HomeMy WebLinkAboutItem 06.kJanuary 15, 2010
Item No.
JANUARY 19, 2010 CITY COUNCIL MEETING
MCSTOP PLANNED UNIT DEVELOPMENT AMENDMENT
Proposed Action
Staff recommends approval of the following motion: Move to approve an amendment to the
McStop Planned Unit Development as listed on the consent agenda for the January 19, 2010 City
Council meeting.
Overview
Mega Stop Inc. has submitted plans to construct a semi -truck scale consisting of a scale pit and
overhead signage at the Holiday motor fuel facility located at 21100 Kenrick Avenue within the
McStop development at the southeast quadrant of I-35 and CSAH 70. The property is guided
under the PUD agreement approved by the city on June 4, 1984. Construction of the proposed
scale facility requires approval of an amendment to the original PUD. The scale is anticipated to
serve three to four trucks per hour. Truck weighing takes approximately 60 seconds per truck.
The Planning Commission held a public hearing and unanimously recommended approval of the
PUD amendment application at their December 17, 2009 meeting subject to nine stipulations.
There was no public comment. The applicant has subsequently submitted revised plans
addressing the truck scale sign size recommended by the Planning Commission and a revised
trash enclosure in compliance with Zoning Ordinance requirements. In addition, the applicant
has submitted a $10,000 cash escrow to guarantee construction of the trash enclosure by
August 31, 2010.
Primary Issues to Consider
How will the truck scale impact the Holiday property and the overall McStop site? The truck
scale is in a location that will not interfere with on-site circulation of trucks and automobiles
within the McStop PUD.
Supporting Information
• Planned Unit Development Amendment Agreement.
• Revised site plan dated January 8, 2010 and trash enclosure plans.
• December 17, 2009 Planning Commission draft meeting minutes.
• December 11, 2009 planning report.
Frank Dempsey, Associate Plan;r
Financial Impact: $ None Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): Zoning Ordinance. McStop PUD Notes:
(reserved for recording information)
AMENDED
PLANNED UNIT DEVELOPMENT AGREEMENT
AGREEMENT dated , 2010, by and between the CITY OF
LAKEVILLE, a Minnesota municipal corporation ("City"), and MEGA STOP, INC., a
Minnesota corporation (the "Developer").
1. BACKGROUND. The City, the Lakeville Housing and Redevelopment
Authority n/k/a the Lakeville Economic Development Authority ("the Authority"), A.D.
INVESTMENTS, INC., OHIO ONE STOP, a Minnesota partnership, and LAKEVILLE
MOTEL, a Minnesota partnership, have previously entered into that certain Development
Contract, Assessment Agreement and Planned Unit Development Agreement for
McSTOP dated June 4, 1984 and recorded September 14, 1984 as Document No.
665857 ("Development Contract/PUD"), in connection with the platting of certain land
situated in the City of Lakeville, County of Dakota, State of Minnesota.
The Development Contract/PUD was subsequently amended by that certain
Amended Planned Unit Development Conditional Use Permit Agreement between the City
of Lakeville and McDonald's Corporation dated December 18, 1989, recorded on May 29,
1990 as Document No. 939693 ("McDonald's PUD Amendment").
Except as specifically modified by this Amended Planned Unit Development
Agreement, the Development Contract/PUD for McSTOP and the McDonald's PUD
Amendment shall remain in full force and effect.
2. REQUEST FOR AMENDED PLANNED UNIT DEVELOPMENT
APPROVAL. The Developer has asked the City to approve certain amendments to the
Development Contract/PUD for the following described property within the McSTOP PUD:
That part of Lot 2, Block 1, McSTOP IST ADDITION, according to the recorded
plat thereof, Dakota County, Minnesota, described as beginning at the southeast
149417v03 1 LKVL:HoLiDAY/McSTOP PUD AMENDMENT
SRN:r01/12/2010 (Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
corner of Lot 1, Block I of said McSTOP 1sT 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 397.29 feet to the point of beginning
(hereinafter the "subject property"). The Developer proposes to construct a semi -truck
scale consisting of a scale pit and overhead signage at the Holiday motor fuel facility on
the subject property located at 21100 Kenrick Avenue within the McSTOP planned unit
development. Construction of the proposed scale facility requires approval of an
amendment to the Development Contract/PUD.
