CR 92-60 Concept Review - Youngsted Amoco
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Cauncil Report CR92-60
February 27, 1992
CONCEPT REVIEW - YOUNGSTED AMOCO
proposed Action.
This is a concept review which requires no actions.
from the city cauncil will be helpful to the
determining haw to proceed with this project.
Any comments
applicant in
overview.
A new Holiday gas station will be canstructed on the southwest
corner of Caunty Road 3 and 11th Avenue, the present site of
Youngsted's Amoco. The constructian af the new gas station will
leave Youngsted's Amoco without a locatian. Mr. Yaungsted is
proposing to move his business to the east side of 11th Avenue.
The site plan as proposed will utilize the HRA property abutting
County Road 3 for access and possibly parking. The issue for the
City cauncil is to consider the use of the R.L. Johnson property
and the HRA property as an auto repair/gas station. The Council
should also review the preliminary plan and to identify broad
areas of concern on the site plan. Various details of the
preliminary plan may change with further study.
The Hapkins HRA reviewed the proposal an January 7, 1992. The
HRA did not state they wauld approve ar deny the prapasal, but
would consider a project with a gas statian if this project cauld
be incorporated into a larger more desirable project.
The City has received a petition from Yaungsted which illustrates
support for the praject (approximately 1,000 signatures).
Primary
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Issues to Consider.
What are the specifics af the preliminary site plan?
will the site have to be subdivided?
What is the site zoned?
How is the site designated in the Camprehensive plan?
What is the timing of the propased development?
What recommendatians daes staff have as relates to the
site plan?
What are the issues as relates to the City/HRA
property?
Haw is this project different from what was previously
proposed?
o
supporting Documents.
o Analysis of Issues
o Map identifying City/HRA property
o site Plan
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Nancy! S. Andersan
Planner
CR92-60
Page 2
NOTES FROM ZONING AND PLANNING COMMISSION MEETING
Staff reviewed the applicants request. Larry Youngsted, the
awner of the Amaca station and Dave Constable, representing the
awner of the R.L. Jahnsan praperty appeared before the
Commissian.
The Commission was concerned with the use af the easterly parcel.
Mr. Constable stated that as of now he did not have a tenant for
the east part of the site.
The Commission also discussed the use af the city praperty and
access into the site.
Jim Justus, the owner af the land on the southwest corner cf
county Raad 3 an~ 11th Avenue appeared before the Commission.
Mr. Justus was concerned with the impact of development an the
access to his site from 11th Avenue. Mr. Benshoof, a traffic
consultant that has studied the intersection of County Raad~3 and
11th Avenue appeared before the Cammissian. Mr. Benshaof stated
that he has reviewed the concern of Mr. Justus. Mr. Benshoof
stated that he would recommend full access far both the west and
east properties and that the access paints are across from each
ather.
The fallawing are the comments from the Planning commission
members:
Winship - Not first choice, hopefully a lot of landscaping will
be dane.
Pavelka - Uncomfortable doing concept with just a gas statian,
not highest and best use.
Chapman - Disappointed in seeing gas station, want to see use
that would spur development an larger site.
Hutchison - Not first chaice but others have been shot down. Has
effected downtawn renters for fear that sbmething will go in that
will campete with downtown.
Reuter - Concerned with whether this is best use, flip side is
that this is a successful business. Would like to see plans far
all of site. Logistic and safety concerns, dan't eliminate
options.
Day - Would like to see a restaurantjfaod type use.
CR92-60
Page 3
Primary Issues to Consider.
o What are the specifics of the preliminary site plan?
The development as propased will be one building on the west part
of the site. This building wauld cantain a convenience store,
an auto repair shop with four bays and a car wash to. the rear.
The pumps would be located on the narth side af the site.
Access to the site will be from bath 11th Avenue and County Road
3. Any approval for access to. Caunty Raad 3 would need to be
approved by Hennepin Caunty Public Warks.
staff has told Mr. Yaungsted that there shauld be significant
landscaping on County Road 3 and 11th Avenue.
o Will the site need to be subdivided?
The develapment as praposed will require the site to be
subdivided. The applicants development will be on the west side
af the site, which will allaw the east side far anather
development. The applicants development will also. utilize the
HRA property abutting Caunty Raad 3 which will be combined with
the R.L. Jahnsan,property.
since the site abuts a county road, the County will have to
approve the subdivisian.
o What is the site zoned?
