Residential 586
Along Cougar Path south of Wilds Path Single-Family Residential 651
Total 5,520
As shown in Table 1, the total planned development, including Kwik Trip, would generate
5,520 vehicle trip ends per day on a typical weekday. The Kwik Trip development would
generate about 28 percent of the total trips.
Mr. Brad Fry -6- 22 February. 2005.
DAILY WEEKDAY VOLUMES
The second point, mentioned at the beginning of the report is to determine the expected
average daily traffic volumes (ADT) at the two highest volume locations on Wilds Path
east of CR 83 and south of CR 42. For this purpose, the trips generated were distributed
by route and direction based on observed patterns, as follows:
· 40% to/from the north on CR 83
· 40% to/from the east on CR 42
10% to/from the south on CR 83
· 10% to/from the west on CR 42
In order to maintain a conservative estimate of the traffic volumes on Wilds Path, all trips
generated by the identified uses were assumed to access CR 83 or CR 42 via Wilds Path,
even though some of the trips, especially those generated by the single-family residential
units would use Wilds Parkway instead of Wilds Path.
Using the preceding trip distribution percentages, we have projected that the volume on
Wilds Path just east of CR 83 will be 3,380 vehicles per day and that the volume on Wilds
Path just south of CR 42 will be 2,140 vehicles per day. The preceding volumes, which
together equal the total trip generation of 5,520 trip ends, are far below the 7,500 - 9,000
vehicles per day capacity of a two-lane street, identified in the Scott County Transportation
Plan (May 2001).
Mr. Brad Fry -7- 22 February. 2005 .
OPERATION OF THE WILDS PATH/COUGAR PATH INTERSECTION
The third point mentioned at the beginning of this report is to address traffic operations at
the Wilds Path/Cougar Path intersection. This intersection presently has three legs, with
the Kwik Trip access (north leg) not yet constructed. Each of the three existing legs
provides one lane approaching the intersection. The south leg has stop sign control. A
raised center median begins on the west side of the intersection and continues to the
intersection of Wilds Path and CR 83, where a westbound left mm lane is provided.
Analysis was performed for the intersection of Wilds Path and Cougar Path during the p.m.
peak hour on a typical weekday. The p.m, peak hour trip generation for the expected uses
is shown in Table 2.
Table 2: Weekday P.M. Peak Hour Trip Generation
Land Use ' In (~ut Total
Shopping Center 115 125 133
Kwik Trip 67 66 240
Multi-Family Residential 35 17 52
Single-Family Residential 43 26 69
Total 260 234 494
Trips were assigned based on the previously identified trip distribution percentages to
determine peak hour volumes for the intersection. These volumes are shown in Figure 3.
A capacity analysis was conducted, which indicated that the intersection is expected to
operate well within capacity; all four approaches would operate at level of service B or
better.
Although analysis of this intersection indicated that it will function at an acceptable level
of service, an operational issue has been identified. The west approach of the intersection
presently provides one lane, which will be used for left tums into the Kwik Trip site,
together with existing through and right turn movements. With this geometry, eastbound
vehicles would be forced to queue behind a vehicle waiting to turn left into Kwik Trip.
Though the eastbound volumes are not particularly high, this situation would result in
increased delays and potential for rear-end accidents. After reviewing several alternatives
to resolve this issue, we have developed the recommended plan shown in Figure 4. As
shown in the figure, our recommended plan involves removing the existing raised center
median on Wilds Path between CR 83 and Cougar Path, and replacing it with striping
which delineates a 100 foot long left turn lane for westbound traffic onto CR 83 south and
a 70 foot long left turn lane for eastbound vehicles entering the Kwik Trip. While storage
space for vehicles turning south onto CR 83 will be decreased, it is believed that the vast
majority of vehicles at the east approach will be turning right. The eastbound left turn lane
at the Cougar Path intersection will eliminate any chance of a queue backing up to or near
CR 83, and will reduce the chance for rear-end collisions.
CR 42
WILDS p^'rH
t
NOT TO SCALE
NOTE: THESE VOLUMES ACCOUNT
FOR FULL DEVELOPMENT OF
PROPERTIES SERVED BY
WILDS PATH
KWIK TRIP, INC.
~'BENSHOOF & ASSOCIATES, INC.
T~tANS:PORTATIONI
TRAFFIC STUDY FOR
PROPOSED KWIK TRIP
IN PRIOR LAKE, MN
FIGU!RE 3
P.M. PEAK HOUR
TURNING 'MOVE ME NT
VOLUMES
f
APPROXIMATE SCALE
0 60'
WILDS
PATH
F ~.,,~,.,.c Y -~~,~u..~
/ ...... /TRAFFtC STUDY FOR
/ ~ PROPOSED KWIKTRIP ~ RECOMMENDED
! 99~s.oo~^~oc~s.,.c. ! ,. ~.,o. ~, ~. ~~ou~ FO. w~s
! PATH/COUGAR PATH
~ T~NSPORTATION ~NGINEE RS ANO P~NNER8
~ ,, ,, ~ , ,,, ~INTERSECTION ,, ,,,
Mr. Brad Fry - 10-
22 February. 2005 ·
CONCLUSIONS
Based on the information and analyses presented in this report, the following conclusions
were made:
The proposed Kwik Trip is expected to generate a total of 1530 trips on a typical
weekday, and 133 trips during the p.m. peak hour of a typical weekday.
Upon full build out of all land uses in the area of the proposed Kwik Trip, the
expected weekday volumes on Wilds Path are as follows: 3,380 vehicles per day on
Wilds Path east of CR 83 and 2,140 vehicles per day on Wilds Path south of CR 42.
These volumes are far below the 7,500 - 9,000 vehicles per day capacity of a two-
lane street, identified in the Scott County Transportation Plan (May 2001).
After full build-out, the intersection of Wilds Path and Cougar Path is expected to
operate well below capacity, with all four approaches operating at level of service
B or better. In order to increase safety at the intersection of Wilds Path and Cougar
Path, we recommend that the existing raised center median be removed. In its
place lane, striping would delineate a 100 foot left mm lane for the east approach of
Wilds Path at CR 83, and a 70 foot left mm lane for the west approach of Wilds
Path at Cougar Path.
JANUARY 10, 2005 KWIK TRIP PLANNING COMMISSION
PUBLIC HEARING
B. #04-136 Kwik Trip, Inc., has submitted an application for a Conditional Use
Permit and Site Plan Review for Kwik Trip (Motor Fuel Station) on a commercial
site located at the SE corner of Co. Rd 83 and 42.
Planning Coordinator Danette Moore presented the Planning Report dated January 10,
2005, on file in the office of the City Planning Department.
Kwik Trip, Inc. has applied for a Conditional Use Permit to establish a motor fuel station
within the Community Business Zoning District. The site is within the Wilds North 4th
Addition and is located at the southeast comer of CSAH 83 and CSAH 42.
The 3.3 acre site is proposed to contain the following elements:
· A 4,825 square foot convenience store.
· 10 fuel pump stations with an overhead canopy
· A 2,805 square foot carwash.
The proposed site plan will meet setback requirements. The carwash will be required to
adhere to conditions detailed in the City Code, and maintain hours of operation between
6:00 am to 10:00 pm, unless the service doors to the facility remain closed.
In addition to the Conditional Use Permit, the applicant is required to have site plan
approval by the City Development Review Committee. While working with the
Development Review Committee, the applicant has made modifications to the site plan to
limit impacts to adjacent properties.
The proposed motor fuel station is allowed in the C-2 district with approval of a
conditional use permit. In order to meet the criteria, the Planning staff recommends the
following conditions:
1. Conditions outlined in Section 1102.1003(1) of the City Code, related to motor fuel
stations as a conditional use, shall be adhered to.
2. Prior to building permit issuance, all grading and drainage plans must be approved by
the City Engineer.
3. Exterior materials of all buildings on the site shall comply with Section 1107.2202 of
the Zoning Ordinance.
4. Buffer yard requirements as outlined in Section 1107.2000 of the City Code shall be
met.
5. The carwash shall limit hours of operation from 6:00 am to 10:00 pm.
Questions from the Commissioners:
Perez questioned who was on the Development Review Committee. Moore responded
that all department heads and some of the support staff'were involved.
Billington questioned the proposed building location from the nearest structure. Moore
explained how she scaled the area. There is a roadway between the residential homes and
the fuel station plus the additional feet from the nearest structure.
Billington questioned the grading and visibility. Albrecht responded explaining the
grades and elevations. There will be minor berming and landscaping.
Billington questioned the height. Moore responded it would be 20 feet to the top of the
canopy.
Billington questioned the landscaping. Moore explained the requirements. The
applicants exceed the requirements.
Billington questioned the signage. Moore responded the sign plan has been submitted
and will have to come forward with an additional permit. They have not officially
applied for a permit. Just looking at it, it does not look out of place with the City's
requirements. Kansier displayed the proposed building signage. The applicant has also
reduced signs from what is allowed.
Moore stated the applicant's request meets all requirements.
Perez asked if a traffic study was done. Moore said it was not required.
Ringstad questioned if two accesses were too much on County Road 83. Albrecht stated
the County would not permit an intermediate access at that point. Also, there is a
significant amount of grade from Wilds Path on down. It would be a problem even if the
County would permit it.
Ringstad questioned if the two access points are typical for a project like this. Albrecht
explained that originally there were 3 accesses proposed however staff disagreed and
allowed 2 accesses.
Moore pointed out the developer has made a number of changes since the beginning of
the application. Most notably the carwash. It will be a limited use'not to disrupt the
neighbors.
Lemke questioned our carwash requirements. Moore responded there are conditions such
as hours of operation.
Perez questioned the requirements for outdoor events. Moore explained it would not be
permitted.
Comments from the Public:
Brad Fry representing Kwik Trip thanked staff for all their work. He would be available
for any questions.
Billington questioned if they did a traffic count. Fry responded it was not required but he
hoped it was high.
Dave Peterson, 14213 Badger Circle, said as residents they pay a lot of money to live in a
nice quiet golf community and now within 350 feet from his house a proposed gas station
is going in. He felt it was not going to be a convenience for him or his neighbors and
stated Prior Lake does not need another gas station. Peterson asked if the City knew the
impact on crime and felt it was going up. Would like to see the impact on crime
especially with little kids playing within 200 feet of this gas station. Peterson said he
knew it was going to be a commercial area but thought the access was coming off County
Road 42 or the main entrance to The Wilds. He questioned the City's benefit for putting
in a gas station in that area as he didn't see any. Peterson went on to say the people who
use the Casino have more of a crime record than those who do not go to the Casino. He
stated there will be more crime with a gas station. If this goes through Peterson felt his
house would go down in value. He also said Wensmann Homes is not disclosing what is
going in this area. Peterson wanted to know what the standards are for letting consumers
know what is going in.