3. AMENDED PLANNED UNIT
hereby grants approval of an amendment
subject property subject to compliance with
including the following:
DEVELOPMENT APPROVAL. The City
to the Development Contract/PUD for the
the terms and conditions of this Agreement,
A. The Development Contract/PUD approved June 4, 1984 and
subsequent amendments shall remain in full force and effect unless
specifically modified herein.
B. The semi -truck scale shall be constructed consistent with the plans
approved by the City Council and shall be set back at least five feet
(6) from the south property line.
C. The sign related to the scale facility shall not exceed 72 square feet in
area and 21 feet in height.
D. A photometric lighting plan shall be submitted if any modifications to
existing exterior lighting are proposed, subject to approval by City
staff.
E. All grading, drainage and erosion control issues shall be subject to
review and approval of the City Engineer.
F. Semi-truck/trailer and/or cargo storage for overweight loads shall not
be allowed within the McSTOP PUD.
G. The existing trash enclosure must be enlarged or a new trash
enclosure constructed to provide for storage of all trash containers as
required by Section 11-18-11 of the City Zoning Ordinance.
H. Constructionlof a car wash facility as part of the Holiday convenience
store use will require future application for a PUD amendment and
149417v03 2 LKVL:H0UDAv/MCST0P PUD AMENDMENT
SRN:r01 /12/2010 (Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
compliance with applicable performance standards for car washes
within the C-3 District.
Queuing for the truck scale must take place entirely on the subject
property and not within public right-of-way.
J. The Developer shall furnish the City a $10,000.00 cash security to
ensure construction of a new trash enclosure in compliance with City
Zoning Ordinance requirements by August 31, 2010.
Specific conditions and requirements of this proposal are based on the following exhibits
on file with the City:
1) Site Location Aerial Map
2) Overall McSTOP PUD Site Plan
3) Holiday Existing Conditions/ALTA Survey
4) Holiday Site Plan
5) Truck Scale and Sign Plans (2 sheets)
6) Applicant Narrative
7) McSTOP Association Letter
4. COMPLIANCE WITH LAWS AND REGULATIONS. The Developer
represents to the City that the proposed development complies with all applicable City,
County, Metropolitan, State, and Federal laws and regulations, including but not limited to:
planned unit development ordinance, subdivision ordinance, zoning ordinance, and
environmental regulations. The Developer agrees to comply with such laws and
regulations.
5. LICENSE. The Developer hereby grants the City, its agents, employees,
and officers a license to enter the subject property to perform all necessary work or
inspections deemed appropriate by the City.
6. MISCELLANEOUS.
A. Third parties shall have no recourse against the City under this
Agreement.
B. Breach of the terms of this Agreement by the Developer shall be
grounds for denial of building permits, including lots sold to third parties, to the extent that
the breach affects the area within which the building permits are requested.
C. If any portion, section, subsection, sentence, clause, paragraph, or
phrase of this Agreement is for any reason held invalid, such decision shall not affect the
validity of the remaining portion of this Agreement.
149417v03 3 LKVL:HOLMAY/MCSTOP PUD AMENDMENT
SRN:r01/12/2010 (Part of Lot 2, Bik 1, McStop - 21100 Kenrick Ave)
D. The action or inaction of any party shall not constitute a waiver or
amendment to the provisions of this Agreement. To be binding, amendments or waivers
shall be in writing, signed by the parties and approved by written resolution of the City
Council. Any party's failure to promptly take legal action to enforce this Agreement shall
not be a waiver or release.
E. This Agreement shall run with the land and shall be recorded against
the title to the subject property described in Section 2 above. The Developer covenants
with the City, its successors and assigns, that the Developer is well seized in fee title of
the property and/or has obtained consents to this Contract, in the form attached hereto,
from all parties who have an interest in the property; and that there are no unrecorded
interests in the property. The Developer will indemnify and hold the City harmless for any
breach of the foregoing covenants. Upon written request from the Developer, the City
shall issue a recordable document which certifies the extent to which the Developer is in
compliance with this Contract.
F. The Developer may not assign this Agreement without the written
permission of the City Council. The Developer's obligations hereunder shall continue in
full force and effect even if the Developer sells one or more lots, the entire plat, or any
part of it.
