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HomeMy WebLinkAboutWC Recorded Document #558698 - CUP r _.. M Y CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA C01401TIONAL USE PERMIT Perini t. Subject to the tebrus and conditions-set forth herein s the City of Oak Park Heights hereby grants a conditional kjse permit , fpr V Holiday Sta.tionstores, Inc. 29 Property, The permit is for the following described property in the City of Oak Park Heightst Washington County Minnesota: Part of NE1 /4 of NE1 /4, Section 4 , ,T29N, . R20w, #60004-2000-2150-2220 ***SEE ATTACHED LAND DESCRIPTI 3. Cond -i ti on The pen0 t is issued subject to the following a conditions: 1. 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 replaced with appropriate screening and l.a.ndscap ing as p -rovided along the north ern edge of the parking stalls. 3. The trash enclosure is set back off of the parking lot and appropriate "No Parking" signage is provided. 4. A g rading and drainage plan and a utility plan is submitted and approved by the City Engineer. 5. A certified survey is submitted for the su)D j ec t property. It should be noted that if any discrepancies e iqt between the survey and the site plan, a revised site plan must be submitted for review, 6. A i na e plan is submitted which conforms to the ordinance g 9 requirements. 7. subject to contents from other City Staff. . ** Please refer to City Planner's letter of November 20, 1987. BRUCE A. FOLZ & ASSOCIATES LAND SURVEYING LAND PLANNING 1815 NORTHWESTERN AVE. STILLWATER, MINNESOTA 55082 (612 439-8833 November 21, 1987 LAND DESCRIPTION FOR HOLIDAY COMPANIES, INC. That part of the Northeast Quarter of the Northeast Quarter of Section 4, Township m t 29 North, Range t 20 West Washingon Countv ,inneso a described as follows: Commencing at the northwest corner of said- Northeast Quarter of the Northeast Quarter; thence North 89 degrees 13 minutes 19 ' seconds East, assumed bearing, along the north line of said Northeast Quarter of the Northeast Quarter a distance of 330.10 feet to the northeast corner of the North 225.,90 feet of the West 330,00 feet of said Northeast Quarter of the Northeast Quarter; thence South 02 degrees 12 minutes 15 seconds East along the east line of said North 225. gn feet of the West 330,00 feet of the Northeast Quarter of the Northeast Quarter a distance of 225,97 feet to the Southeast cot-ner of said North 225,90 feet of the West 330.00 feet of the Northeast Otiarter of the Northeast Ouarter and the point of beginning thence South 89 degrees 13 minutes 19 seconds West along the south line of said North 225,90 feet of the Northeast Quarter of the Northeast Quarter a distance of 125.54 feet; thence North 01 degrees 48 minutes 22 seconds West 225.94 feet to ,:?id north line of the Northeast Quarter of the Northeast Quarter thence South 89 dpgrees 13 minutes 19 seconds West along said north line 206.13 feet to said northwest corner of the Northeast Quarter of the Northeast Quarter" thence South 02 degrees 12 minutes 15 seconds East along the west line of said Northeast Q uarter of the Northeast Quarter a distance of 294.92 feet- thence North 88 degrees 11 minutes 38 seconds Fast 329.65 feet; thence North 01 degree 52 minutes 49 seconds West 63.02 feet to the point of beginning, 8111)ject to a roadwa and utility easement for existing Osgood Avenue Over that part thereof lying westerl of a line described as beginning at a point on said .1 If %-F north line of the Northeast Quarter of the Northeast Quarter distant 56.11 feet easterly of the said nortbwpqt corner of said Northeast Quarter of the Northeast Ouarter; thence southerly to a point on the south line of the North 660.00 feet (40 rods) of said Northeast Quarter of the Northeast Quarter distant 51,52 feet easterl of the southwest corner of said South 660,00 feet and said line there t e r mi Ti cri to , Also, subject to a highwa easement for Trunk 111-ghway 212 (aka Trunk Highway 36) over that part thereof lying, northwesterly of a line described as beginning at a J - Point on said north line of the Northeast Quarter of the Northeast nuarter