Cond. Use Permit-Convenience Store/Car Wash•
PLANNING COMMISSION
REPORT: CUP87 -4
Planning Commission Report ,
CONDITIONAL USE PERMIT
CONVENIENCE STORE /CAR WASH
PURPOSE: To review and recommend action on a
convenience store /car wash.
The applicant appeared before the Commission on March
30th with a request to build a convenience store and
four bay car wash. The Commission approved this
request with the condition that the northerly access
point on 11th Avenue be redesigned to restrict it to an
entry only drive, and should this not be accomplished
to the satisfaction of the staff, this drive would be
eliminated. The City Council was also concerned with
the northerly ingress /egress on 11th Avenue South.
Benshoof & Associates were hired as consultants to
review this ingress /egress on 11th Avenue. They
recommended that the northerly ingress /egress on 11th
Avenue be eliminated. That also noted that it might be
possible to have a right -in only at this point if the
site were re- designed. The City Council agreed with
the report and sent them back to the Zoning & Planning
Commission for review. With the idea of keeping the
northerly access point as a right -in only, the
applicant has submitted a new site plan. The new plan
has eliminated the four bay car wash on the west side
MAY 21, 1987
BACKGROUND:
Name of Applicant: Jack Welch
Address of Property: Southwest corner of 11th
Avenue and 7th Street South.
Present Zoning: B -3
Reason for Request: To construct a
convenience store and car wash.
Nature of Request: Ordinance requires a
Conditional Use Permit for construction over
$75,000.
No.
CUP87 -4
Page 2
of the site and moved the store to the west. The car
wash is a one bay automatic drive - through. The site
has already received approval for an eleven bay car
wash. This site plan would negate that Conditional Use
Permit.
ANALYSIS: The applicant will not be subdividing the
site as previously requested. The front lot line will
now be 11th Avenue South.
The following is a listing of the proposed development
and ordinance requirements:
Lot Area
Lot Width
Front Yard
Side Yard
Rear Yard
Bldg. Height
Parking
F.A.R.
Car Wash stacking
Proposed
3,000 sq.ft.
25 ft.
10 ft.
0 ft
15 ft
45 ft.
15
1.5
3
39,047 approx.
183 ft.
24 ft
N 72 ft.
S 10 ft.
20 ft.
16 ft. approx.
15
.14 approx.
6
There will be three ingress /egress accesses and one
ingress only access to the site. The access points on
7th Street will be used for in /out' traffic. The
northerly access point on 11th Avenue is a right -in
only while the southerly access point is an in /out.
Appropriate signage will be placed on the northerly
ingress on 11th Avenue to restrict egress.
Sidewalk will be constructed along both 7th street and
11th Avenue.
The parking area for the convenience store will be
located on the northerly part of the site. This
parking location will allow customers not getting gas
an opportunity to park without interfering with the gas
customers and vis- versa.
The landscape plan shows a variety of plantings. A row
of trees will divide the subject site from the adjacent
shopping center. A hedge will be located along 7th
Street. The ordinance requires 15 plantings. The
applicant will meet the requirements.
The proposed plan shows 2 pump islands covered with a
60x60 canopy. The islands will be 50 feet long. The
applicant at the time of the report did not know the
1
CUP87 -4
Page 3
number of gas pumps per island. Specific plans
detailing the number of pumps will have to be
presented.
The applicant is required to have six stacking spaces
per island. The applicant appears to have the required
stacking.
The site is surrounded by a small shopping center to
the south, an empty lot to the west, Westbrooke
condominiums to the east and an industrial district to
the north.
The site plan is showing two signs, one on the
northeast corner of the site and the other along 11th
Avenue. All signage will be reviewed when the
applicant requests a sign permit and will be required
to meet the sign ordinance.
The delivery area for the store will be next to the car
wash stacking. This area is separate from the other
activities on the site.
The Director of Engineering has reviewed the site plan
and noted that the plan shows 6/12 curbing around the
site, 6/18 curbing is required. The drainage will
remain the same as the previous site plan.
The exterior of the building will be brick.
The Fire Marshal has reviewed the site plan and found
it acceptable at this time.
Benshoof & Associates have reviewed the new site plan .
and has found that the new site plan will meet minimum
requirements.
The applicant has done everything to satisfy the
concerns of the staff with the northerly ingress on
11th Avenue. Although the necessity of the northerly
access on 11th is questionable, the applicant has
revised the plans to a point where it is a safe access
with minimum conflict points. No variances are
required with this site plan.
The applicant has indicated that the site would not
meet their needs if the northerly access on 11th Avenue
is not approved for ingress only, at a minimum.
ALTERNATIVES:
1. Approve the Conditional Use Permit
2. Deny the Conditional Use Permit
CUP87 -4
Page 4
3. Approve the Conditional Use Permit with the
condition that the northerly ingress is
closed.
4. Continue for further information
RECOMMENDATION: I recommend Alternative 11. The
following are 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
3. That a motor fuel station and car wash are
permitted uses in a B -3 district.
Conditions:
1. That the northerly access point be an ingress
only.
Respectfully submitted,
Nancy
Communi °y Development
Analyst