G. This Agreement shall be binding upon the parties, their heirs,
successors, or assigns, as the case may be.
7. NOTICES. Required notices to the Developer shall be in writing, and shall
be either hand delivered to the Developer, its employees or agents, or mailed to the
Developer by certified mail at the following address: 8500 210th Street West, Suite 132,
Lakeville, MN 55044. Notices to the City shall be in writing and shall be either hand
delivered to the City Administrator, or mailed to the City by certified mail in care of the City
Administrator at the following address: Lakeville City Hall, 20195 Holyoke Avenue,
Lakeville, Minnesota 55044.
149417x03 4 LKVL:HOL►DAY/McSTOP PUD AMENDMENT
SRN:r01/12/2010 (Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
CITY OF LAKEVILLE
M
(SEAL)
&HUD
STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA )
Holly Dahl, Mayor
Charlene Friedges, City Clerk
The foregoing instrument was acknowledged before me this day of
, 2010, by Holly Dahl, Mayor, and by Charlene Friedges, City Clerk,
of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation
and pursuant to the authority granted by its City Council.
NOTARY PUBLIC
149417vO3 5 LKVL:HOLIDAY/MCSTOP PUD AMENDMENT
SRN:rO]/12/2010 (Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
DEVELOPER:
MEGA -&TOP,
Printed Name: 0 -CU L , ► r or-sc)►�
Title:"a� i �iti�l T—
STATE OF MINNESOTA )
( ss.
COUNTY OF 4-,
The foregoing instrument was acknowledged before me this m day of
Citt,u-,-two , 2010, by ('-a Lry L -T-h C ^x> V—N , the
71-x-,,14-:��-f- - of MEGA STOP, INC., a Minnesota
corporation, on behalf of the corporation.
DRAFTED BY:
CAMPBELL KNUTSON
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
Telephone: (651) 452-5000
SRN
149417v03
SRN:r01/12/2010
NOTARY PUBLIC
UJEESNER
'• gyp, ' � "'' ^ - OINNESOTA
Jan. 31. 2010
6 LKVL:HOLIDAY/MCSTOP PUD AMENDMENT
(Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
FEE OWNER CONSENT
TO
AMENDED PLANNED UNIT
DEVELOPMENT AGREEMENT
APOLLO OIL COMPANY, a Minnesota corporation, fee owner of all or part of the subject
property, the development of which is governed by the foregoing Amended Planned Unit
Development Agreement, affirms and consents to the provisions thereof and agrees to be bound
by the provisions as the same may apply to that portion of the subject property owned by it.
Dated this day of , 2010.
STATE OF MINNESOTA )
(ss.
COUNTY OF
The foregoing instrument was
7-1 1�, 2010, by
—Py- z`�(�'1 i ---
behalf of the corporation.
DRAFTED BY:
CAMPBELL KNUTSON
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(651)452-5000
SRN
14941703
SRN:r01 /12/2010
COMP
Printed lclame: 0,"aru ;YI)
Title:
M
acknpwledged before me this 1 day of
4,- J the
of Apollo bil Company, a Minnesota corporation, on
NOTARYiPUBLIC
VUEESNER
C • NINNESOTA
h 'es Jan 31 2010
7 LKVL:HOLIDAY/MCSTOP PUD AMENDMENT
(Part of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
MORTGAGE CONSENT
TO
AMENDED PLANNED UNIT
DEVELOPMENT AGREEMENT
VERMILLION STATE BANK, which holds mortgages on the subject property, the
development of which is governed by the foregoing Amended Planned Unit Development
Agreement, agrees that the Amended Planned Unit Development Agreement shall remain in full
force and effect even if it forecloses on its mortgages.
Dated this _(� day of r, ' U V , 2010.
VERMILLION STATE BANK
By:
(Signature)
Printed Name: Y-" V'.,
Title: V \ C -e
STATE OF MINNESOTA )
) ss.
