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City of Lakeville
Planning Department
Lakeville
Memorandum
To: Planning Commission
From:k1rank Dempsey, AICP, Associate Planner
Date: August 30, 2013
Subject: Packet Material for the September 5, 2013 Planning Commission Meeting
Agenda Item: Conditional Use Permit Amendment for Holiday Mega Stop, Inc.
Application Action Deadline: October 4, 2013
INTRODUCTION
Representatives of Holiday Mega Stop, Inc. have submitted an application for a Conditional
Use Permit Amendment to allow an addition for an automatic car wash on the north side of
the existing Holiday convenience store building located at 21100 Kenrick Avenue. The
property was developed and the convenience store building was constructed in 1986 as part
of the McStop plat and development plans originally approved by the City Council on June 4,
1984. The subject site is zoned C-3, General Commercial District.
The plans propose the car wash to be located on the north side of the existing building with
the vehicle queuing area along the east side of the building. The most recent planning
action on this site was approved in 2009 to allow the construction of the truck scale located
on the south side of the property which also resulted in the construction of two new trash
and recycling container enclosures located on the east side of the building.
Planning Department staff has reviewed the plans for compliance with the Zoning
Ordinance. Findings of fact are included with this report.
The following exhibits are attached for your information:
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo (2 pages)
C. Site Plan
D. Site Plan with Turning Movements
E. Utility Plan
F. Exterior Elevations and Wall Signage Plan
PLANNING ANALYSIS
Zoning. The property is zoned C-3, General Commercial District and is platted as part of Lot 2,
Block 1, McStop 1 sl Addition. Convenience stores with fuel sales and automatic car washes are
allowed by conditional use permit in the C-3 District. The property is 3.88 acres in area.
Surrounding Land Uses and Zoning
North - McDonald's restaurant (C-3 District)
South - Truck Wash property (C-3 District)
East - Multi -Tenant Commercial building (C-3 District)
West - Vacant Commercial property (C-3 District) and 1-35
Building Height and Architectural Materials. The height of the building addition will match
the existing single story convenience store building. The proposed exterior materials of the
addition will match the materials of the existing building which include brick, an artificial stucco
material referred to as exterior insulation and finish system (EFTS), and an standing seam metal
awning. The proposed addition will match the white and tan earth tone shades of the existing
building.
Car Wash Design Criteria. Section 11-73-7.D of the Zoning Ordinance requires that car wash
facilities be designed and operated under seven specific criteria. The seven criteria and
comments specific to the proposed car wash facility are as follows:
1. A car wash that is accessory to a convenience store/motor fuel facility shall be included
as part of the principal building.
The car wash will be attached to the principal building.
2. Magazine or stacking space is constructed to accommodate six (6) vehicles per wash
stall and shall be subject to the approval of the city engineer.
The vehicle stacking area is designed to accommodate the minimum six vehicles along the
east side of the building. Adequate drive aisle width will remain between the designated
stacking lane and the drive aisle east of the stacking lane.
oil
3. Magazine or stacking space must not interfere with on site circulation patterns or
required on-site parking or loading areas.
Stacking space will not interfere with on-site circulation patterns or loading areas. The
convenience store uses the south side of the building as the loading area. The proposed
site improvements will not interfere with the loading area.
4. Parking or car magazine storage space shall be screened from view of abutting
residential districts in compliance with section 11-21-9 of this title.
There is no residential zoned property in proximity to the Holiday property.
5. Provisions are made to control and reduce noise and special precautions shall be taken
to limit the effects of noise associated with the car wash operation, dryer and vacuum
machines. Where the car wash operation is within five hundred feet (500') of a residential
district, the exterior vehicle doors of the car wash must remain closed during the entire
operation cycle.
There is no residential property within 500 feet of the subject property. Any noise
generated from the car wash dryers and vacuums shall not exceed the noise levels
permitted at the property lines by the Minnesota Pollution Control Agency.
6. The location and operation of vacuum machines must not interfere with magazines or
stacking areas, on site circulation or on-site parking and loading areas, and may not be
located in a yard abutting residentially zoned property.
The vacuum machines are located on the north side of the car wash addition separate
from the car wash stacking area. The location of the vacuums also does not interfere with
on-site traffic circulation.
7. Untreated water from the car wash shall not be discharged into the storm sewer. If the
water is to be pretreated and discharged into the storm sewer, the pretreatment plans
shall be subject to review and approval of the city engineer and building official, and
subject to applicable requirements of metropolitan council environmental services and
MPCA.
The car wash wastewater will be discharged into the sanitary sewer system.
Parking. The building is 6,400 square feet in area. The Zoning Ordinance requires one parking
space per each 200 square feet of building area; minus a ten percent floor area credit. The
proposed car wash bay does not increase the required number of parking spaces. The required
number of parking spaces for this site is calculated as follows:
6,100 square feet gross floor area - 10%/200 = 28 spaces required
Number of parking spaces currently on site = 31 spaces
3
Eight parking spaces located on the north side of the Holiday building will be removed and
replaced on the west side of the property as shown on the site plan.
