Cond. Use Permit-Motor Fuel StationPlanning Commission Report -
CONDITIONAL USE PERMIT - MOTOR FUEL STATION
6th Avenue South
PLANNING COMMISSION
REPORT NO: CUP87 -13
BACKGROUND:
Name of Applicant: Eugene Maxwell
Address of Property: 3 - 6th Avenue South
Present Zoning: B -3
Reason for Request: Expansion of existing
business
Nature of Request: Ordinance requires a
Conditional Use Permit for a motor fuel
station.
MAY 14, 1987
PURPOSE: to review and recommend action on an
application for a Conditional Use Permit for a motor
fuel station.
The applicant is proposing to locate two gas islands on
the present site of a small shopping area which
contains Jim's Liquor, Midnite Market and the Armed
Forces recruiting offices. The pumps will be located
north of the Midnite Market, an area now used as part
of the parking lot. Ordinance 535.03, Subd. 2 M
states:
"Motor fuel station provided:
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;
No.
CUP87 -13
Page 2
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.^
ANALYSIS: Two ingress /egress points will be on 6th
Avenue. The northerly access point will function
basically as the entrance for using the gas pumps with
the southerly drive for the existing uses. There is
the potential for using both access points for either
ingress or egress if there is no stacking by the pump
area. Access to the liquor store, Midnite Market or
the Recruiters Offices will be from the southerly
ingress /egress.
The applicant is currently leasing the railroad right-
of-way to the north of his property from the Hennepin
County Railroad Authority. This area will be
incorporated into his overall plan in the same manner
Rudy Luther did with the adjacent property.
The ordinance requires 27 parking spaces. The site
with the right -of -way property has 32 spaces and
without the right -of -way 27 parking spaces. With
either plan the applicant has the required parking
spaces. The applicant also has the required stacking
of six spaces per pump island.
The applicant will be landscaping the southeast corner
of 6th Avenue and Mainstreet. Landscaping will also be
provided on the northeast corner of the right -of -way
and between the two ingress /egress points. The
applicant is not required by the ordinance to provide
landscaping. The Rudy Luther right -of -way property and
the applicants right -of -way property will be separated
by 6' concrete curb stops.
The subject property is surrounded by business uses on
the north, east, and west. The residential district to
the south is separated from the applicants property by
an alley. The existing building on this site will
provide a physical barrier between the neighborhood and
the more intense use of the site. Also, it should not
increase traffic flow to the south through this
residential area.
CUP87 -13
Page 3
The applicant has met the requirements of a motor fuel
station as outlined in the ordinance. He has also
provided an alternate plan without the railroad right -
of -way which shows extra parking along the north lot
line.
The Fire Marshal and Director of Engineering have
reviewed the proposed site plan and found it
acceptable.
ALTERNATIVES:
1. Approve the Conditional Use Permit
2. Deny the Conditional Use Permit
3. Approve or continue with revisions to the
plan as proposed.
RECOMMENDATION: I recommend Alternative 11 The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval:
1. That a motor fuel station is a permitted use
in a B -3 District.
2. That the motor fuel station meets the
requirements as outlined and no variances are
required.
Conditions:
1. If the applicant ceases or loses his lease to
the Hennepin County right -of -way property the
applicant be required to implement the
alternate plan as submitted.
Respectfully submitted,
Nanc' S. Anderson
Community Development
Analyst
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