COUNTY OF V, L )
The foregoing instrument was acknowledged befs2[e me this �a day of
2010, by S �t vw-) the
of VERMILLION STATE BANX, on behalf of the
bank.
yt,Ot,�& t A""4,4,
NOTARY PUBLIC
DRAFTED BY:
CAMPBELL KNUTSON
CHARLES E ISENMANN
ProfersionalAasocianon
317 Eagandale Office Center
_ �ttg_ Notary Public
l Minnesota
1380 Corporate Center Curve
My Commission Expires January 31, 2010
Eagan, Minnesota 55121
(651)452-5000
SRtJ
149417v03 8 LKVUHotmAY/McSToP PUD AmW MENT
SRN:r011122010 (Pert of Lot 2, Blk 1, McStop - 21100 Kenrick Ave)
ITHA2
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MASONRY TRAr5H
SCREEN WALL
NEW GAR WA5H ADDITION
NORTH ELEVATION
NEW SCREEN WALL AROUND
DUMP5TER5 AND STORAGE
EAST ELEVATION
EXI5TIN6 ADDITION
SOUTH ELEVATION
MEOA5TOF - LAKEVILLE, tvIN
RECEIVED
JAN 12 2009
CITY OF LAUVILLE
Planning Commission Meeting
December 17, 2009
ED, R /A F T
Page 2
ITEM 5. GARY THORSON, MEGA STOP, INC.
Chair Davis opened the Public Hearing to consider the application of Gary Thorson
for an amendment to the McStop Planned Unit Development to allow the installation
and operation of a truck scale at the Holiday Station Store located at 21100 Kenrick
Avenue. The Recording Secretary attested that the legal notice had been duly
published in accordance with State Statutes and City Code.
Mr. Thorson presented an overview of his request.
Associate Planner Frank Dempsey presented the planning report. The property is
currently zoned C-3, General Commercial District. The truck scale is proposed to be
located on the south side of the property. The applicant is also considering the future
construction of a car wash on the site. The location being considered for the car wash
will not interfere with the truck scale. The truck scale is proposed to be 21 feet by 104
feet with a 13 -foot entrance lane. The signage proposed over the entrance to the scale
is 100 square feet. The McStop PUD does not currently allow this sign. Staff
recommends a reduced sign size of 40 square feet be allowed with this PUD
amendment. In addition, the applicant must bring the outside storage of trash
containers into compliance with Zoning Ordinance requirements.
Mr. Dempsey stated that Planning Department staff recommends approval of the
amendment to the McStop Planned Unit Development, subject to the eight (8)
stipulations listed in the December 11, 2009 planning report.
Chair Davis opened the hearing to the public for comment.
There were no comments from the audience.
09.50 Motion was made and seconded to close the public hearing at 6:14 p.m.
Ayes: Adler, Lillehei, Davis, Glad, Grenz, Drotning.
Nays: 0
Chair Davis asked for comments from the Planning Commission. Discussion points
were:
➢ How much truck traffic is the truck scale expected to generate? The applicant
anticipates tuoo to three trucks per hour.
If three or more trucks are in queue to use the scale, will there be adequate
stacking space? It takes 60 seconds each to weigh the trucks, so with space for tzao
trucks to line up, there shouldn't be a problem. Commissioner Glad would like to
add a stipulation that queuing for the truck scale not occur on City streets.
➢ In the event of a snowstorm when trucks are pulling off the freeway, will there
be adequate short-term parking within the site?
Planning Commission Meeting
RA F TDecember 17, 2009
Page 3
Is the proposed size of the truck scale sign consistent with similar truck scales?
The applicant estimated 95% of truck scales have similar signs. Commissioners feel
the scale needs to be easily identified and accessible for truck and motor -home
drivers who might not be familiar 'with the area; as such, a signage exception
as part of the PUD amendment might be appropriate. A compromise of a
4 -foot by 18 -foot (72 square feet) sign was proposed.
Commissioners recommended an additional stipulation requiring striping or
signage to insure that trucks waiting to use the scale would queue within the
site, and not on the public right of way. Mr. Morey stated that if truck
queuing becomes a problem the City Council has the option to designate "no
parking" on Kenrick Ave.
09.51 Motion was made and seconded to recommend to City Council approval of McStop
Planned Unit Development amendment, subject to the following stipulations, as
amended from the December 11, 2009 planning report:
1. The PUD approved June 4, 1984 and subsequent amendments remain in full
force and effect unless specifically modified.
