Cond. Use Permit-G.P. BAJR Inc.October', 17, 1988 Planning Report: CUP88 -16
CONDITIONAL USE PERMIT G.P. BAJR,
County Road #3 & 11th Avenue South
Proposed Action
Staff recommends approval of the following motion: That the
Conditional Use Permit to construct a gas station, car lube and
restaurant is approved with conditions.
This action will allow construction of a
restaurant.
gas station, car lube and
Overview.
R. L. Johnson has sold the property on the southeast corner. of County
Road #3 and 11th Avenue South. The proposal submitted for a
restaurant and strip mall have been withdrawn. The new owner G.P.
Bajr Inc, has submitted a proposal to construct a Perkins, a car lube
and a Super America. This proposal will utilize the City owned
property along County Road #3.
Issues to Consider.
o Are the uses allowed in a B -3 District?
o What is the impact on the surrounding area?
o
Should the 11th Avenue access be allowed?
Supporting Documents.
o Location Map
o Site Plan
o Resolution
F NKT ClJnaQAAM\
Wane S. Anderson
Commu ity Development
Analyst
DETAILED BACKGROUND.
B -3 Requirements and Proposed.
CUP88 -16
Page 2
B -3 Proposed
Front yard 10' 60'
Side yards S 0' 40'
N 0' 24'
Rear yard 15' 78'
Height 45' one story
The following are additional requirements for a gas station:
1. the site shall be constructed for drainage.according to a
plan submitted and approved by the City Engineer and Fire
Marshal;
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 districts;
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 a self- service each pump island shall
accommodate six vehicles in storage lane in addition to
those accommodated at island;
8. 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.
Site Layout.
The staff is recommending that the Perkins is turned to face County
Road #3. We feel that the site should be oriented towards County Road
#3.
ID Landscaping.
The ordinance requires 24 plantings. The landscape plan exceeds these
requirements. The plan shows heavy landscaping along the perimeter of
the site. Sod and rock mulch will also be provided throughout the
site. Sidewalk will also be added along 11th Avenue and County Road
#3.
•
Fire.
CUP88 -16
Page 3
Parking.
The site requires 91 parking spaces. The applicant shows 44 parking
spaces on his property. The site plan shows that the City property
can provide 91 additional spaces. Without the use of the City
property, the development as proposed could not be constructed.
Drainage.
The Director of Engineering has reviewed the drainage plan. It should
be noted that there is watermain easement on the north side of the
applicants property.
The Fire Marshal has not reviewed the plans as of the date of this
report. Any approval should be contingent on. the Fire Marshals
approval.
Access.
The site plan shows the following three access points: 11th Avenue
South, County Road #3, and 8th Avenue South. The access from County
Road #3 is not a full access; it is a right in /right out only. If the
11th Avenue access is allowed staff would recommend a 30 foot wide
entrance /exit.
Building Exterior.
The Super America will have an exterior of brick. The front of the
building which will face County Road #3 will also have large windows.
The lube facility will have an exterior of split face concrete block.
A 4'5" strip of either aluminum or wood will surround the top of the
building. The lube will have two drive through service bays. The
staff is recommending that the lube exterior match the Super America.
The exterior of the Perkins is not detailed on the plans, but the
applicant has stated the exterior will be brick. The building will
also have a solarium on the south side.
Use of City Land.
The development as proposed needs the City owned land along County
Road #3 to meet the parking requirements. At this point the City is
willing to have the land used as an overall development. The staff is
recommending the applicant purchase the land west of the County Road
#3 access. It is also recommended that the applicant construct the
roadway to 8th Avenue and the additional parking along County Road #3.
- Are the uses allowed in a B -3 district?
All the uses proposed are allowed in a B -3 district. The gas station
has 8 additional requirements, all which appear to have been met.
•
•
CUP88 -16
Page 4
- What is the impact on the surrounding area?
There will be no effect on the City property to the east. Access will
remain the same. All buildings are the required 75 feet away from the
water tower. The site plan shows an access to the 13 acre site to the
south from 8th Avenue. There should be no effect on the 13 acre site
because the access will remain.
The property to the west will be affected by completion from this
development. Until a decision is made on the design of the
intersection, access will remain the same for the businesses to the
west of the subject site.
This development will not cause a substantial impact on the
surrounding area. The site will be heavily landscaped to provide a
nice appearance for this corner. The site plan has provided for
additional right -of -way when the corner is upgraded. Sidewalk will
also be provided on 11th Avenue and County Road #3.
- Should the 11th Avenue access be allowed?
The 11th Avenue access creates a problem because of the future
development of the 13 acre site to the south. The following are two
options with this access:
1. If access is allowed on the east side of 11th Avenue
there will be a_full median on 11th Avenue. This would
only allow the east and west properties a right in /right
out.
2. If access is not allowed on the east side, the median can
have a break to allow full access to the businesses on
the west side of 11th Avenue.
The staff is recommending that the 11th Avenue access is not allowed.
We are basing this decision on the following:
1. That if the 11th Avenue 'access is constructed, the City
would have a difficult time removing the access in the
future.
2. The City does not know what development will happen with
the 13 acre site to the south.
3. With any development of the 13 acre site a median will be
constructed on 11th Avenue.
4. The staff believes the site can survive without the
access on 11th Avenue. The site will have two other
access points, one off County Road #3 and the second on
8th Avenue. A car going north on 11th Avenue or east on
County Road #3 will be able to enter the site off County
Road #3.
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CUP88 -16
Page 5
Alternatives.
1. Approve the Conditional Use Permit with conditions. If
the Commission approves the Conditional Use Permit the
applicant will be able to construct the development as
proposed.
. Deny the Conditional use Permit. The applicant will not
be able to construct the development as proposed. If the
Commission chooses this alternative they will have to
identify Findings of Fact to support their denial.
. Continue for further information. If the Commission
feels that further information is needed, the item should
be continued.
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