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CR 91-215 CUP - Holday Companiest September 25, 1991 do P X� Council Report 91 -215 K CONDITIONAL USE PERMIT - HOLIDAY COMPANIES Proposed Action Staff recommends the following motion: Move to approve Resolution 91 -122 approving the conditional use permit to construct a gas station at 1120 2nd Street South Approval of this Resolution will allow construction of a gas station. The Commission on a 6 -1 vote approved Resolution 91 -19 recommending approval for the construction of a Holiday Gas Station. overview Holiday Companies is proposing to construct a new gas station on the, southwest corner of County Road 3 and 11th Avenue. Currently Amoco is located on this site and leases the property from Jim Justus. The applicant will raze the existing business and construct a new building. The new building and gas pumps will be oriented to 11th Avenue rather than County Road 3. A canopy will be constructed over the gas pumps. A gas station is a conditional use within the B -3 district. See Zoning and Planning notes within report. Primary Issues to Consider. o: Is a gas station allowed in the B -3 district? o Is there an impact to the area with the new construction? o How will this operation differ from the existing operation? o Will additional right -of -way be needed if County Road 3 is expanded? Sumortina Documents. o Detailed Background o Analysis of Issues o Site Plan o Resolution 91 -122 , * ,- p a A CtA A d,44- -"n4 Nancy s.dAnderson Planner CR91 -215 Page 2 Detailed Background Comprehensive Plan and Zoning The Comprehensive Plan has designated this site as commercial. The zoning on this site is B -3. The proposed use complies with both the zoning and comprehensive plan. , Landscaping The landscape plan shows a heavily landscaped area along County Road 3. The Zoning Ordinance requires 14 trees on this site. The landscape plan shows 5 trees of the required size. However, the City Council is allowed to grant a waiver if additional landscaping would take parking spaces. More landscaping would take the parking area on the north side of the site. In this case the applicant has landscaped heavily with shrubs. Staff is recommending that the staff and applicant review the landscape plan to see if additional improvements can be done to the landscaped area. An underground sprinkling system will be installed. Fire Marshal Considerations The Fire Marshal has reviewed the proposed plan and has found it acceptable. Engineering Considerations There are several easements on the site that need to be removed because they are not valid. The City will also be requiring an easement for an existing storm sewer on the site. The Engineering Superintendent has.reviewed the plans and found them acceptable. The Engineering Superintendent has noted that the applicant will be required to use erosion protection measures on the site during the construction phase of the project. Parking The Zoning Ordinance requires four parking spaces. The site plan identifies a total of 12 parking spaces. Eight parking spaces are along County Road 3, and four are on the south side of the building. Zoning Reauirements B -3 Requirements Site Plan Front yard (County Road 3) 20 feet 85 feet West side yard 0 5 feet East side yard 0 110 feet Rear yard 10 feet 55 feet CR91 -215 Page 3 Signage The site plan identifies a pylon sign in the front yard. There will be additional signage on the canopy. The pylon sign and the canopy signage comply with the sign ordinance. Trash Handling The trash area is located on the southwest corner of the building next to the parking on the south side of the building. The trash area will be enclosed. This area will have space for trash to be picked up for recycling. Access Access to the site will be from County Road 3 and 11th Avenue. Two access points are detailed from 11th Avenue. Both of these presently exist. The curb -cut closest to County Road 3 does not meet acceptable design standards for the distance from a major intersection, therefore staff is recommending that this access is closed. If County Road 3 is expanded in the future this access will have to be eliminated. The applicant is aware of the staff's recommendation, but is requesting the access. The site plan shows a reduction in the access on County Road 3 from 40 feet to 32 feet. Any change in the access will require County approval. - The staff does not oppose the reduction in the size of the access. The southern access on 11th Avenue is a joint access for Justus Lumber and this site. The site plan shows a slight increase in the size. The staff does not oppose the widening of the access. The applicant has submitted a stacking plan. This plan shows the cars stacking east to west. Exterior The .exterior of the building will be brick. Several different types of brick will be used. The applicant will bring in samples of the brick for the City Council meeting. Primary Issues to Consider o Is a gas station allowed in the B -3 district? A gas station is allowed in the B -3 district as a conditional use permit with the following conditions: 1. The site shall be constructed for drainage according to aplan submitted and approved by the city engineer and fire marshal; f CR91 -215 Page 4 2. The entire site not covered with building or landscaping shall be hard surfaced; 3. The lighting shall be accomplished in such a way as to have no direct source visible from the public right -of- way or adjacent land in the R district; 4. No driveway access is less than 40 feet from a street intersection; 5. Any other businesses operated on the site shall conform to this code; 6. The site shall be constructed for parking and traffic according to a plan submitted and approved; 7. If the station is self - service, each pump island shall accommodate six vehicles in storage land in addition to those accommodated at island; s. The front yard shall be landscaped and ten feet in depth; if station is non - conforming, a curb shall be constructed to separate the drive from public.walk. The site plan conforms with these requirements. o How will this operation differ from the existing operation? The new Holiday building will not have a car wash or an auto repair business. This operation will be strictly a gas and convenience store. o Is there an impact to the area with the new construction? The use of the site will essentially be the same, without the existing auto repair use. Without the auto repair the site will have less need for long term