2. The semi truck scale shall be constructed consistent with the plans approved
by the City Council and shall be set back at least five feet (5') from the south
property line.
3. The sign related to the scale facility shall not exceed 72 square feet and 21 feet
in height.
4. A photometric lighting plan shall be submitted if any modifications to
existing exterior lighting are proposed, subject to approval by City staff.
5. All grading, drainage and erosion control issues shall be subject to review
and approval of the City Engineer.
6. Semi truck/trailer and/or cargo storage for overweight loads shall not be
allowed within the McStop PUD.
7. The existing trash enclosure must be enlarged or a new trash enclosure
constructed to provide for storage of all trash containers as required by
Section 11-18-11 of the Zoning Ordinance.
8. Construction of a car wash facility as part of the Holiday convenience store
use will require future application for a PUD amendment and compliance
with applicable performance standards for car washes within the C-3 District.
9. Queuing for the truck scale shall occur entirely within the subject site and
shall not occur on public streets.
Ayes: Lillehei, Davis, Glad, Grenz, Drotning, Adler.
Nays: 0
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
11:41TTSIiU1 -ZOi
TO: Daryl Morey / Frank Dempsey
FROM: Daniel Licht, AICP
DATE: 11 December 2009
RE: Lakeville — McStop; Mega Stop Inc. scale facility
NAC FILE: 336.17 — 09.01
BACKGROUND
Mega Stop Inc. has submitted plans to construct a semi -truck scale consisting of a scale
pit and overhead signage at the Holiday motor fuel facility located at 21100 Kenrick
Avenue within the McStop development at the southeast quadrant of 1-35 and CSAH 70.
The 2030 Land Use Plan guides the subject site for commercial uses within the MUSA.
The subject site is zoned C-3, General Commercial District but is subject to the McStop
Planned Unit Development (PUD) approved on 4 June 1984. Construction of the
proposed scale facility requires approval of an amendment to the PUD.
Exhibits:
A. Site Location Aerial Map
B. Overall McStop PUD Site Plan
C. Holiday Survey
D. Holiday Site Plan
E. Truck Scale and Sign Plans (2 sheets)
F. Applicant Narrative
G. McStop Association Letter
ANALYSIS
Zoning. The subject site is zoned C-3, General Commercial District. The McStop PUD
was approved in 1984 as an integrated service facility for 1-35 motorists that includes
fuel, car and truck wash, restaurants, a hotel and retail stores. Motor fuel facilities are
allowed in the C-3 District as a conditional use subject to the performance standards
established by Chapter 37 of the Zoning Ordinance. The semi truck scale is
considered to be accessory to the motor fuel use, which includes pump islands for both
passenger automobiles and semi trucks.
Because of the potential to increase traffic generated by the motor fuel facility and to
effect access and circulation both on public streets and within the subject site, the
construction of the scale facility is being reviewed as a major amendment to the PUD in
accordance with Section 11-96-21 of the Zoning Ordinance.
Surrounding Uses. The Holiday motor fuel facility is surrounded by the following
existing uses:
Direction
Zoning
Existing Use
North
PUD
McDonalds
East
PUD
Hotel / multiple tenant retail
South
PUD
truck wash
West
NA
1-35
Construction. The semi -truck scale consists of a 104 foot by 21 foot concrete area
with a five foot deep pit housing the scale equipment. The scale structure rises only six
inches above grade, except for the proposed sign. There is a 13 foot wide lane within
the pad on which semi trucks drive onto the scale.
Location. The proposed semi truck scale is to be located along the south property line
of the subject site, approximately in line with the semi truck pump islands to the north
and truck wash building to the south. The scale is setback five feet from the south
property line, outside of the existing drainage and utility easement. The setback from
the south property line is consistent with the requirements for parking and drive aisles
as well as signs. The location of the proposed semi truck scale is appropriate given
construction of the facility, the existing site design and integrated relationship with the
truck wash building to the south.
Circulation. Semi trucks accessing the scale enter from the west and exit on the east
side of the facility. The location of the scale and it's orientation will allow for semi trucks
to approach from the public streets to the south and west of the subject site, drive
through the scale and exit the site to the semi truck parking stalls in the southeast
corner of the McStop PUD, exit the development through the internal private drives, or
circulate back to the fuel pumps using the internal private drives. The circulation
to/from the proposed scale is functional and will not cause congestion within the site or
on public streets accessing the property.
