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Home My WebLink About1987-11-20 NAC Planning Reportnorthwest associated consultants, inc. PLANNING REPORT TO oak Park Heights Mayor & City Council FROM 4 Curtis Gutos ke DATE: 20 November, 1987 RE: Holiday Station - Conditional Use Perm and Site Plan Review FILE No: 798.02 W 87.12 BACKGROUND Approval of a Conditional Use Permit and Site Plan has been requested by the Holiday Companies for the development of a Holiday Gas Station and Convenience Store to be located at the southeast corner of Osgood Avenue and Highway 36 (see Exhibit A) . The proposed site is that of the ofd Amoco Station which was also a portion of the property which was being proposed for the Auto Mall. Midwest Auto Malls has since withdrawn its proposal and the property is now intended to be developed into the above cited Holiday store. The subject property is zoned "B'2" General Business. CASE ANALYSIS Land Use and Zoning The subject property, as noted above is zoned "B-2," General Business District. The pro -posed use of a convenience store is a permitted use within a B--2 District while a gasoline dispensing operation requires a Conditional Use Permit. With the approval of the C . U . P . , the proposed use will be consistent with uses allowed in a B-2 District. From a land use perspective, the proposed use is also compatible with the adjacent land uses. To the west is the St. Croix Mall with its adjoining commercial activities which serves as the commercial center for oak Park Heights. On the north side is Highway 36 which provides excellent access and visibility to the site while on the east side is an existing office building located in a R--B District. The south side of the property is vacant and is zoned "B --2 ", but has rumors 6f' being developed into a retail strip g 1*1 A P_1111_ J / fj#-u 4601 excelsior blvd., ste. 410,, minneapoiis, mn 55416 (612) 925 -9420 1 Oak Park Heights November 20, 1987 Page Two center although no application or submission has been filed. In relation to the surrounding area, it is thus found that the proposed convenience store and gas station is an appropriate use. Setback With the proposed convenience store to have an address off of Highway 36, the north side is to be the front of the property even though the west side has a slightly smaller frontage. Given this situation, the site plan meets and exceeds all building setback requirements. The parking lot setbacks, however, have been encroached upon on the property's north and south sides (see Exhibit B) . On the north side, just west of the driveway, the edge of the parking lot is right up to the property line. The minimum setback is 5'. The curbed edge must thus be shifted to allow for the 5' setback to exist between the property line and the parking lot. On the property's southern boundary, the. parking lot also abuts the property line. This was done intentionally in anticipation of the property to the south developing into the aforementioned Retail Center for which they would share the access onto Osgood Avenue and would integrate the two parking lot designs. However, until the property owner to the south submits his own application for development, it is recommended that the parking lot for the Holiday store maintain a 5 ' setback from the property l i n e . This could be easily accomplished s i the drive aisle is measured at 32' wide. Narrowing the drive aisle to 24' would permit an 8' setback to be achieved which would run from the far eastern boundary to the tip of the triangular road easement as illustrated in Exhibit B. Since this will most likely be a temporary situation until the property to the south is developed, only a temporary asphalt curb w i l l be required to border the parking lot on the southern edge. The 8' setback area must - then be sodded as per the other areas of the site. One last setback which is encroached upon by the parking lot is that of the far eastern boundary. It is recommended in this case that the last parking stall be eliminated to terminate the parking lot and provide proper manufactur- ing space before the parking lot encroaches into the side yard setback. This situation is also i l l u s t r a t e d in Exhibit B. Parking. As per the ordinance requirements, the parking required is as follows,: Gross Building Area Net Building Area 4,050 sq. ft. x .9 = 3,645 sq. ft. 3,645 sq.ft. .L. 200 sq. ft. /space = 18 spaces required. The site plan provides for 20 total parking spaces, one of which is handicapped which . i s placed in the desired location adjacent to the building and sidewalk. Oak Park Heights November 20, I987 Page Three With the recommendation that one parking space be eliminated to accommodate the proper setbacks, the plan would still exceed the required parking by one space. It should be noted that the spaces identified on the plan adjacent to the gas pumps are not eligible to be counted as spaces which fulfill the ordinance requirements. This however, does not pose a problem since adequate parking is provided without these spaces being counted. Circulation The two curb cuts proposed to access the frontage road and Osgood Avenue both exceed 24' in width which is the ordinance maximum. The applicant has discussed this situation with the Ctiy