parking. However, there will probably be more of a need for short -term parking as Holiday concentrates on providing for convenience grocery needs. Also with the closing of one access, the site should be safer from a traffic perspective. The landscaping along County Road 3 will be an upgrade from what presently exists, which the staff feels is in line with the improvements to County Road 3. CR91 -215 Page 5 o. Will additional right -of -way be needed if County Road 3 is expanded? If County Road 3 is expanded in the future, additional right -of -way will be needed along the south side. The site plan does indicate the proposed new right of way line. If County Road 3 is widened, there still will be a 15 -foot landscaped area along County Road 3, All of the site's landscaping area is within this area and can remain. Staff is recommending that the landowner and the City enter into a development agreement to formally clarify the issue pertaining to the future dedication by the landowner of additional right -of -way. The Planning and Zoning Commission has recommended the City not require the landowner to dedicate the necessary right of way at no expense in the future. Please see the attached "Zoning and Planning Notes" for a clarification of this issue. Alternatives 1. Approve the conditional use permit to construct a gas station on the southwest corner of 11th Avenue and County Road 3. By approving, the applicant can construct a new gas station. 2. Deny the conditional use permit to construct a gas station on the southwest corner of 11th Avenue and County Road 3. By denying the conditional use permit, the applicant will not be able to construct a new gas station. 3. Continue' for further information. If the Council i n that further information is needed, the item should be continued. ZONING AND PLANNING NOTES Staff reviewed the proposal with the Commission. Mark Nelson, representing .Holiday, appeared before the Commission. Mr. Nelson reviewed the site plan with the Commission. The Commission discussed the following: 0 landscaping o access o removal of existing gas tanks o sidewalk John Novak appeared before the Commission. He requested that a sidewalk be extended on 11th Avenue to the traffic signal. Mr. Nelson stated he would have no objection to adding the sidewalk. There was considerable discussion on the following condition in the resolution: "That a right -of -way easement is dedicated in the future at no expense to the City or Hennepin County for the anticipated expansion of County Road 3. A development agreement shall be entered into by the applicant, landowner, and the City to formally outline the specifics of the County Road 3 easement dedication." Jim Justus, owner of the property, expressed concern that he would not be compensated for the easement by the City or County. Lee Gustafson, the Public Works Director, stated that it was not uncommon to request easements with a proposal. The Commission was concerned about the part of the condition that required no compensation to the owner of the property for the. easement. Staff stated that obtaining the easement in the future could be an expense to the City. The Commission recommended removing the requirement that the future right -of -way for County Road 3 is dedicated at no expense to the City or Hennepin County. Staff is recommending that the City Council include as a condition for approval that the future County Road 3 right - of -way easement be dedicated at' no expense to the City or Hennepin County. CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: 91 -122 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING APPLICATION FOR CONDITIONAL USE PERMIT CUP:91 -5 WHEREAS, an application by Holiday Stationstores for a conditional use permit to allow construction of a Holiday Stationstore is hereby approved. WHEREAS, the procedural history of the amendment is as follows: 1. That the application for Conditional Use Permit was filed with the City of Hopkins on August 27, 1991. 2. That the Hopkins Planning Commission reviewed such application on September 24, 1991. 3. That the Hopkins Planning Commission, pursuant to published and.mailed notices, held a public hearing on September 24, 1991; all persons present at the hearing were given an opportunity to be heard. 4. That the written comments and analysis of the City Staff and Planning Commission were considered. NOW THEREFORE BE IT RESOLVED, that application for CUP:91 -5 is hereby approved subject to the following Findings, of Fact: 1. That the proposed use is a conditional use within the B -3 zoning district. 2. That the proposed site plan meets the requirements for a conditional use permit. BE IT FURTHER RESOLVED, that application for CUP:91 -5 is hereby approved subject to the following Conditions: 1. That a right -of -way easement is dedicated in the future for the anticipated expansion of County Road 3. A development agreement shall be entered into by the applicant, landowner, and the City to formally outline the specifics of the County Road 3 easement dedication. 2. Any revisions in access from County Road 3 as proposed are approved by Hennepin County. 3. Erosion control measures shall be provided during the construction of the project.. 4. The northernmost access along 11th Avenue shall be eliminated. 5. Landowner shall cooperate with the vacation of existing easements and shall provide a storm sewer easement to the City for an existing storm sewer on the site. 6 Proposed use shall comply with all standard City C.U.P. requirements pertaining to such use. 7. The applicant shall work with staff and submit a final revised landscape plan. 8. That sidewalk be installed by the applicant or landowner along the west side of 11th Avenue adjacent to the appropriate property as determined by the City. 9. That the applicant will provide a monetary allowance to the City for the additional required trees to be located along County Road 3. 10. That applicant work with staff on possible further widening of the southerly access on.11th Avenue. Adopted this 1st day of October, 1991. Nelson W. Berg, Mayor ATTEST: James A. Genellie, City Clerk 1305- U �J No .112 V/,-� 1 i 1 w L - - - - - - - - - - - - -- - - - - - - - - -- - - - - - - - - - - - - � t 1 1 1 i. It 1! 11 I I g [ � { 1► i 1 �• I I �� 1 I .. I i -� Qui�J J �1 _^ ' O U -- 1. U) lit A PI v 1 c i - ff l . t 1 - u 0 1 A) \ 1 -�- - -- COUNTY ROAD NO. 3 R' - -- 11 " I rVI �l/ /� 1 - OVL RALL SIZE - -- J.D. 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