Sign. The McStop PUD was approved with specific conditions for signage that allow for
the existing common freestanding sign identifying the overall McStop development. In
allowing the 700 square foot, 70 foot tall area identification sign, no freestanding signs
were allowed for the individual sites within the PUD District. This condition was
modified in 1990 for the retail center to the east of the motor fuel facility to allow for two
100 square foot monument signs identifying the tenants within that building due to
concerns over inadequate identification.
2
The scale facility includes a proposed freestanding sign that extends across the scale.
A control panel for the scale is affixed to the north support pole for the sign so as to be
accessible to the truck driver. The sign has an area of 106.66 square feet and is 21
feet, 5.5 inches tall with 16 feet of clearance for semi -trucks to pass underneath. City
staff agrees that signage should be allowed for the scale facility for both identification
and directional purposes. However, the area and height of the proposed sign is
excessive for these purposes. We recommend that the area of the sign be limited not to
exceed 40 square feet and a height of 20 feet, allowing the needed 16 feet of clearance.
The existing McStop freestanding area identification sign located on the west side of the
PUD could be modified to allow the CAT scale signage, which would improve the
visibility of the proposed truck scale from 1-35. In addition, directional signage could be
incorporated within the McStop PUD to direct trucks to the scale location.
Lighting. The submitted plans do not indicate if any modifications are planned to
existing exterior lighting. If any changes to exterior lighting are proposed, a photometric
lighting plan must be submitted and must comply with Section 11-16-10 of the Zoning
Ordinance, subject to approval of City staff.
Drainage. The location of the proposed scale facility is currently paved. The City
Engineer will need to determine if there are any impacts to existing site drainage
resulting from the construction of the scale.
Overweight Trucks. The purpose of the scale facility is to allow truck drivers to
determine if their loads comply with applicable axle weight restrictions on public streets.
If a load is found to be overweight, the operator has the following options:
1. Adjust the trailer axle locations to redistribute weight.
2. Unload cargo to another semi truck.
3. Return to the point of origin and unload cargo.
From a Zoning Ordinance perspective, there is a concern that a semi truck found to be
overweight not be parked on site for an extended period occupying parking stalls that
would be needed for other semi truck traffic generated by the use. City staff
recommends a condition prohibiting storage of overweight semi trucks within the
McStop development. Likewise, outdoor storage of cargo not on or in a semi trailer
would also not be allowed by the Zoning Ordinance.
Trash Enclosure. There is a trash enclosure located on the east side of the Holiday
building. The trash enclosure is not large enough to store the trash containers currently
used by Holiday. The containers are being stored outside of the enclosure, which is a
violation of Section 11-18-11 of the Zoning Ordinance. An additional condition of
approval is recommended requiring that the existing trash enclosure be enlarged or a
new trash enclosure constructed to provide for storage of all trash containers as
required by the Zoning Ordinance. Staff recommends the applicant consider
alternative locations for the trash enclosure to avoid interference with the planned future
car wash discussed below.
Future Car Wash. The submitted site plan indicates plans for a future car wash to be
added to the north side of the Holiday building with vehicle stacking along the east side
of the building. Car washes are allowed as a conditional use within the C-3 District. An
application for a PUD amendment will be required to consider the addition of a car wash
facility prior to application for a building permit.
While the stacking space shown on the site plan appears adequate to accommodate six
vehicles as required by the Zoning Ordinance, the access and stacking space must also
not interfere with overall site circulation. Based on the design of the access to the car
wash, passenger vehicles will need to circulate through the semi truck fuel and parking
areas of the site creating potential conflicts. City staff recommends that additional
islands be added to define a path to the car wash that better segregates passenger
vehicle and semi truck traffic. The location of the car wash stacking lane and need to
provide additional islands to segregate traffic will also likely interfere with access to the
existing trash enclosure. This issue must be considered in expanding and or replacing
the existing trash enclosure as noted above. The addition of the car wash will also
displace existing parking stalls which will need to be evaluated further as part of the
PUD amendment in relation to parking demand and supply.