Perez explained this area is designated for a gas station. Moore went on to further
explain if the applicant didn't need a Conditional Use Permit the residents would not
have been notified and the applicant could have bUilt the station.
Peterson said the gas station would be selling alcohol. Adding it all up there is no need
for another gas station.
Patrick Stevens, 14190 Coyote Circle said he was shocked to find out about the station.
Stevens felt this is a dangerous traffic area. People who stop at the gas station will be
coming from the Casino. The road is not well designed for this use. There is no traffic
count. He has lived in the area for 8 months and has seen 3 accidents at the intersection.
Stevens also questioned the traffic and tanker noise. He felt this could be a high crime
area. There are a lot of kids in the area and use the streets to walk to play. Stevens stated
it is a ridiculous area to put a gas station. The gas station will be a draw for kids to go in
and buy candy.
Jerry Thiesen with Shamrock Development stated they worked with Scott County for a
long time on the access. This comer has always been considered "commercial", at least 8
years. The area was platted specifically as a commercial comer with the intention of a
gas station and convenience store on this site. It is a good site to meet the needs of the
neighbors. Felt badly the neighbors were not aware of this long time designation. Quite
often when properties are sold the information is not transferred to those purchasing.
Terry Schammel, 2812 Cougar Path NWq, said when she purchased her home it showed
one entrance into the development. She later found out they were adding the entrance
from County Road 83. She called Shamrock Development and was told the area would
be a commercial area with lower traffic. Schammel went on to say she pays to be part of
The Wilds Association but you wouldn't know it because you have to drive past the
Kwik Trip to get to her house.
Jed Adams, 14210 Coyote Circle, agreed with the neighbor's comments that he did not
know what was going in. Adams felt it would be an eye-sore and changing the
neighborhood. He is opposed to the project. Had they known they would have
reconsidered their decision to move to that area.
Scott Mooney, 14167 Woodchuck Trail, echoed the sentiments that this project is not for
the neighborhood. He was told the area would be a "light commercial development". In
his mind a gas station/carwash is not what he considered to be a light use. He did not see
this fitting into the neighborhood. The access will be next to a high development area
increasing traffic through the neighborhood. If the site will not accommodate access off
County Road 83 then do not allow it. If this development does go through, please
reconsider higher landscaping requirements. Mooney suggested higher berms and more
trees such as mature evergreens. He was concerned a traffic study was not done for this
project. Lighting was not brought up as it is a concern. They already look out and see
the teepee lights. The residential area is becoming very commercialized. As a taxpayer
he disagrees with the direction of this project.
Rick Tremmel, 14171 Badger Circle, said he has a retention pond in his back yard and is
concerned for the gas runoff. He cannot touch the buffer zone. All the gas runoff will
flow into a pond and will cause bad affects for the water quality. He felt there should be
a study done before making a decision.
Steve Albrecht responded to the wetland comment and explained it was a constructed
stormwater pond meant to handle and treat runoff from the Wilds North development.
The County did look at the traffic studies including this area as a commercial area. That
is why the County is not requiring any additional infrastructure at the intersection. They
anticipated the traffic volumes it would generate. There is no specific traffic count for
the gas station however, it is 36 foot-wide street. It is minor collector street with only
182 homes which is not an overuse of the street. Albrecht explained the street capacity.
Again, the County did look at the traffic and did not warrant any additional
improvements.
Patrick Stevens, 14190 Coyote Circle, questioned the purpose of having a gas station at
that particular area. Who is it suppose to serve? Applicant, Brad Fry with Kwik Trip
responded they have gone over the landscape requirements as well as the building
architect requirements. He also responded on the use of the Kwik Trip station - they are
family owned, they are a grocery store, bakery/coffee shop and gas station. The purpose
is to serve all residents and drivers using County Roads 42 and 83.
Terry Schammel, 2812 Cougar Path, just heard how everyone is going to preserve Jeffers
Pond. She understands growth is inevitable but they do not need another gas station
especially off a residential street. The average child is under 5 years old. It is too close to
homes.
The public heating was closed at 8:14 p.m.
Comments from the Commissioners:
Billington: · There is a safety issue and a real problem with traffic with cars and movement.
· There is a visual impact.
· Not saying it's a bad project but has some issues with the site and will have some
problems supporting the site.
Lemke:
· If this property was zoned something else and the applicant was asking for a
rezoning I probably wouldn't approve.
· At this point, it is allowed.
· Support.
Perez:
·
Understands where Commissioner Lernke is going with this but there are other
uses for this.
I do not feel the Findings have been met for the Conditional Use Permit.
Cannot support.
Ringstad:
· Questioned Albrecht on the station access - The County said it is too close to
permit another access. Albrecht said based on the County's overall review of the
Preliminary Plat, Wilds Path was the closest access they were going to allow from
County Road 42. Nothing between Wilds Path and County Road 42 is going to be
permitted as part of their access control.
· Kansier responded the distance from County Road 42 is just under a quarter mile
- 1,000 feet.
· The access is only allowed at Wilds Path is the worst case scenario. If I owned a
home I would be concerned.
· Kwik Trip might want to reconsider part of their plan to serve the 180 residents.
They may not support the store.
· However, the commercial piece c~fproperty meets the requirements. It doesn't
mean if I was in the neighborhood I'd like it.
· I purchased homes in and out of Prior Lake and failed to check the surrounding
zoning.
· "Let the buyer beware"- when any of us move, you have to go to the City and see
what the neighboring properties are zoned.
· Will reluctantly support.
We are not asking to change the zone, it is a permitted use.
· Encourage Kwik Trip to reconsider if they want the residents to be customers.
Stamson:
Asked staff for the theoretical argument for a CUP. Kansier explained the CUP
uses are appropriate for the area but have impacts. The Findings are laid out and
if the Commissioners do not find certain requirements they can lay out conditions.
On this particular intersection is there a potential for another gas station? Kansier
explained the designated zoning on the four comers. The Comprehensive Plan
identifies them as commercial areas.
It is the comer of two County roads. Feel Wilds Path is sufficient to handle the
traffic. It is common in the Twin City area and this is the way stations are built.
Usually there are commercial designations along the street.
· Struggling with the residential area.
· Questioned if the area has always been zoned residential. Kansier pointed out the
comer area has always been intended as commercial.
· Straggling with the Findings.
Open Discussion:
Perez questioned if all the Findings have to be met to approve. Kansier said all CUP
requirements do not need to be met to mitigate the impact. However there can be applied
conditions for landscaping, noise, lighting, signage, etc. You have to add up the positives
and negatives and see what you come up with.
Perez said he cannot approve not knowing the impact. There are no traffic studies. As a
body we cannot say there are no impacts. That's where I struggle. Landscape does not
cover safety.
Kansier said if the concern is traffic, the Commissioners can ask for that information
from the developer.
Lemke noted nobody is going to drive up to this comer just to get gas, people will stop as
a convenience driving past it.
Samson explained why gas stations require a CUP.
Perez asked if there are other uses for this designation that do not need a CUP. Kansier
said there are several, offices, daycares, retail stores, etc.
Perez felt this was not a good use for the area.
Stamson said it is not any one use. It is very different than the Pike Lake Holiday Store
with residential areas around it. The traffic doesn't impact it the same way. 'The problem
here is the driveway comes out into the neighborhood. It is not a bad place for a gas
station but it's the site configuration. The overall impact is negative to the neighborhood.
Will not support. We are not short of gas stations at this time.
MOTION BY PEREZ, SECOND BY BILLINGTON, DIRECTING STAFF TO
PREPARE A RESOLUTION DENYING THE CONDITIONAL USE PERMIT BASED
ON THE CUMLATIVE IMPACT OF A HIGH INTENSITY USE ON THE CORNER
WHICH IS DIFFERENT THAN THE GOALS OF THE COMMUNITY DISTRICT
AREA. THE SITE SPECIFICALLY HAS SOME FEATURES THAT CANNOT BE
MITIGATED ALTHOUGH IT IS PERMITTED FOR THE DISTRICT.
Vote taken indicated ayes by Perez, Billington and Stamson. Nays by Ringstad and
Lernke. MOTION CARRIED.
FEBRUARY 28, 2005 KWIK TRIP PLANNING COMMISSION
PUBLIC HEARING
A. #05206: Kwik Trip, Inc., has submitted an application for a Conditional Use
Permit and Site Plan Review for Kwik Trip (Motor Fuel Station) on a commercial
site located at the SE corner of Co. Rd 83 and 42.
Planning Coordinator Danette Moore, presented the Planning Report dated February 28,
2005, on file in the office of the City Planning Department.
Kwik Trip, Inc. has applied for a conditional use permit to establish a motor fuel station
within the Community Business Zoning District. The site is within the Wilds North 4th
Addition and is located at the southeast comer of CSAH 83 and CSAH 42.
The property is zoned C-2 (Community Business) and is guided C-CC (Community
Retail Shopping) on the Comprehensive Land Use Plan Map. The C-2 Zoning District
allows motor fuel stations by conditional' use.
The Planning Commission held a public hearing for the request on January 10, 2005.
Since that time, the applicant has withdrawn the original proposal and resubmitted a new
application. In response to a neighborhood meeting held on February 22, 2005, the
applicant has submitted an amended plan. This report has been updated to reflect the
proposed changes.
Since the time of the February 22nd neighborhood meeting, the applicant has proposed
revising the project to include the following:
An increase in the width of the boulevard surrounding the Kwik Trip project
along Wilds Path, which would allow for an increased area to provide additional
screening.
Increased screening along Wilds Path with the combined use of a berm and
decorative retaining wall. In relation to the elevation of the sidewalk along Wilds
Path, the berm would extend two additional feet (2') in height at its lowest point
and increase to three feet (3') at its highest point. In addition, at the highest point
of the berm a decorative retaining wall would be constructed that would provide
an additional three (3') feet of screening. The retaining wall can not exceed four
feet (4'), as it would be considered a structure and would not meet structure
setback requirements. The apPlicant will also be required to provide adequate
landscaping along the berm/retaining wall to meet the code requirements.