Grading, Drainage and Utilities. The Engineering Division has reviewed the site and utility plans
submitted with the conditional use permit amendment application. Engineering comments are
contained in the memorandum prepared by Alex Jordan, Civil Engineer, dated August 28, 2013.
A Sanitary Sewer Unit Charge will be required at the time of building permit based on the
number of sewer units determined by Metropolitan Council Environmental Services. The fee will
be required at the time of issuance of the building permit.
Vehicle Circulation. The Holiday station provides fuel and convenience store services that
include automobiles, recreational vehicles and semi -trucks and trailers. A truck scale is also
located along the south side of the property in compliance with the conditional use permit
amendment approved in 2009. The Holiday property is accessed from Kenrick Court on the west,
and a private drives from the north, east and south. The Holiday property also accommodates
parking spaces for up to eight semi-truck/trailer and recreational vehicles along the east side of
the property. The site plan for the proposed car wash addition will require the removal of one of
the truck parking spaces to accommodate the vehicle stacking area for vehicles entering the car
wash. This will require the installation of new curb and gutter to remove the parking space.
Signs. Two directional signs identifying "entrance" and "exit" will be installed on the east and
west sides of the proposed car wash addition. The existing signage on the Holiday property
meets Zoning Ordinance requirements. A sign permit must be obtained prior to installation of
the two new directional signs.
Refuse Storage. Refuse and recycling is presently stored in walled, gated enclosures on the east
side of the building adjacent to the proposed vehicle car wash queuing area. A stipulation of the
2009 conditional use permit amendment for the truck scale required the construction of new
trash and recycling enclosures in compliance with Zoning Ordinance requirements. The queuing
area will not interfere with the trash and recycling enclosure locations.
RECOMMENDATION
Planning Department staff recommends approval of the conditional use permit amendment for the
Holiday station automatic car wash located at 21100 Kenrick Avenue subject to the following
stipulations:
1. The site and building improvements shall comply with the plans approved by the City
Council.
2. A building permit is required prior to commencing any building improvements.
El
3. All signage on the property must meet the requirements of Section 11-23 of the Zoning
Ordinance. A sign permit is required prior to the installation of any signs.
4. A minimum of 28 automobile parking spaces shall be provided on site in compliance
with Zoning Ordinance requirements.
5. The north truck parking space located east of the car wash building shall be removed
as identified on the site plan to accommodate the car wash stacking. Curb and gutter
shall be extended to reduce the available truck parking east of the car wash addition
to not more than three spaces.
6. A financial security shall be submitted prior to the issuance of a building permit in an
amount equal to the cost to complete the required parking lot improvements as
identified on the site plan and as outlined in the engineering report.
G:Fra nkDem psey/CUP/Hol idayCa rWash
5
Dakota County, MN
rd
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale II
legal document and should not be substituted for a title searchappralsal, survey, or For zoning I inch = 312 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 8/13/2013
EXHIBIT B
Dakota County, MN
t �
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it
All
CAR WASH LOCATION
r
r
r
1
M r.r
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale
legal document and should not be substituted for a title search, appraisal, survey, or for zoning verification. 1 inch = 69 feet
Dakota County assumes no legal responsibility for the information contained in this data. 8/30/2013
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
HOLIDAY MEGA STOP, INC. CONDITIONAL USE PERMIT AMENDMENT
FINDINGS OF FACT
On September 5, 2013 the Lakeville Planning Commission met at its regularly scheduled
meeting to consider the application of Holiday Mega Stop, Inc. for a conditional use permit
amendment to allow an addition for a single bay automatic car wash on property located at
21100 Kenrick Avenue. The Planning Commission conducted a public hearing on the proposed
conditional use permit amendment preceded by published and mailed notice.
1. The property is zoned C-3, General Commercial District.
2. The property is located in Planning District No. 11 of the 2008 Comprehensive Plan,
which guides the property for commercial land uses.
3. The legal description of the property is:
That part of Lot 2, Block 1, McStop 1 It Addition, according to the recorded plat
thereof, described as beginning at the southeast corner of Lot 1, Block 1 of said
McStop First Addition; thence southerly, along the southerly extension of the
east line of said Lot 1, a distance of 432.11 feet to the south line of said Lot 2;
thence westerly, along said south line of Lot 2, a distance of 384.06 feet to the
southwest corner of said Lot 2; thence northerly, along the most westerly line of
said Lot 2, a distance of 432.33 feet to the southwest corner of said Lot 1; thence
easterly, along the south line of said Lot 1, a distance of 397.19 feet to the point
of beginning.
4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional
use permit may not be issued unless certain criteria and satisfied. The criteria and our
findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
The Holiday convenience store with fuel sales and the proposed automatic car wash are
consistent with the Comprehensive Plan's designated commercial use of the property
and the C-3, General Commercial Districtzoning of the property.
b. The proposed use is or will be compatible with present and future land uses of the
area.