RECOMMENDATION
The proposed use is an incidental facility of motor fuel uses serving semi trucks
appropriately located within the McStop development in consideration of existing site
improvements and necessary site access and circulation. City staff recommends
approval of a PUD amendment allowing construction of a semi truck scale at the
Holiday motor fuel facility within the McStop development. This recommendation is
subject to compliance with the following stipulations:
The PUD approved 4 June 1984 and subsequent amendments remain in full
force and effect unless specifically modified.
2. The semi truck scale shall be constructed consistent with the plans approved by
the City Council and shall be set back at least five feet (5') from the south
property line.
3. The sign related to the scale facility shall not exceed 40 square feet or 20 feet in
height.
4. A photometric lighting plan shall be submitted if any modifications to existing
exterior lighting are proposed, subject to approval by City staff.
5. All grading, drainage and erosion control issues shall be subject to review and
approval of the City Engineer.
6. Semi truck/trailer and/or cargo storage for overweight loads shall not be allowed
within the McStop PUD.
4
7. The existing trash enclosure must be enlarged or a new trash enclosure
constructed to provide for storage of all trash containers as required by Section
11-18-11 of the Zoning Ordinance.
8. Construction of a car wash facility as part of the Holiday convenience store use
will require future application for a PUD amendment and compliance with
applicable performance standards for car washes within the C-3 District.
C. Steven Mielke, City Administrator
David Olson, Community and Economic Development Director
Keith Nelson, City Engineer
Roger Knutson, City Attorney
1
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NRIGK A\/ENUE
i%31 HOLIDAY/
� a
LAKEVILLE HOLIDAY / McSTOP
[ I q Holiday Site Plan g
2100 Kenrick Avenue Lakeville, MN CHH
�No
Bo'e
IT D
m
0
TRAFFIC FLOW
PLAN VIEW
-104'
4 EA 1 1/2" CONDUITS
2 TO FUEL DESK, 2 TO POWER PANEL
SUMP HOLE
SCALE SIGI
2 DISCHARGE LINES —�
1 1/2" DIAMETER
(CAN BE LOCATED ON EITHER SIDE OF SCALE)
6"ABOVE PAVEMENT TYPICAL
SURROUNDING PAVEMENT
BY GENERAL CONTRACTOR
SCALE CROSS SECTION
CD
• d
21' 2"
-1V-4
•36'
;.. aq.
00
30" X 30" X 30"
CONCRETE SUMP
0
N
D
13'-2" m
4
i 21' 12" X
7
Ii
!i
20'-0"
CERTIFIED
"ENTER" "PO NOT EWER"
SC LESin
,ROW ENTER
6rP CAT SCALE 5 x 20 D.F. 516N This design is the properly of Eagle Sign & Advertising Cc
and rill rights to its use or reDToductior, are reserved
EAGLE SIGH, CAT SCALE, VARI0U5 LOCATIONS SCALE 1W =1'-a' P I Q9A Facile S.,qi i & Advertising Cc
OVERWEIGHT TRUCKS
The following description was furnished by the scale manufacturer as to what happens if
a truck is found to be overweight. The scale owner/operator does not dictate the action
required; it is up to the driver to decide which of the following options to be pursued.
Option 1 — Adjust the axels to redistribute the weight.
Option 2 — Contact a fork lift service provider to come to the site and unload some of the
cargo, presumably to another truck.
Option 3 — Return to the point of origin and unload some of the cargo.
EXHIBIT F
70 Kenrick Association.
222 a 4* St, Ste. 3'I
Minneippu4s, MN S5402-3340
Noveeber 2, 2KY5
to •Thom it may concerti:
A presentattam war, made to 70 Kenrltk As%aciation ted chataffe the Cu -PF elf* ptrl5. The
proposal corsists & installing a tru-ct scale to be built along thr %m►th edge 04
the %&Ilday Station Store, property., includirg the t4n&tmrtion of a concrete pit
to h&uze the scait and Pn overMad 20'rride by S'4" high sign (16'tiearance). kL-
arr aware the use of the scale may increase truck traffic thro the
devel enr..
rhe 70 Kenrick ASSOCIation stim +ers accept and wpport the PLO chahgei being
provcsed by member Gary Thorsqm, of Holiday Station Stores.
Sincerely,
7iff Kenai x As; sot Ias►
President
EXHIBIT G