· The reduction of signage. This involves the removal of the pylon sign and wall
signs facing the residential area along Wilds Path.
Modifications to the gas-pump island canopy. Originally, the applicant had
proposed a flat roofed canopy (20 feet in height). As an alternative, the applicant
is proposing a pitched roofline with asphalt shingles, to appear more consistent
with surrounding roof tops.
The proposed motor fuel station is allowed in the C-2 district with approval of a
conditional use permit. In order to meet the criteria, staff recommends the following
conditions:
1. Conditions outlined in Section 1102.1003(1) of the City Code, related to motor fuel
stations as a conditional use, shall be adhered to.
2. Prior to building permit issuance, all grading and drainage plans must be approved by
the City Engineer.
3. Exterior materials of all buildings on the site shall comply with Section 1107.2202 of
the Zoning Ordinance.
4. Bufferyard requirements as outlined in Section 1107.2000 of the City Code shall be
met.
5. The carwash shall limit hours of operation from 6:00 am to 10:00 pm.
6. All retaining walls and landscaping must remain outside the public right of way and
provide for the preservation of adequate site line requirements.
7. The applicant shall submit updated plans and elevations that reflect the proposed plan
modifications and conditions.
8. The applicant shall obtain necessary licensing for the sale of alcohol and tobacco
products, if this is conducted at the site.
9. The applicant shall obtain sign permits to assure proper signage size and placement.
Comments from the Public:
Scott Tiegen, representing Kwik Trip, gave a brief history of the Kwik Trip stores
headquarted in LaCrosse, Wisconsin. They are a Christian based family- run business
and would like to be good community members. Kwik Trip actually came into the
business from the grocery store side related to Gateway Foods and Rainbow compared to
other convenience stations coming in from the gas side. Since the neighborhood meeting
Kwik Trip has made significant changes in their proposal. Their goal is to make the
neighbors the best customers. They feel Wilds Path will be able to easily accommodate
the anticipated traffic.
Tiegen indicated there was a lot of discussion at the neighborhood meeting and they
heard the neighbors' concerns. Kwik Trip redesigned their sloped roof canopy, increased
the landscape screening, noise from the carwash and removed the signing along the
residential side of the project. Kwik Trip felt they made changes to accommodate as
much as they can and still maintain the integrity of the store. Tiegen also spoke on the
noise and hours scheduled for the carwash.
Tiegen said they briefly talked about alcohol and tobacco at the neighborhood meeting
and explained their precautions. Tiegen stated Kwik Trip meets and exceeds all of' staff's
conditions and concerns with the Conditional Use Permit.
Jeremy Schammel, 2812 Cougar Path, said he did not feel Kwik Trip is an eyesore or bad
company however they cannot address two of the permit conditions. Schanunel stated he
is emotional and does not want this. It is a 24-7 operation selling alcohol and tobacco.
The Farmington and Savage Kwik Trips had violations. It brings crime. His kids will be
playing in the neighboring park. In addition the access is right across from Cougar Path.
Schammel said he was disappointed when Cougar Path connected to County Road 83.
Everyone knew the area was zoned commercial and it would cause problems bringing
cars in. Schammel stated there were so many better uses for this land that would not
bring traffic into their neighborhood. Many people will use the neighborhood streets
where the neighborhood kids like to play in the street. Ninety percent of the community
.has kids under the age of 10. So it will be a danger.
Schammel pointed out #5 of the CUP conditions regarding "the use will not have undue
adverse impacts on the use and enjoyment of property..." Schammel stated there would
be beer cans in the park on Saturday morning. There will be cigarette butts everywhere.
It's going to happen. Schammel stated people are going to leave Mystic Lake, go down
to the gas station, buy booze and cigarettes and the park will be a natural place for them
to congregate especially since Kwik Trip will keep them off their property. Unfortunately
the people will go to the park. He does not want this in his neighborhood.
Bob Fust, 2852 Cougar Path, wanted to echo some of Schammel's concerns. Kwik Trip
has ten sites in the southwest metro area. There is only one that "dumps" directly into the
neighborhood streets. He felt this was a detrimental impact to the neighborhood. They
do not want a gas station/convenience store in their neighborhood. It was not the intent
of the plat when the neighborhood was laid out.
Emily Coleman, 2748 Cougar Path, stated they were extremely concerned with a gas
station going in. They knew when they built their house it was a commercially planned
area. The gas station proposal was never brought up and if they had known it, they
would never have built in the area. They felt The Wilds would be a safe place to live.
The sale of tobacco and alcohol are a concern for her. She stated Kwik Trip cannot
control the type of customers or where they are going to go after they leave the store.
Rick Tremmel, 14171 Badger Circle, stated his main concern is the people coming on
and off County Road 83. Tremmel explained the traffic going back and forth to the
casino. It is dangerous taking a left-had turn and its just asking for an accident. People
leaving the convenience store heading toward the casino are going to be playing
"chicken". Weekends are even worse for traffic. Everyone is on their way to Mystic
Lake, in a hurry to lose their money or win the big jackpot. People driving over the hill
have lost money and will not be in a good mood and probably driving 55 mph. This is a
recipe for a bad traffic accident.
Erik Plaisted, 14170 Woodchuck Trail, said his concern was for safety.' People using the
gas station will not be living in the neighborhood and will speed. His concern is for the
children's safety. He said he did not understand why the access had to be off Wilds
Parkway. It seems inconvenient for Kwik Trip and the neighbors.
Shane Foster, 2817 Cougar Path, said he just found out about this and is coming into the
situation late. Had he known there was going to be a gas station he would have never
built in this area. Foster stated he lost a child in an accident and did not want to have to
deal with that again. He felt a large percentage of customers will drive through the
neighborhood as a short cut.
Theresa Nordstrom, 14195 Badger Circle, said she agreed with everyone and would not
have built if she knew a gas station was going in. Nordstrom ask the Commissioners to
take into consideration the neighbors feelings. She stated she did not know if she would
be able to let her kids play like she would in a small town area and that is what she
thought Prior Lake was.
Rudy Curtler, 2661 Cougar Path, stated there were over 20 children under the age of 10
within 600 feet of the gas station. He also pointed out a park is still in the neighborhood.
He felt there was a likelihood of an accident. There is also a derogation of the quality of
life of the individuals using the park. Consider the facts and emotions of the residents.
Kurt Krivits, 2849 Cougar Path, said he moved to Prior Lake to become part of a small
town community. He lived in Eden Prairie behind a strip mall and felt there was a lot of
traffic. He wants to protect his children and felt all the traffic from the gas station would
jeopardize their safety.
Terrie Schammel, 2812 Cougar Path, said the additional traffic will bring more crime into
the neighborhood. It is bad enough fight now for our kids to play outside with the
additional traffic to the park. The additional traffic brings in additional crime. Mystic
Lake is a non-alcoholic facility - people coming by after being at the casino losing
money - because we know it's a place where people often do not win millions. They will
stop at Kwik Trip and mm around to see half a million dollar homes. If you don't think
that will bring in additional crime you're crazy.
Schammel understands there are legal standings behind accepting or denying this CLIP.
This will adversely affect the crime in their neighborhood. She felt it was hard to raise
children with the potential crime. Schammel stated she stopped into the townhomes to
talk to the ladies - they didn't even want to discuss the gas station. Schammel said three
of the realtors were concerned they would not be able to sell the townhome units ifa gas
station went in. She stopped at SuperAmerica with 3 police cars and does not want to
see that in her neighborhood. Schammel said doesn't care that Kwik Trip is a Christian
family run business but it is not right for her neighborhood. A gas station can be built on
one of the other three corners.
Brad Fry, the engineer for Kwik Trip said the main concem they heard'from the
neighborhood was "traffic". They had a traffic study done and proved that the traffic
counts would be less than what the City and County had designed. Wilds Path and can
handle an additional 3 to 4, 000 additional vehicles per day compared to what the mad
will be designed with their site including a commercial strip mall. Kwik Trip did address
what the Planning Commission wanted to hear and are okay with the traffic counts.
Patrick Stevens, 14190 Circle, said it boils down to safety. Regardless if the road can
handle it, it has to be safe. Any given day you can see 10 to 15 people out in the street.
Think of safety first. This station will impact his family. He felt there could be better
business for this location. There could be thousands of businesses coming in not going to
be open 24/7. He owns two businesses and would love to have his business here. Who
needs this? He is eXcited to live in Prior Lake and want to stay here. He called everyone
and no one told him a gas station would be in place. Now they will have people throwing
beer cans, smoking in the park, driving fast, pissed off because they lost money at the
casino. He asked to consider his concerns.
Mike Cassidy, 2695 Cougar Path, said his concem was that Wilds Path was never
supposed to connect to Cougar Path, he would have never moved here. He moved from
Savage with similar problems. Taxes will not be lowered because of the change. His
concern is the value of his neighborhood. Cassidy stated he knew there was going to be
commercial businesses on the comer but didn't think the road would connect to Cougar
Path.
Ivy Tremmel, 14171 Badger Cir, said she wrote several emails to the City Council
members with Kwik Trip taking steps for the safety of their children. What is Kwik Trip
.doing to decrease the potential for accidents in the neighborhood? She was concerned for
the noise from tracks, carwash, beer trucks, fuel tankers, other deliveries. They do not
want those trucks in their neighborhood. There is potential for crime. Kwik Trip cannot
say they are not a crime-free store. There are all kinds of problems with convenient
stores. She would like them to preclude selling alcohol. Vote your conscience.
Jim Stanton, Shamrock Development, 3200 Main Street, Coon Rapids, said he did not
want to see the neighbors unhappy, but wanted to set a few of the facts straight. He
specifically gave up $137,000 to get the hill lowered on County Road 83. He also gave
all the land along the road for right-of-way so the site lines were lowered and correct. It
should be a relatively safe intersection stated by the engineers. It is a fact - Cougar Path
was not originally connected to Wilds Path. Wensmann Homes had to change with the
planning with townhomes. They did not know how it was going to be developed at the
time. The County determined the access.
Stanton said Shamrock did not mislead anyone. As to the street- Wilds Parkway is a
wider street specifically designed for commercial use. There will be substantial traffic. It
was brought up at the neighborhood meeting that Kwik Trip or the other commercial uses
take direct access off County Roads 42 or 83. We can't - the County wanted 1,000 feet
from the intersection. That is why some of the accesses were eliminated. He had to give
up some of the other connections. It was also stated a few times that someone cai'led
Shamrock Development - he did not recall talking to anyone who said a gas station
would not be going in. No one would say a gas station would not go in. If they were
asked what was going in, if they omitted a gas station, I'm sorry. A bank is interested in
going in as well which will generate a lot of traffic.