The amended site plan and automatic car wash addition are consistent with present
and future land uses of the area.
c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Given compliance with the stipulations listed in the planning report, the amended site
plan and automatic car wash will conform to all performance standards contained in
the Zoning Ordinance.
d. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
The property is served with City sanitary sewer and water. The proposed automatic
car wash addition will not overburden the City's service capacity.
e. Traffic generation by the proposed use is within capabilities of streets serving
the property.
The traffic generated by the automatic car wash will not overburden the streets serving
the property.
5. The planning report, dated August 30, 2013, prepared by Associate Planner Frank
Dempsey is incorporated herein.
Memorandum
To: Frank Dempsey, Associate Planner
From: Alex Jordan, Civil Engineer
Copy: Zach Johnson, City Engineer
Mark Hansen, Assistant City Engineer
Mac Cafferty, Environmental Resources Manager
Date: August 28, 2013
Subject: Holiday Stationstore #3552 CW ADD Preliminary Plans
City of Lakeville
Engineering
Holiday Stationstores has submitted a conditional use permit amendment application and
plans to add an automatic car wash to the existing Holiday Stationstore located at 21100
Kenrick Avenue.
SITE CONDITIONS
The property is currently developed as a gas station with pump islands servicing passenger
vehicles, as well as semi -trailer trucks. It is located within the General Commercial District (C-
3).
STREETS
The property is located in a commercial development adjacent to Kenrick Ave, a minor
reliever as identified in the City's Comprehensive Transportation Plan, and 210th St. (CSAH 70),
a minor expander. The Holiday Stationstore is accessed by Kenrick Court, 210th St. to the
north, and Kenrick Avenue to the east. The city currently maintains a 22 foot roadway
drainage and utility easement north of the property along Kenrick Court.
Kenrick Court is a 46 foot wide local, rural street with an 80 foot right-of-way on the south and
west sides of the property and with no curb and gutter. North of the property, Kenrick Court
transitions to a private drive, owned by the Holiday Stationstore, with the City maintaining a
22 foot wide drainage and utility easement over it.
The owner proposes to maintain the existing conditions and geometry of the parking lot,
while restoring the pavement and curb and gutter adjacent to the existing building after
construction of the car wash is complete.
CIRCULATION
The car wash vehicle queue is established on the east side of the existing Holiday
Stationstore. Vehicles will queue from the south along the east side of the building and enter
the car wash from the east and exit to the west. Turning movements were developed to
indicate that the stacking of cars waiting to use the proposed car wash will not impact
existing vehicle circulation on the property.
GRADING, DRAINAGE AND STORM SEWER
The site is located within the South Creek Stormwater District. There are no trunk facilities
located or required within the site. The existing drainage patterns of the parcel have the
runoff flowing to the southwest corner of the property to two existing catch basins. The
runoff eventually drains to a ditch, enters another storm sewer system, and discharges to a
pond east of Kenrick Avenue.
The proposed car wash will add little to no impervious area to the site. Therefore, the added
impervious area does not meet the MPCA requirement of one acre of added impervious
necessary to require permanent stormwater treatment and/or detention systems.
The added impervious area due to the proposed car wash does not require new permanent
stormwater improvements.
UTILITIES
The existing Holiday Stationstore is served by City water and sewer. These services are
proposed to be replaced with the addition of the car wash. The sanitary sewer service is
proposed to be connected to an existing 8" PVC sanitary sewer system along Kenrick Court to
the north of the property. The water service is proposed to be pressure tapped from the
existing 12" DIP line also along Kenrick Court to the north. To install these services, a portion
of the street must be removed and restored to existing grade.
While these connections are to occur on the Holiday Stationstore's property, the City has a
drainage and utility easement over the street for public utilities. The city will, therefore, own
and maintain any proposed utilities within this easement.
New underground gas and electrical services will also be installed to the property.
EROSION CONTROL
An erosion control plan has not been submitted with this preliminary plan set, however
certain measures shall be required for erosion control. This includes the following:
• Perimeter silt fence or bioroll control to be located around the construction limits.
• The site shall be re -vegetated within 48 hours of final grade.
A note is included on the plan that indicates all disturbed soils shall be sodded on the
landscaped/green area of the site. The sod placed shall meet City requirements/specifications.
Streets must be cleared of debris at the end of each day. Inlet protection on the existing catch
basins on the southwest corner of the lot, as well as on the upstream end of the existing
culvert on the west side of the property, must be shown on the final plans.
Additional erosion control measures may be required during the construction process as
deemed necessary by City staff.
SECURITIES
The Holiday Stationstore shall be required to provide a security to be based on the
construction costs estimated for site grading, curb and pavement, seeding and erosion
control, developer's record drawings, and landscaping. The security amount will be
determined prior to City Council approval and submitted prior to issuance of the building
permit.
RECOMMENDATION
Engineering recommends approval of the Holiday Stationstore conditional use permit
amendment plans subject to the terms listed in this report.
G:\HolidayStationstore\Engineering Review Memo -Holiday Stationstore-130829.docx