distant 380.00 feet easterl of said northwest corner of the Northeast Quarter of the Northeast Quarter thence southerl to a point on said west line of the Northeast Quarter of the Northeast Quarter distant 180.00 feet southerly of said northwest corner. This easement is described in Book 312 of Deeds, rmLyp 287 as recorded and on file in the office of the Count Recorder, Washington o Cunty Minnesota, The area of this parcel excluding the Trunk Highway 212 (aka Trunk Highway -16) highwa easement and the Osgood Avenue roadwa and utility easement is 34199 s feet, more or less. Hol Companies, Inc. November 23, 1987 Page 2-- Also, subject to an easement for ingress and egress over that Part thereof describers as follow =s Beginning at the intersection of the south line of the above described tract and the easterly line of above describers highway easement for O sgood Av thence northerly along said easterly line 25,00 feet; thence southeasterly to a Point on said south line of the above described tract distant 80,00 feet easterly of said easterly l ine; thence westerly along said southerly line 80.00 feet to the Print of beginning; Together with an easement for ingress and eg over that Pare of said Northeast Quarter of the Northeast Quarter described as follows: Beginning at the intersection of the south line of the above described tract and the easterly line of above described highway eaSement for Osgood Avenue; thence southerly along said easterly line 25.00 feet; thence northeasterly to a Point on said south line of the above described tact distant $0.00 feet easterly of said easterly line; thence westerly along said southerly Line 80.00 feet to the Point of beginning' {..2C�iy SL.fl.fel plai, o fC`Cr Pi r)anaod } b!► and or un+�.z A ,��� di �'at i1 �t u � :• i �' :a � v � � � : / ..i i Lj t � L.f 7 � LJ � `l ?' � f •� �• �:] L is i � {. 'r ufl�:..�#" }'. �c�+ : ti .L`. -.� ` «. L •,�. ...a s.. ate•... . j i„+ ` �� ru+] � � L i. ►..f .. J J r L_kUGE A, FOLZ Date northwest associated consultants, inc. PLANNING REPORT T0: Oak Park Heights Mayor &City Council FROM Curtis Gutoske DATE: 20 November, 1987 RE: Holiday Station - Conditional Use Permit and Site Plan Review FILE N0: 798.02 - 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 Os -good Avenue and Highway 36 (see Exhibit A). The proposed site is that of the old 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 Q -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 of being developed into a retail strip J$7 4601 excelsior blvd.,. ste. 4 10, minneapolis, mn 55416 (612) 9Z5 -9420 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 char -e 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 line. 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 will 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 illustrated in Exhibit B. Parkin 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. 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 Zo., 1957 Page Three With the recommendation that one parking space be el 'i - mi nated 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. Th -i s 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 s i tuati -on 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 will still exceed the 24' maximum, they will 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. fo-r 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 tank - s and vehicle movement in and around the gasoline pumps. Trash Enclosure. A properly enclosed trash f a c i l i t y has been provided on the site plan. The placement of the trash enclosure, however, would obstruct the drive aisle for the parking spaces located east of the trash facility Garbage trucks backing up to the dumps tens would extend into the drive aisle due to the trash - enclosure being located on the parking lot. It is recommended that the trash enclosure be set back-off of the parking lot to avoid this situation. This area must al s -o- be designated "No Parking" with si gnage and appropriate surface stri p- 7 ng s❑ as 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 s i t e plan, a rev i -sed site plan must be