Stanton said he was addressing land uses but also wanted to comment on the alcohol
concerns. He did not feel people coming back from the casino would be drinking on site
at the station. The zoning is correct. He would like to see this proceed.
Jeremy Schammel, 2812 Cougar Path, felt a bank would be great because it wouldn't be
open 24-7. It would be a fitting use and would not object.
Terry Schammel, 2812 Cougar Path, stated several residents called Shamrock and was
told it was zoned light commercial - coffee shop, dry cleaners.
Laura Curtler, 2661 Cougar Path, stated she loved moving to Prior Lake with its small
town feel. Her main concern is with the store in close proximity of the park. She is not
concerned with the alcohol and tobacco sale. She said she is worried someone would
swipe her child as they drive by.
Mary Mooney, 14167 Woodchuck Trail, wondered if a traffic study was done on Cougar
Path. People could drive up Cougar Path just as easily as driving on Wilds Path.
John Meyer, 2709 Cougar Path, said he grew up in a small town where his friend owned
a Conoco station and specifically built away from a development because he was
concerned with crime. Meyer stated most of us have been teenagers and at some point
someone will be wrecking his property and that worries him. His other concern is to find
a way close off Cougar Path which is 85% of the problem.
The public hearing was closed at 7:31 p.m.
Comments from the Commissioners:
Ringstad:
· Any alternatives to closing off Cougar Path?
· Albrecht addressed the problems of closing Cougar Path - Prior to the
townhomes, the outlots adjacent to their homes were developed showing Cougar
Path not connected with the single family homes was to divert the traffic out of
the neighborhood. If the Cougar Path was not connected, there would be
significant traffic using Cougar Path up to County Road 42 as a way to get to 42.
The purpose of the Cougar Path connection was to divert the high density traffic
out of the residential neighborhood. If we were to close off that section, traffic
would increase on Cougar Path. The traffic on Wilds Path would decrease. It
would be a less desirable situation with full build-out. That was the reason for the
connection. Kwik Trip was not concerned whether it was connected or not, it's
not their main concern. There could be some traffic leaving Kwik Trip confused
with the directions and may go down Cougar Path, it is not one of the main
patterns. A traffic study was done on Cougar Path and the volumes are well
below what a 32 foot street can handle and are not significant volumes. There
will be some traffic that will stray, but Wilds Path will be the main path. From a
safety and traffic flow standpoint, staff still feels having Cougar Path open has
more benefits to the residents than closing it off. There are also issues of getting
emergency vehicles down to the multifamily residents. It's a quicker way to get
vehicles in off of County Roads 83 and 42.
Perez:
Can understand the emergency vehicles, but what the neighbors would say they
would take a little more traffic on Cougar Path just to keep it closed off.
· Albrecht stated Wilds Path was built as a collector street for more traffic. We
wouldn't be pushing a high density residential development through Cougar Path.
Taking emotion out of this and looking at it from a pragmatic standpoint of how
one would minimize the most traffic in Cougar Path. That minimizes the most
traffic by leaving the connection open. There are two types of traffic - Kwik Trip
(and future businesses) and neighborhood. You would eliminate any possibility
of cars from Kwik Trip straying through the neighborhood, however, there are
going to be some, but it will be minimum. Cougar Path is not a cut-thru. Right
now the townhome residents are not in the neighborhood yet - the homes are not
built. That is staff's concern.
· Perez said he understands but the neighborhood does not see it that way.
· Albrecht explained the traffic flow would have fewer cars than with the closed off
Cougar Path.
Ringstad:
· Asked if there were any other ideas such as making Cougar Path a one-way or
extending a median where it ties into Cougar Path from Wilds Path.
· Kansier displayed the median proposal- Albrecht explained the problems with
closing off Cougar Path causing more accidents.
· Regarding the "exit only" and "one way" scenarios - Albrecht explained they are
all possibilities, however there are problems associated with them.
Stamson:
· Questioned how residents would get to the townhomes. Albrecht responded they
would have to come off County Road 42 or Cougar Path which is still forcing
traffic on Cougar Path. That was staff's concern. All the options will increase
traffic on Cougar Path. They would not address the neighbors' concems for
traffic. The multifamily residents would be impacting the single family
neighborhoods more than it would before.
Ringstad:
· Bike path on Wilds Path - The amount of traffic will clearly increase on Wilds
Path with or without Kwik Trip. Are there plans to put a bike path to take the
walkers and bikers off the road? Albrecht stated there is not one at this time.
How long has this property been zoned? Did all of this happen at once? Kansier
said it has been zoned commercial since at least 1996, There was actually more
commercial area cut back to allow for the townhomes and more single family
homes until just a feW years ago. It has been scaled back from the original.
· Attended the Wilds neighborhood meeting and drove every street and listened to
everyone' s concerns.
· Been struggling with emotion versus facts - called the police chief and asked if
there was a connection on the increase in crime with convenience/gas stations and
he said "No, there isn't any." That's fact. Emotion may say if we have tobacco
and alcohol there will be an increase in crime. In talking to the police it is not
what I am hearing.
· There is going to be increased traffic on Wilds Path with or without Kwik Trip.
· The entire strip is zoned commercial. The road is going to get busier. Right.now
there is nothing on it. As evolves in the next 1 to 5 years it will fill up and traffic
will increase.
· There will be a strip mall there. With the increased traffic residents will have to
make decisions about sending their children to the park. Again, with or without
the Kwik Trip.
· The property has been zoned commercial for years. It is a permitted, use within
the zoning.
· Will support.
Billington:
Believes Kwik Trip is a class act. Their businesses have been successful in other
places and they make an attempt to fit into the setting. The concern is the
increase in traffic.
· It is a small site with a lot of traffic. It's a safety issue. There will be more homes.
· In reviewing the Comprehensive Plan - this project may not fit into the perimeters
in respect to the Comprehensive Plan verbiage.
· There are issues with the language with the Comprehensive Plan.
· Billington quoted "E" Industrial ....
· Will be hard pressed to support given the circumstances of the application.
Lemke:
· Ringstad has echoed some of his feelings - he supported this a few weeks ago and
will do so again.
·
· Tobacco and alcohol may not fit into your lifestyle or mine but it is legal.
· This is zoned for a motor fuel station.
· It is my opinion- it is not detrimental to the City.
· It is myjudgrnent that the conditions have been set up by staffand have no choice
but to support.
Perez:
Was on the other side of the fence on January 10 having denied it.
Ringstad brings up there is a lot of emotion, however there are facts.
I was looking at emotions the last time because we did not have facts.
We have the traffic study - the street is well under what it can accommodate.
It was unfortunate residents were told it was suppose to be a coffee shop. It is
zoned for a gas station. And has been for a long time.
Kwik Trip has increased landscaping, signage and changed what they could.
The use has been brought up -just because the neighbors don't want it on this
comer, it meets the conditions of the CLIP - to deny it would be very difficult.
Wanted to bring up the deliveries before 6 a.m.
Approve.
Stamson:
· Talked about the C3 zone and obviously going to be commercial. It is undeniable
a commercial area being adjacent to the County Roads. What hasn't been
discussed why motor fuel stations are a conditional use permit.
· The problem is #5 of the Findings. The use will not have an adverse impact ....
The trouble is thc 50+ townhomcs across the street.
· Not worried about the traffic on Cougar Path - it is not going to bc that
significant.
· Concerned with the street design next to thc townhomCs. It is thc natural use of a
gas station. It is going to have bright lights, traffic at 2 a.m. Most other uses in
the C3 are not going to have the uses like a motor vehicle station. They close
aider 5 p.m.
· Gas stations are appropriate in other areas and accesses go through
neighborhoods. Example- Boone Avenue in Savage. The station traffic goes
through the neighborhood.
· The problem I have is the townhomes sit on the activity side of thc gas station.
· The people who drive past are going to be casino patrons at 2:00 a.m. It is not
like other gas stations in town. That's where thc problem is.
· Other traffic dies out at night.
· Would have not problem with other commercial businesses but thc 50 townhomcs
will have problems at night.
· Will not support.
Open discussion:
Ringstad asked Stamson what his principal reason was to vote against it. Ringstad said
he heard at the neighborhood meeting the neighbors felt they were lied to with respect
with what potentially would go in on the comer. With respect to the townhomes - those
individuals will have a choice whether they want to live across the street from a gas
station. It will be pre-existing. There are no surprises.
Stamson said it comes down to design. Is the area going to be blightedover time? It's
the fact - should we build this close to this type of use - next to homes? The townhomes
were platted first. We have to look at what is going in.
Lemke said not a single realtor or the company developing the townhomes came tonight
or previously to express that opinion. We discussed this area several years ago. It was
going to be high density housing next to a commercial area. The commercial area is
there and we have a permitted use.
Stamson said he didn't disagree and explained his interpretation of the Conditional Use
Permit. Lemke and Stamson discussed legalities. Lemke said he had not heard any legal
Findings of Fact to deny it other than some people do not want it.
Stamson stated crime or traffic is not an issue, nor the park. The hours of operation and
drawing traffic from Mystic Lake which is another 24/7 operation is potentially a very
high volume of use that is not generally at other stations. It's the impact on the closest
neighbors. If the townhomes were up the road, it wouldn't be a problem. It can't be
mitigated. There's not enough space to berm.
Stamson said its not that Wilds Path cannot handle the traffic. Crime is not going to be
an issue. People are not going to buy beer and head to the park to drink. There isn't even
a parking lot. Cougar Path traffic is not going to be an issue either. It will impact the
closest neighbors - the unbuilt townhomes.
Moore and Kansier presented the layouts. It is closer to 150 feet from the pumps to the
townhomes, about sixty feet from the property lines.
Stamson suggested mitigating to limit the hours.
The Commissioners discussed the additional problems with realigning the access.
MOTION BY LEMKE, SECOND BY RINGSTAD, APPROVING RESOLUTION 05-
02PC APPROVING A CONDITIONAL USE PERMIT TO ALLOW A MOTOR FUEL
STATION WITHIN THE C-2 ZONING DISTRICT, SUBJECT TO THE LISTED
CONDITIONS INCLUDING AN ADDITIONAL CONDITION THAT DELIVERIES
ARE LIMITED TO 6 AM TO 10 PM.