The site is zoned B-3, General Business.
permitted with a conditional use permit.
conditions for the conditional use permit.
A gas statian is
Attached are the
o How is the site designated in the Comprehensive Plan?
The Camprehensive
cammercial. The
development.
Plan has designated the
develapment as propased
subject site as
is a commercial
o ~_Jihat is the timinq of the proposed development?
If the applicant gets a favarable review, the applicant will
apply for a conditional use permit and a subdivision af the site
for the March meeting. This schedule is samewhat dependent on
whether R.L. Johnson and the City can negotiate an agreement to
purchase the HRA property.
CR92-60
Page 4
o What recommendations does staff have as ,relates to the site
plan?
If the Council had a favorable reaction to this praject the staff
wauld recommend the site plan incorporate the follawing elements:
all brick canstruction;
County Road 3 access be located just west of the
southerly extension of 9th Avenue and that an access
merge lane be constructed if determined appropriate;
construction of sidewalk on 11th Avenue;
extensive landscaping;
retail portion of structure be lacated facing north;
that a raadway be canstructed from 8th Avenue to the
site if in the future it is determined necessary and
appropriate by the city;
that a development agreement be executed between the
City/HRA and developer concerning development of the
vacant easterly parcel.
o What are the issues as relates to the City/HRA property?
The city /HRA owns a 100 foot strip of property between Caunty
Road 3 and the R.L. Johnsan praperty. The Cauncil has stated
that they would be willing to. allow this property to be
incorporated into the R.L. Jahnson property for what they
consider is a develapment which provide a strong visual and
economic impact to the city. The specific type of development
has not been identified by the Cauncil. In the past they have
not been in favor af an auto. related use.
without the city property R.L. Johnson does have the ability to
develop their property in accordance with the zoning Ordinance.
However without the use of this praperty the size of the project
would be reduced. Also. access would be limited to. 11th Avenue.
As a result, this would make the develapment of the property
difficult.
o How is this project different from what was previously
proposed?
originally the project invalved a multi-building concept on the
entire R.L. Jahnson site. The new proposal divides the R.L.
Johnson property into two sites. The westerly lot would be used
to build the Youngsted project.
CR92-60
Page 5
The easterly site would be kept available for future development.
In conjunction with being allowed to have access across the HRA
property, R.L. Jahnson has agreed to enter into a development
agreement which would place the fallawing restrictians on any
development wbich wauld occur an the easterly parcel.
a All brick canstructian
o Extensive landscaping including landscaping a future
right of way
o Secure cross easement far parking and access from
westerly parcel
o Provide necessary public use easement
o Completicn of traffic study if required with necessary
project modification to. reflect study recommendation
o No. outside storage or sales
o Constructian of access road fram 8th Avenue
intersectian as determined necessary
o Uses which would nat be acceptable
o Pawn shops, antiques, used items
a Autc/truck sales
o Religiaus institutions
o Gas sales
a Auto. repair
a Adult/sexually explicit operations
a Assembly, dismantling or repair
Representatives of R.L. Jahnsan have stated that they are nat
willing to purchase the HRA praperty. Their request is
specifically far an access easement across the HRA property at no
cost. They state any cost of the HRA property would make this
project financially unfeasible.
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February 22, 1992
City of Hapkins
Nelsan W. Berg, Mayar
Rabert G. Andersan, Cauncil
Charles A. Kritzler, Cauncil
Charles D. Redepenning, Cauncil
James C. Shirley, Ccuncil
We are in support of the relocation of the Hopkins Amaco far the
following reason. We have a daughter with a disability and at
present this is the anly full service statian in the City of
Hapkins that will service the needs of cur daughter when she needs
gasoline. They fill the tank far her and affer ather servies
'wi thaut any addi tianal charge far this service. Wi thaut this
statian she will be forced to. laak elsewhere far this service which
in this day and age is hard to. find. We are sure there are ather
disabled in the area that use their service. Far this reasan we
ask that you give cansideratian for the relacation so the persons
needing this type af service are nat neglected.
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The Gerald Wille family
256 - 21st Ave. N.
Hapkins, Mn. 55343