HomeMy WebLinkAbout1989-08-11 NAC Planning Report • •
1 northwest associated consultants, inc.
PLANNING REPORT
FILE C glij y
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FA
O: LaVonne Wilson
FROM: Curtis Gutoske
DATE: • 11 August 1989
RE: Oak Park Heights - Conoco CUP - Highway
36 and Omaha Avenue
FILE NO: 798.02 - 89.14
BACKGROUND
A revised site plan (Exhibit A) has been submitted by the Conoco
Company for the development of a gas station /convenience store
with car wash at the corner of Omaha Avenue and the South Highway
36 frontage road (Dairy Queen site).
The subject property is zoned B -2, General Business. This report
will serve to review the site plan against the Zoning Ordinance
B -2 District performance standards. In addition, all
applications necessary to process the proposed development: will
be identified along with the additional submission material
required.
CASE REVIEW
Conditional Use Permit- The proposed gas station, /convenience
store with car wash requires a conditional use permit within the
B -2 District. The applicant must apply for said permit and be
subject to the regulations of Sections 401.11.D (1), (2), and (3)
of the City Zoning Ordinance.
Lot Standards. The lot width of 178.04 feet and lot area of.
39,543 square feet meet the minimum respective requirements of
150 feet and 2.0,000 square feet for a motor fuel station.
Setbacks. The proposed placement of the building and canopies
have been found to conform to all B - -2 District setbacks. The
placement of the storage and trash structure has been found to
conform to all applicable accessory building setbacks.
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925 -9420 fax 925 -2721
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Parking. Six parking spaces have been provided on the site. The
parking required for the proposed uses is eleven (11) spaces
based upon Ordinance standards. This requirement was calculated
as follows:
Gross Floor Net Floor Parking
Area Area Required
Convenience
Store Area 1,032 sf X .9 929 sf @ 1/200 5 spaces
Storage Area 937 sf X .9 843 sf @ 1/500 2 spaces
Motor Fuel
Service -- -- 4 spaces
TOTAL 11 spaces
The site plan should be revised to provide the additional parking
spaces required. Exhibit B illustrates a recommended layout
which may accommodate the increased parking without significantly
altering the balance of the site plan. A change that would be
required is the shifting of the Omaha Avenue curb cut
approximately seven (7) feet to the north, subject to the further
comments of this report.
The parking stalls illustrate an 18 foot depth. They should be
increased to 20 feet to meet minimum Ordinance requirements.
Circulation. Both the Omaha Avenue and frontage road curb cuts
exceed the maximum allowed by Ordinance (32 feet on State
Highways and 24 feet on local streets). The curb cuts should be
reduced to meet Ordinance requirements or they will require the
approval of a CUP subject to the review of the City Engineer.
In review of the previous Conoco site plan, two curb cuts were
proposed along Omaha Avenue. It was recommended they be combined
into one and aligned with one of the Honda shop curb cuts to the
west. While the applicant has combined the two curb cuts into
one, it is not in alignment with either of the Honda property
curb cuts. It is still recommended this realignment be required
subject to the further comments of the City Engineer.
With regards to the balance of the circulation within the site,
the proposed layout has been found to be acceptable. Proper
spacing has been provided between the gas pump islands and the
underground storage tanks have been found to be in an acceptable
location.
Grading and Drainage. A grading and drainage plan must be
submitted subject to the review of the City Engineer. This plan
should be submitted prior to approval of a CUP is given.
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•. . .
Utilities. A utility plan must also be submitted subject to the
review of the City Engineer. Again, this plan should be
submitted prior to the granting of any approvals.
Landscaping. A landscaping plan must also be submitted subject
to the review of our office and the Building Inspector. Said
plan must illustrate all planting materials to be used on the
site by specie, size, and quantity. The Ordinance requires that
all income producing properties be landscaped in a manner that
gives emphasis to the perimeter of property and the perimeter of
the building (Section 401.03.B.7.d).
The proposed site plan does illustrate a desirable amount of open
space on the site's north, east, and south boundaries. It is
within these areas, in addition to the open area immediately east
of the building, that landscaping should be concentrated.
As a last comment, there appears to be an inordinate amount of
impervious surface in the northwest corner of the lot. It is
recommended the pavement area be scaled back and replaced with
green space (sod, landscaping, etc.) as illustrated in Exhibit B.
Car Wash. The location, circulation, and provision of stacking
space for the proposed car wash have been found to be
acceptable.
Trash Enclosure. The location of the trash enclosure /storage
facility has been found to be acceptable with the exception that
it should be shifted slightly to the east to accommodate the
additional parking required. Detailed drawings of the enclosure
must also be submitted to determine its compatibility with the
principle structure.
Signage. A signage plan must be submitted and approved prior to
the issuance of building permits. The signage plan must indicate
all signs, with dimensions, to be used on the site. This
includes signage to be used for the display of gas prices. The
signage plan must also illustrate building elevations to
determine the amount of allowable signage.
With the proposed development to exist on a corner lot, the
following combination of signs are allowed: one free - standing
and two wall, one free- standing, one wall and one canopy, or one
free - standing and two canopy. Sizes will be dependent on the
size of the building facades.
Lighting. The Ordinance requires that all lighting to be used on
the site be positioned and hooded such that no direct light is
visible from the public right -of -way and in compliance with
Section 401.03.B.8. This should be accomplished through the
submission of a lighting plan subject to the review of the
Building Inspector.
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RECOMMENDATION
The proposed site plan for the Conoco gas station /convenience
store has been found to be generally acceptable. There are a
number of items, however, that must be resolved before any
approval or permits can be granted. These items are:
1. A conditional use permit is applied for the development of a
convenience store with motor fuel service and car wash.
2. The site plan is revised in accordance with Exhibit B of
this report or in an alternative fashion found acceptable by
the City Engineer and City Planner.
3. A minimum of eleven parking stalls are provided at 9' X 20'
in size.
4. The curb cut widths are reduced to meet Ordinance standards
or are granted via the CUP subject to the acceptability of
the City Engineer.
5. The following materials are submitted upon the application
of the required CUP:
o Grading and Drainage Plan
o Utility Plan
o Landscaping Plan
o Signage Plan
o Building Elevations
o Trash Enclosure Detail
o Lighting Plan
6. Comments of other City Staff.
cc: Lyle Eckberg
Mark Vierling
Joe Anderlik
Frank Leier
Bill Schneider
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EXHIBIT A - PROPOSED SITE PLAN
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EXHIBIT B - RECOMMENDED CHANGES