Vote taken indicated ayes by Lemke, Ringstad and Perez. Nays by Stamson and
Billington. MOTION CARRIED.
Stamson explained the appeal process. Kansier clarified the appeal is to the specific 350
foot radius.
TO: Frank Bo~les
DATE: March 28, 2005
FROM: Danette Moore, Planning Coordinator
RE: Questions Regarding Proposed Kwik Trip Site
The purpose of this memorandum is to address some of the questions and concerns
that have been posed to Council Members by neighboring residents of the proposed
Kwik Trip site. If the information below creates additional questions, please let me know
and we will attempt to further clarify.
NOISE...How do we regulate? Carwash dryer impacts?
In a case of commercial noise, the City follows State noise regulations (MN State Rule
7030). We regulate noise in relation to Decibel Level (sound pressure specifically).
Largely it is going to depend on the distance of the source and the attenuation of the
surrounding environment (buffering landscaping, roadway noise between the source and
the area measured from, etc). If we had a complaint in relation to noise, we would
measure decibel levels wJth a decimeter. If sound levels exceed allowable regulations,
the activity would be ordered to cease. After talking with Brian Timerson, Noise
Program Coordinator with the Minnesota Pollution Control Agency, I can offer you some
comparisons of decibel levels associated with common land use activities:
Sound Pressure Level (decibels) Noise Source
140 ................................................... Jet Engine (at 25 meters)
120 ................................................... Average Rock and Roll Concert
90 ..................................................... Chainsaw
80 ..................................................... Heavy Truck Traffic
70 ..................................................... Business Office
60 ..................................................... Conversational Speech (3 feet away)
50 ..................................................... Library
40 ..................................................... Bedroom
30 ..................................................... Secluded Woods
20 ..................................................... Whisper
The Kwik Trip site will not be allowed to exceed a noise decibel level (db) standard
during the day of 65 db and 55 db from the hours of 10 pm to 7 am. These db (decibel)
levels are established in relation to the receiving (adjacent) land use. In the case of the
Kwik Trip site, the 65-55 db standard is for a receiving land use of residential.
In order to listen first hand to the noise associated with existing Kwik Trip carwash
dryers, staff has visited 4 Kwik Trip sites. One of the locations that might offer
somewhat of an equitable situation to what Kwik Trip is proposing in Prior Lake is
located in Lakeville (south of Co. Rd 48, west of Kenrick, off 35). The carwash borders
h:Xsetback memo'sXkwik trip.doc
a residential area of single family homes to the east (Jewel Court). I spoke to 2 of the
adjacent property owners. Their situation is a little different in respect to the fact that the
adjacent Kwik Trip was an infill site, unlike the proposed Prior Lake site, where the
townhomes are not yet built out. The neighbor most immediately opposite the carwash
blowers stated that she doesn't realize they are there anymore (highway traffic to the
north appeared louder). She said that Kwik Trip installed the fence and landscaping in
response to concerns. She added that I probably wouldn't find any opposition to the
Kwik Trip in the neighborhood, but that it didn't mean there weren't concerns initially.
The 2"a neighbor I spoke to along Jewel Court reiterated similar sentiments and said
they frequented their Kwik Trip and find them to be a convenient and good neighbor.
When I asked about the noise, she stated that it was a non-issue.
The doors to the washers remain closed during the washing/rinse cycle and are largely
inaudible outside. The doors open as the cars exit and this is when the dryer begins
and when exterior noise is heard. The dryer cycle lasts for approximately 1 ¼ minutes
per car. According to officials with the City of Apple Valley, Stillwater, and Lakeville,
noise associated with the dryers of Kwik Trip carwashes have not been a complaint
issue.
In addition, as of last Friday, Kwik Trip has agreed to put up a fence and increased
coniferous trees along the eastern edge of the carwash exit (letter attached).
CRIME...What do we know about the correlation between convenience stores and
crime levels?
We are unaware of any studies that can demonstrate a direct correlation to convenience
stores increasing criminal activity. However, to get a sense of the criminal activity
associated with our existing convenience stores in town, the Police Chief has compiled
an incident report that categorizes the calls from each of our local gas/convenience
stores (2003-2004). The reports are attached. It's important to note that each call
made to the police department needs to be categorized and associated with an address.
For that reason, the numbers can be misleading. To give you a better sense of what the
calls really involved, the Chief has taken the report for 2 locations (for 24 months) and
further broken down the report to clarify the specific of the "incident". This reveals that
many of the calls are in fact different than what numbers alone might imply. In
numerous cases, the calls from such facilities are to report activity occurring on adjacent
roadways or other properties.
ROAD CONNECTIONS...What is the history of the site and the internal roadways?
The following is a brief chronological history of the commercial area and the road
connections in The Wilds North:
1995
1999
2002
20 acres at the intersection of CSAH 42 and CSAH 83 designated
commercial and rezoned to B-2 at the request of the property owner.
Commercial area at the intersection of CSAH 42 and CSAH 83
increased to 30 acres as part of 2020 Comprehensive Plan update.
Rezoning follows in 2000.
Developer requests amendment to Comprehensive Plan and
rezoning on 20 acres from commercial to high density residential.
Results in decrease of commercial area to 10+ acres.
h:\setback memo'sXkwik trip.doc
June, 2002
December, 2002
October, 2003
November, 2003
April, 2004
Council approves a preliminary plat for The Wilds North. Preliminary
plat only shows residential lots. The commercial and high density
areas are shown as outlots. There is no road connection between
Wilds Path and Cougar Path shown. Need for road connection is
identified.
Council approves final plat for The Wilds North. Commercial and
high density residential lots are platted as outlots. The future road
connection is not platted, but is shown on future construction plans.
First permits for single family home construction in The Wilds North
are approved.
Council approves the preliminary plat for Wensmann 4th Addition
(townhomes). This preliminary plat identifies the road connection.
Council approves final plat for Wensmann 4th Addition. Road
connection is platted, and construction begins.
TRAFFIC...Can the road handle the increased traffic levels?
A traffic study completed in February of 2005 focused on the following three aspects:
1) Daily weekday trip generation for the proposed Kwik Trip
site and other expected development in the area.
2) Expected daily weekday volumes on Wilds Path at the
intersections of CSAH 83 and CSAH 42.
3) Operation of the intersection of Wilds Path and Cougar
Path.
The study found that the Kwik Trip site will generate an estimated 1,530 trips (average
weekday). Specifically, at the corner of Wilds Path and Cougar Path it is anticipated
that the Kwik Trip site will create a volume of 133 trips during the p.m. peak hour of a
weekday, which is below capacity.
In 2001 a study of the area roadways was conducted. The purpose of the study was to
establish pavement depth and design requirements. The study concluded that Wilds
Path would accommodate an Average Daily Traffic Volume (ADT) of 5,640 trips. In
comparison, the recently submitted traffic study concluded that 5,520 trips are
anticipated once the commercial and residential areas are completed.
Wilds Path was designed with the anticipation of traffic that would be generated by the
commercial uses (up to 9,000 trips per day). A typical city street is commonly 32 feet in
width. However, in the case of Wilds Path, the street was constructed at a 38 foot
width, to accommodate the residential and commercial uses of the neighborhood.
MARKET AREA .... Do we know where the Kwik Trip will draw the majority of their
customers from?
We do not have an official market study of the proposed Kwik Trip site. However, in
response to the question, the attached letter and demographics were forwarded by Scott
Teigen of Kwik Trip. In short, it's their belief that local residents will constitute over 75%
of the customers served by this facility, based on their experience with more than two
dozen stores.
h:Xsetback memo'sXkwik trip.doc
METRO AREA KWIK TRIPS...What have other places experienced?
It appears there are just fewer than 25 Kwik Trips in the metro area. Just over half have
carwashes. The correlation of those with or without carwashes doesn't appear to show
a relationship in respect to their proximity to adjacent land uses (ie: near residential).
Rather, it appears to be based more on site size and situations where an existing station
was retrofitted to become a Kwik Trip.
I spoke with Planners in Apple Valley, Lakeville, and Stillwater. In all three cases they
spoke about how pleased they were with the responsiveness of Kwik Trip. Especially in
the case of Stillwater, this was an infill site that was problematic due to its proposed
location within a specialty overlay district. Their City Planner said that Kwik Trip had
worked very hard to partner with the neighborhood and the outcome was good. Without
being asked, in all three conversations they expressed positive feedback about Kwik
Trip and how the sites have been maintained since their construction. Lakeville and
Stillwater were able to provide me with the approved site plans from their Kwik Trip
locations (attached). Both site plans show similar situations in respect to residential
neighbors.
h:\setback memo'skkwik trip.doc
Hat 28 05 03:23p Scott Tei~en K$ik Tri'p (?15)235-7808
MEMO
To:
Date:
Subject:
Danette Moore
City Planner
Prior Lake, MN
FAX: 952-447-4245
March 28, 2005
Concerns about Car Wash Noises
Scott J. Teigen
Chief Financial Officer
Dem' Dancttc;
You have expressed concerns about noise from our car wash dryers. While we do
not feel there will be a noise problem due to the distance and landscaping a/ready ~
proposed, we will also add a section of wood fence (board on board) 6 feet high and 8
feet in length that wiU further shield the neighbors, and we will entrance the three red
maple trees with three red pines to further absorb and shield the dryer noise.'
Let me know if you have any further concerns.
Very truly yours,
KWIK TRIP, INC.
Scott J. Teigen
Chief Financial Officer
SJT/rs
cc: Brad Fry
700 Wolske Bay Road · Suite 280 · Menomonie, WI · 54751
Office' (715) 235-6626 · Fax: (715) 235-7808
Ma~ 24 05 04:32p Scott Tei~en K$ik Trfp (715) 235-7808 p. !
MEMO
To:
Date:
Subject:
Danette Moore
City Planner
Prior Lake, MN
FAX: 952-447-4245
March 24, 2005
Car Wash Blower
Scott J. Teigen
Chief Financial Officer
Dear Danette:
Attached is a decibel chart provided by the manufacturer of our car wash dryer.
Their chart only goes out to 80 feet. Our closest dryer will be 160 feet from the
(residential side) curb at its closest point, which according to my interpolations would
give it a decibel reading of less than 60, which will be less than the ambient noise level
from the street. ·
As you look at our site plan, please note that we have provided landscaping at the
car wash exit and on each side of our north driveway that will also absorb and screen the
noise. We try to address these issues when we do the site plan. It is our opinion that our
car wash dryers will not violate your city ordinance or be a nuisance issue.
