Cond. Use Permit-Conv. Store/Car WashPlanning Commission Report -
CONDITIONAL USE - CONVENIENCE STORE /CAR WASH
7TH STREET SOUTH & 11TH AVENUE
PLANNING COMMISSION
REPORT NO: CUP87 -4
No. CUP87 - 4
MARCH 24, 1987
PURPOSE: To review and recommend action on an application
for a Conditional Use Permit to construct a convenience
store /car wash.
BACKGROUND:
Name of Applicant: Jack Welch
Address of Property: Southwest corner of 7th
Street and 11th Avenue South.
Present Zoning: B -3
Reason for Request: Ordinance requires a
Conditional Use Permit for a motor fuel station
and construction over $75,000.
Purpose of Request: To construct a convenience
store and car wash.
The subject property received a Conditional Use Permit to
construct a 10,368 square foot, 10 bay self - service car wash
on December 3, 1985. This Conditional Use Permit was
granted an extension for one year in December 1986 by the
City Council.
The applicant and the owner are now proposing to revise the
original proposal by adding a convenience store on the
subject site. A subdivision has also been applied for.
The new proposed site plan shows 3094 square feet in store
area, approximately 1038 square feet for storage and a four
stall, 2376 square foot car wash. The convenience store
will also have two pump islands for the dispensing of gas.
The following is a listing of how the proposed project meets
the minimum requirements for the district:
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CUP87 -4
Page 2
PROPOSED PLAN
B -3 CAR WASH CONVENIENCE STORE
Lot Area 3,000 approx 11,739 approx 27,308
Lot Width 25 66'75" 153'
F.A.R. 1.5, .22 .18
Front Yard 1 45' 64'
Mtr Fuel St FY 10 n/a 10'
Side Yard -East 0 0 98'
West 0 18' 0
Rear Yard 15 70' 15'
Bldg.Height 45 approx 16' approx 16'
Parking Conv.St. 20 n/a 17
Parking Car Wash 0 4 n/a
Car Wash Stacking 12 12 n/a
Motor Fuel Stations also have additional requirements.
535.03 Subd. 2(m) states the following:
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
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 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.
The proposed plans meet all of these requirements.
The subject site is surrounded by a shopping area to the
south, an empty lot to the west, Westbrooke to the east and
an industrial area to the north.
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CUP87 -4
Page 3
This site will probably create more traffic than currently
on 11th Avenue. The residents most affected will be the
Westbrooke area south and east of the site.
The applicant has been in contact with the Westbrooke
groups.
The Director of Engineering has reviewed the ingress /egress
points and found them acceptable. The drainage for the site
was also acceptable.
Access to the convenience store will be from 11th Avenue and
7th Street. The proposed plan shows two ingress /egress
points on 11th Avenue and one on 7th Street. The
intersection of 7th & 11th has a four -way stop.
The car wash and convenience store will have a common drive -
through area near the exit of the car wash for shared
parking.
The landscaping requirement for Parcel B is 13 trees and 10
trees for Parcel A. The applicant does show various
plantings on the site plan which meet the landscape
requirements. The high row of evergreens in the rear of the
site will provide screening to the abutting lot. The
landscaping along 11th Avenue will have a base of rock.
The delivery area for the proposed store is on the south
side of the site. This area should not interfere with the
normal traffic flow.
The trash container will be located next to the
storage /delivery area at the southern side of the site. The
container will be enclosed in the storage /delivery area.
There will be two 40' pump islands located on the site. The
applicant at the time of the report did not know how many
pumps would be on the site. The pumps will be covered with
a canopy. Specific plans detailing the number of pumps will
have to be presented prior to issuing a building permit.
There is no requirement for number of pumps.
The Fire Marshal has reviewed the plans and is concerned
with the parking visibility at the pumps. During the
writing of the reports the Fire Marshal was out of town.
Any approval should be contingent on his approval. I will
be in contact with him before the meeting for his
recommendation.
Drainage will flow in an easterly direction.
CUP87 -4
Page 4
The applicant is proposing a new five foot sidewalk along
11th Avenue.
The site plan shows a pylon sign on the corner and a low
sign along 11th Avenue. Any signage will require a sign
permit and have to meet the requirements for the district.
The exterior of the buildings will be brick.
ANALYSIS: The applicant has worked with the staff a great
deal to arrive at the site plan that is before you. The
only problem we see is the convenience store does not have
the required parking. The convenience store is required to
have 20 parking spaces, which the applicant could have if
there was a parking area along 7th Street. Because a 10
foot setback is required for motor fuel stations, parking is
not allowed in this area. We have talked to the applicant
about having a permanent agreement for parking at the car
wash site, which he will agree to. There is no parking
requirement for the car wash, so with the ability to utilize
4 spaces on the car wash site, the convenience store will
have the required parking. The pump area is not counted for
parking, but in reality a person will probably get gas,
leave their car at the pump and go in the store. Although
the staff feels this arrangement is acceptable, if the
Commission feels that an agreement for parking at the car
wash will cause problems, the only other solution would be
to either require a variance on the number of stalls or
consider a variance to park in the front yard setback. The
applicant feels that the parking on the site is more than
adequate, most of their other sites have less parking than
we are requiring. The staff looked at a similar facility in
Rogers, MN that had less parking than proposed and that
seemed to function adequately.
Another possibility for the applicant to have the required
parking spaces would be to not allow the subdivision of the
property. The car wash parking spaces would then be
included into the overall sites parking. Such an approach
does not appear logical. This option is not practical
because the car wash parking area then would be considered
the front yard of the motor fuel station.
ALTERNATIVES:
1. Approve the Conditional Use Permit for both sites
with the condition that permanent parking
agreements be obtained for both parcels.
2. Approve the Conditional Use Permit without any
parking agreements. The Commission will then have
to approve a parking variance.
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CUP87 -4
Page 5
fl
3. Deny the Conditional Use Permit on the basis that
the convenience store site does not have the
required parking.
4. Approve the Conditional Use Permit, but deny the
subdivision.
5. Continue the application for a month to obtain
more information.
RECOMMENDATION: I recommend Alternative #1. The following
are recommended Findings of Fact and Conditions should the
Commission recommend approval:
1. The proposed plan meets the requirements for a
motor fuel station.
2. The proposed plan meets the requirements for a car
wash.
Conditions:
1. The permanent parking agreements are obtained,
recorded and a copy supplied to the City.
2. That the Fire Marshal approve the proposed site
plan.
Respectfully submitted,
JOind-QADrnr\
Nancy (5. Anderson
Community Development
Analyst
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