submitted wh -ich is consistent with the survey. Grading and Drainage. A grading and drainage plan has not yet been submitted. , once it' has been submitted it will be subject to the review and recommendation of the City Engineer. Utilities. A utilities plan has also not been submitted at this ti -me.. It w i l l also be subject to t'he review and recommendation of the City Engineer. In addition, it should be ' noted that all easements, both utility and drainage, are required to be identified on both the grading plan and the utilities plan. Oak Park Heights November 20, 1987 Page Four Landscaping. p i n g . A landscaping i n 9 plan has been submitted with the site plan. 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 screening be added in the far eastern section of the property where it was recommended that one .of the parking stalls be removed. This situation is ill us- - - -- traced i n Exhibits B and C. Si gnage . A s i gnage plan has not been submitted yet at this time one must be ubmitted for review be approved before any of the proposed uses can begin V 3 operation. The i na e plan must conform to the ordinance requirements which h s 9 g p a-re as follows: 1. Freestanding Si - gn 130 sq. ft. - maximum area 30 ft. -- maximum height Z. Wall or Canopy Signs 150 sq. ft. - maximum area (corner lot) each Fuel Price Si gnage 15 sq. ft. - maximum area (counted against maximum allowable area for the property) RECOMMENDATION Based upon the above review, it is recommended that the No l i day. gas and Con- venience store Conditional Use Permit and Site Plan be approved subject to the following conditions I. All parking lot setbacks are achi eved. 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 el imi na -ted and repl aced with appropriate screening and landscaping as prov1 ded along the northern edge of the parking stalls. 3. The trash e osure 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 certified is submitted for the subject property. It should be noted that if any discrepancies exist between the survey and the site plan, a revised site plan must be submitted for review. Oak Park Heights November 20, 1987 Page r i Ve 6. A s 7 gnage plan is, submitted which conforms to the ordinance requirements. 7. Subject to comments from other City Staff. cc: LaVonne Wilson Lyle Eckberg Joe Anderl i ck Frank Lei er David Hoeschen � l FF = 36 —__J 65sh 24 IL-11 Sz u 23 L —j L nf � 4 ! ' MLLWATER E • .. _ ST �� ry. 1� p / o', F t D f 1P? R r l ST. N r ! 4 1 W +� LA 61rd a ST. N < Y S71LLY1'A7ER z i � dT rI f _ 61 n1 . ST _ ........ _ a , a LU UPPER t f STS N. 35 24 0 a u z -6 1g ST N S }q 501h ST N � = 2Gw 1} z :...•: 607h 57. S 3Q z s o 45 Q+ t'j 30% JZI K 1.= x N• f ❑ ill. a ST. N. a a 59Th ST iJ. �•--- - - - - 7 41 t3DNR2D+r a, w a �rh T 23 a (1) uPPE4 69th ST N a y r29uR2DIV o L23 UPPER 551h 5T N �. o y o� w 58th S7 N I x 58sh 57. N. d � 57;h s ST a N. ¢ 7 x >. 2 56tH ST. N. r a S. N- t , UPPGR 551h ST N S7 ST N 77 c - cc C T 1 vii ' Cy US T a 5� N 0 55th t, ST. N. "' 0. 55th z ST. N 0 a t OLD : t L� � x r z9sr— , —Rzvrr Z8 PP r _ ❑ 5' 55th ST. N. o BAYPOR • = E = 53rd ST. Z - E 11 Mzov _ - z _::':::.:::: ;::::::::::: ....•.. -... This map is for planning purposes E 2i // 1a € 1a only and should not be used whet _ ' precise measurements are required.' Oak = e P ark H 500' 0 1000' North 10.85 -� n orthw e st V , assoclated - consultans, inc. r s' { 1 r � 11 AW49 )eg57p*&4c1Aj4 1,Aj17"-14 P e t Q t / 2--* d if In 667" 41 •v t,.1 r . � •try ['� . � • s' HOLIDAY STATIDNSTORE l SALES AREA 2 79 0 SO. F T. TOTAL. AREA 4050 SO. FT. ' -T 7 !I! 4 r`r1, V- t . L C ,7.v N t, ,(-- ( S [Ji �tif� a f I j A 7S I T r Q n f I,f a ,? . t�,o r.,A IJa r - r � �f It I'.F pR�hLH i Ur +L71 � i,iit,•.r,rw ' I SAIJ1.'� S 1(r' +iti F!3(] {�f ' [.;I.,r�, 'sir[: •.j.. � • �� ., •, . 1 2 ' 3 4 1 io f . f f r11 i.:k +c' J - w to U 0 SG00D AVE. N0.��� SC-r2346k— No 67 )<o r - r F6 4 j(j -- FIE YI5 ION 5 LOCATION OAK PARK HEIGF -.. DATE j CHANG 0Y i�lViJ,� - _ � _��... _ ._._.- .__..,_ ....'_.. ._....`y S HEET TITLE � SITE PLAN UsS r� fl oliday. 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