Please call with any further questions.
Very truly yours,
KWIK TRIP, INC.
Scott J. Teigen
Chief Finartcial Officer
SJT/rs
Encl.
700 Wolske Bay Road · Suite 280 · Menomonie, WI. 54751
Office: (715) 235-6626. Fax: (715) 235-7808
Mar 24 05 04: 32p Scott Tei~em Kwik Tmip (715) 235-7808
,,{g ~4:40 FAX ~0~ 7~x ~ov .......
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Nar 28 05 03:24p Scott Teigen Keik Tr~p (?15)235-7808 p.2
MEMO
To:
Date:
Subject:
Danette Moore
City Planner
Prior Lake, MN
FAX: 952447-4245
March 28, 2005
Demographic Information
Scoff J. Teigen
Chief Financial Officer
Dear Danette:
Pursuant to your question about thc breakdown of our business between local
residents and customers traveling through the community, enclosed is a recap of the
demographic information that we look at.
Initially, we expect that our fuel business will be 20 - 30% from travelers and
70 - 80% from local residents. Our inside business, however, is anticipated to be
75 -85% from local residents due to the grocery offerings (and pricing) inside our store
which is more than most other c-stores. As the store and area matures, our business will
be 85 - 90% from the local residents.
The only other issue I would point out is that the business we will do with the
travelers are going to be people that have chosen to come to Prior Lake as a destination,
primarily to visit Mystic Lake, to golf or to visit friends in the area. We feel that we will
enhance that experience if they visit our store on their trip and possibly help bring them
back again in the future.
We arc excited about being in Prior Lake and look forward to being part of thc
community and serving the local residents.
Very truly yours,
KWIK TRIP, INC.
Scott J'. Teigen
Chief Financial Officer
700 Wolske Bay Road · Suite 280 · Menomonie, WI. 54751
Office: (715) 235-6626 · Fax: (715) 235-7808
Mar 28 OS 03:24p Scott Teicen K$ik Tri-p (715)235-7808 p.3
IN)PUL,AT'ION
2009 PROJECTION
2004 ESTIMATE
2000 CENSUS
1990 CENSUS
GROWTH 1.990-2000
HOUSEHOLDs
2009 PROJECTION
2004 HH ESTIMATE
2000 CENSUS
1.990 CENSUS
GROWTH 1990-2000
2004 ESTIMATED POPULATION BY RACE
BLACK
AMER [ND/ALASKAN
ASIAN ALONE
HWAI'IAN/PACISL
SOME OTHER
TWO OR MORE RACES
HISPANIC ORIGIN
2004 H~SPANZCS BY RACE: BASE
WH]TE
BLACK
AMERICAN INDIAN/ALASKAN
ASIAN
HAWAHAN/PAC[F[C [SLANDER
SOME OTHER RACE
TWO OFt MORE RACES
2000 eOPULA'I'/O N
NOT OF HISPANIC OR/GIN
MEXICAN
PUERTO RICAN
CUBAN
OTHER HISPANIC
2004 EST[HATED POPULATION SY SEX % Female ~opulatlon
% Male PopuleUon
2004 EST. HOUSEHOLDS BY ]:NCOME
$200,000 +
$150,000 - $199,999
$100,000 - $149,999
$ 75,000 - $99,999
$ 50,000 - $74,999
$ 35,000 - .$49,999
$ 25,000 - $34,999
$ 1.5,000 - $24,999
$ !0,000 - $[4,999
Demographic Detail
Date: 03/24/05
ii i i
Niles: 2 Miles: 3 Niles:
5 Miles:
952 4,720 20,795 73,772
683 3,520 15,970 57,847
477 2,567 11,778 44f072
233 1,233 6,887 27,762
104.7.1.% 108.14% 71.02% 58.75%
334 1,631. 7,464 26,826
237 1,196 5,668 20,802
163 855 4,127 15,628
76 397 2,293 9,497
115,5% 1~.5.5% 80.0% 64.6%
683 3,520 15,970 57,847
82.40% 88.11% 92.74% 92.58%
0.75% 0.64% 0.58% [.07%
12.29% 6.62% 2.39% 1.24%
1.30% 2.07% 2.07% 2.38%
0.03% 0.03% 0.05% 0.04%
0.54% 0.67% 0.78% 1.24%
2.67% 1.85% 1.40% 1*.45%
2.55% 2.13% 2.05% 3.29%
683 3,520 [5,970 57,847
40.72% 39.47% 42.76% 47.30%
0.00% 0.00% 0.79% 1.00%
15.09~Y,, 10.61% 5.11% 1.87%
2.99% 2.00% 1.53% 0.60%
1.~:J% 1.78% 1.23% 0.430/0
24.23% 31.40% 36.65% 40.95%
15,09% 14,73% 11.93% 7.85%
683 3,520 15,970 57,847
97.88% 98.27% 98.15% 97.36%
1.28% 1.01% 1.20% 2.20%
0.03% 0.05% 0.09% 0.13%
0.01% 0,02% 0.03% 0.04%
0.34% 0.34% 0.420/0 0.56o/o
683 3,520 15,970 57,847
49.45% 49,45% 49.39% 49.92%
50.55% 50.55"/',, 50.61% 50,08%
237 1,196 5,668 20,802
12.53% 9.44% 5.94% 4.07%
5.42% 5.28% 5.01% 4.02%
20.27% 21.52% 20.38% 18.17%
16.77% 23.27% 26.41% 23.01%
17.97% 18.25% 20.67% 22.04%
12.61% 10.83% 10.47fl4~ 11.93%
5,44% 4.47% 4.48% 6.86%
3.35% 2.75% 2.70% 4.98%
1.35% 1.19% 1,48% 2.07%
Map 28 OS 03:24p Scott Tei~en K$ik Tri-p (715)235-7808 p. 4
UNDER $ 10,000
2004 EST. AVERAGE HOUSEHOLD INCOME
2004 EST. MEDIAN HOUSEHOLD INCOME
2004 EST. PER CAPZTA INCOHE
2004 POPULATION BY HOUSEHOLD TYPE
FAMILY
NON-FAMILY
GROUP QUARTERS
HARZTAL STATUS (PERSONS 15+)
SINGLE MALE
SINGLE FEMALE
MARRIED
PREVIOUSLY MARRIED FEMALE
PREVIOUSLY MARRIED MALE
HOUSEHOLDS BY TYPE
SINGLE MALE
SINGLE FEMALE
MARRIED COUPLE
OTHER FAMILY-MALE HEAD
OTHER FAMILY-FEMALE HEAD
NON FAMILY-MALE HEAD
NON FAMILY-FEMALE HEAD
2004 EST/MATED POPULAT/ON BY AGE
UNDER S YEARS
S - 9 YEARS
lo - 13 YEARS
i4 - 17 YEARS
18 - 19 YEARS
20 - 24 YEARS
25 - 29 YEARS
30 - 34 YEARS
35 - 39 YEARS
40 - 44 YEARS
45 - 49 YEARS
50 - 54 YEARS
55 - 59 YEARS
60 - 64 YEARS
65 - 69 YEAR5
70 - 74 YEARS
75 + YEARS
MEDIAN AGE
POPULAT/ON ENROLLED TN SCHOOL
PRE-PR/MARY
GRADES 1-8
GRADES 9-12
COLLEGE (UNDERGRADUATE)
GRADUATE/PROFESS [O NAL SCHOOL
PQPULATZON (25+) BY EDUCATEON LEVEL
ELEMENTARY (0-8)
SOME HIGH SCHOOL
HIGH SCHOOOL GRAD (12)