Engineer. The City Engineer deter- mined the width of the frontage road access was acceptable due to the angle of the road and the turning radius needed to accommodate gasoline trucks. The access onto Osgood Avenue, though, must be reduced to 32' in width. Since both of these curb cuts w i l l still exceed the 2 4 ' maximum, they w i l l require the approval of a Conditional Use Permit. It is recommended that the C . U . P needed for the curb cuts be included in the C.U.P. for the retail gasoline operation. This is only being recommended though due to its relatively common occ.urrance , especially with gas stations, and since these widths have already been reviewed by the City Engineer. Other aspects of the circulation within the plan have been found to be adequate within regards to driveway widths, placement of underground gasoline tanks and vehicle movement in and around the gasoline pumps. Trash Encl A properly enclosed trash f a c i l i t y has been provided on the site pl an. The aisle for backing up enclosure enclosure must also ing so as placement of the trash enclosure, however, would obstruct the drive the parking spaces located east of the trash facility. Garbage trucks to the dumpsters would extend into the drive aisle due to the trash being located on the parking lot. I t is recommended that the trash be set back . off of the parking lot to avoid this situation. This area be designated "No Parking" with s i gnage and appropriate surface strip- the trash enclosure does not become obstructed. Survey A certified survey has not been submitted with the site plan. A survey must be submitted for review before any permits can be issued. If any discrepan- cies occur between the survey and the site plan, a revised site plan must be submitted which is consistent with the survey. Gradin and Drainage. A grading and drainage plan has not yet been submitted. -'. once it has been submitted, i t will be subject to the review and recommendation of the City Engineer. Utilities A utilities plan has also not been submitted at this time. It w i l l also be T subject to the review and recommendation of the City Engineer. In addition, I ' i t s houl d be noted that al 1 easements , both uti 1 i ty and drai nage , are requi red to be identified on both the grading plan and the utilities plan. Oak Park Height s November 20, 1987 Page Four Landscaping. A landscaping plan has been submitted with the site plans The ordinance requires that all commercial uses and parking areas be screened from adjacent residential uses and districts. The landscaping plan has achieved this in providing a screen along the eastern border (behind the building) and along the northern edge of the parking lot. It is also recommended that landscaping and screeni be added In the far eastern section of the property where it was recommended that one of the parking stalls be removed. This si tuation i s illus- trated in Exhibits B and C. Sig cage A signage plan has not been submitted yet at this time. one must be ,.-submitted for revi ew� and be approved before any of the proposed uses can begin "" The s i gnage plan must conform to the ordinance requirements which are as follows: 1 . Freestanding S i g n 130 sq. ft. - maximum area 30 ft. w maximum height 2. Wall or Canopy Signs (corner lot) 150 sq. ft. - maximum area each Fuel Price Signage 16 sq. ft. - maximum area (counted against maximum allowable area for the property) REC ION Based upon the above review, it is recommended that the Holiday gas and Con- venience store Conditional Use Permi and Site Plan be approved subject to the following conditions I. All parking lot setbacks are achieved and a temporary asphalt curb is provided along the southern. and eastern edge of the parking lot to extend to the tip of the triangular access easement. 2. The eastern most parking stall is eliminated and repel aced with appropriate screening and landscaping as provI ded along the northern edge of the parking stalls. 3. The trash enclosure is setback off of the parking lot and appropriate "No Parking" s i gnage is provided. 4. A grading and drainage plan and a utility plan is submitted and approved by the City Engineer. 5. A certi fl ed = survey is submitted for the subject property. It should be noted that if any discrepancies exist between the survey and the site plan, a revised s i t e plan must be submitted for review. Oak Park Heights November 20, 1987 Page r i ve 6. A signage plan is submitted which conforms to the ordinance reguirements. 7. Subject to comments from other City Staff. cc: Lavo nne W i l s o n Lyle Ec kbe rg Joe Ander1ick Frank Lei er David Hoeschen 0 CL 6- 0 0 0 11 CL VI 0 (D 0 0 m c 0 E 0 CL m E cg (n (n :E _E 0 CL 0 0 00 z z ❑ LO fr (r W LO CL. n- D N � . pFRKiN �� N � �J JAV ' 83333 3d N 3AV LD In -Y 2 J : � N'3AV NVOV3d �, z M. V U) IN v - 3nJ _ it sillvd 3K Lc; via P_ z ui F k— �IAV VyivNvd �- z _N .3AV xavza N o8olaxo In 21 In Ln riso tD r n r N RAV� ."VkNs N sal N_3AV F- Z < 'N vi o V) F tn Y Z F. N 3AV VoNo N '3 AV 0 V � � L :4 73 0 00 b S. T-1 c. 1. 0 vi 0 C: Fj 0 0 C14 0 U') 6AS7- 1 lP41e1L11AZ< AWO )erp&4c1Aj4 wl.V " 'el tg AY&5e 1 p ,I 7TA�l 6V(f &�)Sdlff 0 0 HOUDAY STATIONSTORE o 4 T I SALES AREA 2790 $0. FT. TOTAL AREA 4050 SO. 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