SOME COLLEGE
ASSOCIATES DEGREE
BACHELORS DEGREE
GRADUATE DEGREE
POPULATZON 16+ BY OCCUPATION
EXECUTIVE AND MANAGER/AL
PROFESSIONAL SPECIALTY
4.28% 3.01% 2.46% 2.85%
$123,328 $112,237 $97,0'44 $84,921
$81,903 $84,['74 $81,243 $74,262
$43,530 $38,660 $34,749 $30,747
683 3,520 15,970 57,847
84.65% 86.08% 84.90% 83.15%
15.35% 13.92% 15.02% 15 38%
0.00% 0.00% 0.08% 0.88%
351 1,872 8,760 32,911
11.02% I0.80% 11.57% 12.32%
9.27% 9.24% 10.05% 11.02%
65.67% 69.34% 68.16% 65.14%
7.70% 5.91% 6.22% 7.18%
6.34% 4.71% 4.01% 4.33%
L28 687 3,236 11,849
3.45% 3.84% 4.45% 5,21%
9.54% 7.63% 7.94% 10.08%
87.01% 88.53% 87.61% 84.71%
2.3i% 2.47% 2.77% 3.11°,%
6. i 1% 4.98% 5.38% 7.07%
1.15% 1.37% 1.68% 2.10%
3.43% 2.65% 2.56% 3.01%
683 3,520 15,970 57,847
7.39% 8.55% 8.16% 8.18%
7.43% 7.80% 7.47% 7.60%
7.299'0 6.610/e 5.05% 5.829'o
6.27% 5.93% 5, 50 % 5.45%
7.88% 7.24% 6.65% 6.73%
6.83% 6.52% 6,g7% 7.41%
5.96% 7.21.% 7.97% 7.81%
7.54% 8.92% 8.96% 9.08%
9.37% 10.15% 9.65% 9.43%
10.23% 9.92% 9.34% 8.96%
8.73% 7.86% 7.82% 7.64%
7.01% 6.14% 6.27% 5.98%
5.83% 4.87% 5.01% 4.76%
3.34% 2.90% 3.20% 3.27%
1.77% 1.65% 1.92% 2.10%
1.09% 1.06% 1.33% 1.40%
0.83% 1,13% 1.75% 2.37%
33.90 32.67 32.99 32.80
125 705 3,168 11,793
20.80% 18.32% 15.07% 14.76%
47.87% 46.39% 46.25% 47.33%
19.77% 20.97% 22.81% 21.50%
9.38% 10.85% 12.00% 12.68%
2.17% 3.47% 3.87% 3.74%
422 2,176 10,099 36,324
0,445% 0.71% 1. .23% 2.47%
8.79% 5.83% 5,09% 5.72%
34.45% 29,41% 26.790/0 27.250/,
19.99a/,, 22.20% 24.40% 25.20%
7,34% 8.32% 8.79% 8.84%
23.61°/o 26.59% 26.01% 2:3.87%
5.35% 6.94% 7.70% 6.65%
257 1,438 6,826 24,991
12.62% 13.45% 11.71% 10.81%
17,60% 19.04% 18.29% 17.08%
Mar 28 05 03:24p Scott Tei~en K$ik Tri~p (715)235-7808 p.S
TECHNICAL SUPPORT
SALES
ADMINISTRATIVE SUPPORT
SERVICE: PR/VATE HOUSEHOLD
SERVICE: PROTEC't'[V E
SERVICE: OTHER
FARMING FORESTRY & FISHING
PRECISION PRODUCT. & CRAFT
MACHINE OPERATOR
TRANS. AND MATER/AL MOVING
LABORERS
2000 OWNER OCCUPIED PROPERTY VALUES
UNDER $25,000
$ 25,000 to $49,999
$ 50,000 to $79,999
$ 80,000 tO $99,999
$ 100,000 to $I49,999
$ 150,000 t0 $199,999
$ 200,000 to $2gg,ggg
$ 300,000 to $399,999
$ 400,000 to $499,999
$ 500,000 tO $749,999
$ 750,000 I:o $999,999
$1,000,000 or mom
MEDIAN PROPERTY VALUE
20~4 OCCUPIED UNTrS
OWNER OCCUPIED
KE NI'ER OCCUPIED
PERSONS PER HOUSEHOLD
TOTAL RENTAL UNITS
2000 MEDIAN RENT
PERSONS ZN HOUSEHOLD
i PERSON HOUSEHOLD
2 PERSON HOUSEHOLD
3 PERSON HOUSEHOLD
4 PERSON HOUSEHOLD
5 PERSON HOUSEHOLD
6 PERSON HOUSEHOLD
7+ PERSON HOUSEHOLD
YEAR ROUND UNZT~ IN STRUCTURE
SINGLE UN[TS A'FI'ACHED
SINGLE UN[-[~ DETACHED
DOULBE UNIT~
3 to 9 UNITS
10 to 19 UNITS
20 to 49 UNITS
50 + UNITS
MOBILE OR TRAILER
ALL OTHER
SIN(~LE/IqUL'TIPLE UNIT RATIO
HOUSING UNrTS BY YEAR BUILT
BUILT 1939 or earlier
Bi JILT 1940 to Ig~g
BUILT 1950 tO 1959
BUILT 1960 tO 1969
BUILT 1970 tO 1979
BUILT lgB0 to lgBg
BUILT I990 to 1994
BUILT 1995 tO 1998
6.96% 7.58% B.61% ~ g.og~/o
11,05% 12.92% 13.54% 12.74%
15.38% 14.860/, 14.74°/,, 14.85%
5.41% 4.42% 3,77% 3.93%
0.59% 0.580/0 1. ! 0~ 1.32~
8.86% 7.72% 8.47~ 9.49%
0.93~ 0.73~ 0.57~ 0.51~
[2.28~ [2,31~ 13.90% 13.86%
0.00% 0.00% 0.06~ 0.06~
5.66% 4,32~ 3.31% 3.75%
2.65% 2.08% 1.93% 2.53%
157 829 3,825 13,148
1.26% 1.04% 0.95% 0.55%
1.26% 1.08% 0.57% 0.69%
2.53% 1.44% 0.75% 1.38%
2.80% Z.'~6% 3.76% 5.44%
26.62% 28.21% 32.41% 36.64%
26.19% 25.94% 26.36% 25.09%
19.82% 24.56% 21.81% 20.55%
8,56% 7.55% 7.57% 5.55%
6.75% 4.20% 2.84% 2.18%
3.88% 3.35% 2.91% 1.83%
0.32% 0.17% 0.06% 0.06%
0.00% 0.00% 0.00% 0.03%
$174,351 $177,920 $169,586 $157,116
237 1,196 5,668 20,802
92.39% 92.97% 90.00% 83.50%
3.32% 2.67% 5.91% 13.11%
2.88 2.94 2.82 2.76
B 33 349 2,824
$552 $565 $659 $649
163 855 4,127 15,628
13.89% 12.89% 14.82% 17.28%
36.740/0 34.83% 34.87% 33.68%
15.77% 17.32% 18.23% 18.59%
19.39% 21.63% 20.87% 19.37%
9.92% 9.55% 8.11% %75%
3.38% 2.80% 2.22% 2.32%
0.90% 0.97% 0.89% 1.01%
170 893 4,295 16,165
14.97% 12,93% 14.20% 13.85%
82.02% B4.20% 79.22% 72.05%
0.73% 0.61% 0.88% 1.68%
1.27% 1.05% 2.18% 3.90%
0.00% 0.15% 0.66% 1.27°/o
0.00% 0.00% 0.43% 2.13%
0.00% 0.00% 1.50% 4.66%
1.02% 1.06% 0.930/0 0.47%
0.00% 0,00% 0.01% 0.01%
48,60 53.82 16.57 6.30
170 893 4,295 16,165
2.99% 2.29% 3,14% 4.01%
2.41% 1.80% 2.20% 2.75%
4.75% 3.13% 2.93% 5.41%
5.19% 4.53% 6.07% 8.99%
9.13% 11,14°/o 15.90% 19.03%
23.06% 22,67% 23.79% 19.34°/o
23.63% 20.23 % 13.96% 9.72%
17.88% 18.75% 17,78% 19.48%
Mar 28 05 03:25p Scott Teigen K$ik Trip (715)235-7808 p.6
BUILT 1999 to March 2000
HOUSEHOU3S WITH CHILDREN
MAWR/ED COUPLE FAMILY
OTHER FAMILY MALE HEAD
OTHER FAMILY FEMALE HEAD
NON-FAMILY
OTHER FAMILY
2004 ESTI:MATED FEMALE POP BY AGE
0 - 4 YEARS
5 - 9 YEAR~
10 - 14 YEARS
15 - 19 YEARS
20 - 24 YEARS
25 - 34 YEAR~
35 - 44 YEARS
45 - 54 YEARS
55 - 64 YEARS
65 - 74 YEARS
75 - 84 YEARS
85+ YEARS
Median Age Females
2004 POPULATION 1.6+ BY EI,4PLOYHENT STATIJS
EMPLOYED IN ARMED FORCES
EMPLOYED CIVILIANS
UNEMPLOYED CIVILIANS
NOT IN LABOR FORCE
FAMTLAES BY NUHBER OF WORKERS 2000
NO WORKEES
ONE WO;JCER
TWO WORKERS
THREE WORKERS
POPULATION BY TRANSPORTA'rlON TO WORK
DRXVE ALONE
CAR POOL
PUBLIC TRANSPORTATION
DELVE MOTORCYCLE
WALKED ONLY
OTHER MEANS
WORKED AT HOME
POPULATION BY TRAVEL TXI~E TO WORK
UNDER 10 MINUTES / WORK AT HOME
[0 ~ 29 MiNaS
30 ~ 59 M[NU~S
60 ~ 89
90 + H[NUTES
HOUSEHOLDS BY NO. OF VEHZCLES 2004
NO VEHICLES
1 VEHICLE
2+ VEIfl[CLES AVAILABLE
ESTIMATE TOTAL VEHICLES
HOUSI'NG UNTTS BY OCCUPANCY STATUS
OCCUPIED
VACANT
VACANT UNTrS FOR RENT
FOR SALE ONLY
t0.9S
74
83.92%
3.98%
11,03%
1.07%
I5.01%
338
7,01%
7.01%
9.49%
7.94%
6.23%
13.28%
20.24%
15.66%
9.03%
3.11%
0.98%
0.03%
34.4
513
0.00%
96.43%
3.57%
24.01%
128
7.76%
16.53%
58.26%
14.02%
257
83.43%
5.62%
2.I2%
0,00%
0.40%
0.41%
8.02%
21
28.53%
38,34%
29.74%
2.91%
0
237.00
3.13%
13.66%
83,21%
576
237
95.71%
4.29%
7
6.83~/o
59.91%
15
408
86.40%
4.16%
8.78%
0.66%
12.94%
1,741
8.45%
7.52%
8.28%
7.02%
6.40%
16.52%
20.16%
13.60%
7.84%
2.930A
1.11%
0.17%
32.8
2,606
0
97,17%
2.83%
20.08%
687
6.03%
14
65.08%
13.75%
1,438
86.36%
6.42%
1.44%
0.00%
0.25%
0.30%
5.23%
23
20.99%
47.22%
28.79%
1.96%
1.04%
1,196.00
2,53%
13.08%
84,39%
2,790
1,196
95.64%
4.36%
38
6.03%
41.91%
14.25
1,857
84.22%
4.96%
Z0.037~
0.79%
14,99%
7,888
8.08%
7.23%
7.39%
6.46%
6.78%
17.49%
19,00%
13.72%
8.38%
3.35%
1.56%
0.55%
33.2
12,030
0.11%
97.36%
2.53%
18.98%
3,236
4.72%
14.17%
63.08%
15.81%
6,834
85,91%
8.16%
1.25%
0.00%
0.27%
0.51%
3.91%
24
17.81%
49.94%
28.96%
t,99%
1.29%
5,668.00
2.21%
15.83%
81.96%
12,457
5,668
95.91%
4.09%
168
17.74e/e
24.42%
11.27
6,900
80.23%
5.64%
12.97%
1.16%
18.61%
28,877
8.00%
7.39%
6.98%
6.56%
7.43%
17.28%
~8.35%
13.38%
8.14%
3.59%
2.04%
0.86%
33.1
43,599
0.15%
97.56%
2.28%
20.75%
11,849
5.57%
14.05%
61.59%
14.83%
25,030
84.36%
9.52%
1.06%
0.00%
0.91%
0.47%
3.68%
23
t8.39%
49.78%
29.06%
1.78%
0.99%
20,802.00
2.75%
20.16%
77.09%
42,970
20,802
96.61%
3.39%
537
23.91%
28.09%
........... · :m'm'rr,,=':4~m 4n ,~., i"rq ,c,,"',",'~qRREc:;¢--,ES 'PI
83/25/2885 15:58 6514388818
83/25/2805 15:58 6514388818
CITY OF -STILLIA,~TER
,/- -
/
/
PAGE 83
/
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HOLIDAY STATION- 13/DULUTH
2003-2004
DISPEACE
Kids disturbing patrons
DWI
1. Citizen called in a possible dnmk driver - found in lot of store
2. Simper in lot - dnmk driver
FRAUDEXTOR Bad checks
PUBORDCRIM Curfew violation
RUNAWAY
THEFT
LOSTPROP
Father met at station, reported son as nmaway
29 gas drive-offs, four other
1. Lost wallet
2. Wallet and checkbook
FOUNDPROP
Contents of a wallet
FOUNDBIKE
Bike found
LOCJUVRUN
ALLOTHE~AC
PROPDMGMVAC
Located two Bumsville runaways outside store
,,
1. Car left with gas hose still in tank
2. Car hit while in lot, no damage
Motor vehicle accidents
DOMESTIC
PUBLICASST
AL~ALSEOV
1. Stepfather/stepdaughter- verbal regarding grades
2. Possible verbal domestic in vehicle reported by clerk
1. 16 year old from New Prague stranded at store
2. Questions regarding group in store - possible shoplifters
3. Fixit ticket signed
False alarms
CHECKWELFARE
DETOX
1. Employee left during shift- all ok, argument with co-worker
2. Found 6 year old
Dnmk at store
DISPTWPER
1. Argument with juvenile who barged in line
2. Intoxicated female using ATM
FIGHTBRGJUV
JUVCOMPABOT
LOITERING
MISCHIEF
NP/WOUNINT
PUBINTOXF
SUSPICION
VEHCMPNCHG
VEHLOCKOUT
INFO
ROADRAGE
ASSTSCCTY
INFMSCDRCR
Possible intoxicated juveniles fighting in lot
Gas spills
Report of juveniles loitering in store
Group advised to leave
1. Group of teens refused to leave
2. Kids horsing around with friends vehicle
3. Report of vehicle that was egged on Panama
Drive off- cancelled enroute
Intoxicated female in store -taxi home
1. Possible shoplifters in store
2. Suspicious vehicle covered in mud
3. Vehicle in lot with fresh damage
4. 2 males possibly selling marijuana- unfounded, solicitors
5. Suspicious duffle bags near air hose
6. Unknown
1. Driving complaint '.
2. Driving complaint
3. Possible drank driver
4. Vehicle lef~ in lot
5. Possible drank driver
6. Report of juveniles drinking in car
7. Possible drunk driver
8. Car revving motor
Keys locked in cars
Two attempts to use Visa card without ID
Assist Scott County Sheriff with runaway pickup
1. Possible drug deal in lot
2. Check forgery
3. Suspicious vehicle lef~without paying for gas
4. Gas drive off
5. Cancelled credit card
t.
LICAPPLLIQ
UTILPROB
WARROTAOTD
6. Possible OFP violation
7. Overheard intent to sell drugs
8. Report of assault- occurred 13/101
9. Damage to hood of vehicle
10. Shoplifters - juveniles taken home
Annual liquor license application
No water pressure in car wash
Warrant arrest
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HOLIDAY GAS - 42/PIKE LAKE TRAIL
2003-2004
ASSAULT
BURGLARY
Employee assaulted by boyfriend - did not happen at s{ore, was
called in by co-worker
EmplOyee entered store and took beer
DIS PEACE
FRAUD/EXTOR
1. Mentally unstable person gesturing at employees
2. Harassment related to another reported offense
Counterfeit bills or bad checks
PUBORDCRJ/M Curfew violation
HARCALLS
THEFT
FOUNDPROP
1. Prank call
2. Ex-boyfriend calling at work
25 gas drive-offs and seven other (shoplifting/employee theflJtheft
from auto)
5 license plates and employee found baggie with possible drug
contents
Vehicle left in lot
PROPDAMMVAC Motor vehicle accidents
HRPROPDMAC
Hit and nm motor vehicle accidents
VEHFIRE Vehicle fire
MEDICAL
72HRHOLD
DOMESTIC
PUBLICASST
ALRMFIRE
1. Baby would not stop crying, having difficulty breathing
2. 70 year old with possible heart issue
Profane language at employees, had been off meds for four days
Boyfriend/girlfriend arguing at store
1. Answered NSF check questions for manager
2. No money to pay for gas
3. Call to check repair for fixit ticket
4. Questions from employee
Fire alarm
ALARMFALSEOV
ALRMALLOTH
CIVILDISP
DETOX
DISPWPRSN
JVCOMABOT
LOITERING
MOTORSTAST
NP/WOUNINT
PEDLRSOLCT
SUSPICION
VEHCMPNCHG
VEHLOCKOUT
INFORMATION
1. Employee on site without proper code
2. Employee- accidental trip
3. Car wash door alarm
Burglary alarm- secure
1. Related to putting more gas in vehicle than money to pay for
2. Vehicle parked in lot for over a month
Volunteer to go to Detox called to have squad pick him up there
1. Friends arguing at station - did not involve employees
2. Adult acquaintance threatening juvenile re: video game
3. Person had questions about being 86'd frOm store
Dead deer on 42
Juveniles blowing air horn in store
1. Report of person loitering and digging through garbage
2. 3 suspicious vehicles in lot at closing time
Vehicle broken down in lot
No pay dispute regarding amount
Harassing employees and customers for money to buy gas
1. Lights on/doors locked- after hours
2. Suspicious vehicle reported - having car trouble
1. Report of reckless driving after being refused sale of cigarettes
2. Possible drank driver
3. Truck wrong Way on NB lane of 21
4. Using pay phone
5. Abandoned vehicles in lot
6. Wrong way driver on 42
7. Possible drank driver
8. Suspicious vehicle
9. Suspicious vehicle
10. Possible drank driver
Keys locked in vehicles
Gas drive off-returned and paid
911PRANK
Prank call
INFMSCDRCR
LICAPPLIQ
NSFCHKRFRL
WARROTAOTD
LICAPP
1. No pay for propane - returned and paid
2. No pay (used two pumps, only paid for one- oversighi)
3. Possible drank driver, caller could see a Holiday station but not
sure which city they were in
Liquor license application- annual
Non-sufficient fund check
Traffic stop went into station lot
Tobacco license application- annual
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DISPEACE
THEFT
LOSTPERSON
FOUNDPROP
FOUNDBIKES
PROPDMMVAC
PUBLICASST
HAZARDPUBLIC
JVCOMAI3OT
MISCHIEF
SUSPICION
VEHCMPNCHG
VEHLOCKOUT
INFO
INFMSCDRCR
EZ STOP - 13/FRANKLIN TRAIL
2003 -2004
Disorderly conduct
9 gas drive-offs, 1 other
3 year old in street
Found wallet
Found bikes
Car accidents- property damage
Property damage hit and mn accident
Fire calls
Custody stand-by while children exchanged
1. Kids playing on trailer
2. Gas leak
Juveniles harassing employees
Suspicious activity by people in vehicle
1. Lights on/doors locked - closed
2. Suspicious person in vehicle
Vehicle with expired registration
Keys locked in car
1. Complain of bad gas
2. Accident in front of car lot
1. Gas drive off
2. 2 suspicious makes exchanging money in lot
3. Complaint of clerk selling tobacco to juveniles
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WARROTAOTD
H&RPRPDMAC
THEFT
CIVILDSPUT
PRPDMGMVAC
FRAUDEXTOR
DISPEACE
ASSAULT
ASSTBRNSVL
ASSTOTHDPT
SUSPICION
FOUNDPERSON
72HRHOADM
SHAKOPEE DAKOTA CONVENIENCE STORE
2003- 2004
10 Warrant arrest (7 QMW traffic stops, 1 turned self in, 2 others)
Hit and mn accident
23 Gas drive offs, 3 other types of thefts, and 2 unfounded calls
1. No money to pay for gas
2. Vehicle damaged by car wash
3. Fail to pay cab fare
4. Store refused to take check
5. Credit card refused by store
8 Property damage motor vehicle accidents
1. Check forgery
2. Counterfeit $20
3. Check forgery
4. Stolen Credit card
5. Check forgery
6. Misuse of ATM card
7. Counterfeit money
8. Bad check
9. Forged check
10. Credit card theft
11. Stolen credit card
1. Kicked out of casino - created disturbance at store
2. Drunk bothering customers
3. Vehicle spit on
Fight at the pumps
Assist Bumsville PD- credit card theft
Assist other department with Order for Protection
1. Questionable use of credit card
2. Suspicious vehicle reported
Missing person located at store
Confused elderly male
PUBLINTOXIF
MHALLOTHAD
STOLENMV
PAPRSVCAGD
VEHLOCKOUT
PERINJMVAC
HARCALLS
INFORMATION
CHKWELFARE
FIGHTBRGJV
DETOX
STLGTSGNDN
VEHICLEFIR
DOMESTIC
PUBLICASST
PLATIMPLCP
MEDICAL
LOSTPROPTY
ALRMALLOTH
Assist security with drank
1. Medical
2. Suicidal male
Stolen vehicle - unfounded
Order for Protection served
Keys locked in vehicle
Stalled vehicle
Personal injury motor vehicle accident
Employees receiving harassing phone calls
1. Gas drive off
2. Gone
All ok, grandfather and grandson
3 juveniles fighting in vehicle
1. Dnmk in store
2. Stranded drank to detox
Accident involving street sign
Vehicle fire
1. Argument/fight in vehicle at pumps
2. Verbal argument in vehicle
1. Gas drive off
2. Warrant information requested
3. Store refused starter checks
4. Wants officer to verify ID
Traffic stop - impound license plates
4 medical calls
Lost wallet
7 false alarms/accidental trips
CRIMSEXCON
RECSTLNVEH
Unfounded- no inappropriate contact
Stolen vehicle located in lot
FOUNDPROPERTY 1. Property lef~ at store 2. Backpack found in garbage
3. Wallet let~ in store
4. Purse found in trash
5. Found wallet
HAZARDPUBL
WEAPONS
ABANDONVEH
1. Gas overfill
2. Gas spill
Report of person with a gun
Vehicle left in lot
INFMSCDRCR
1. Stolen cell phone
2. Lost money envelope - recovered
3. Stolen or lost wallet
4. Suspicious vehicle
5. Info received
6. Info received
ALLOTHMVAC 2 accidents
ATV/MCCOMP
VEHCOMNCHG
2 gas drive-offs, unintentional
ATVs on reservation property
1. Taxi hit median
2. Unbuckled child sitting on lap in front seat of vehicle
3. Traffic complaint
4. Followed reckless driver from Apple Valley