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Home My WebLink AboutItem 06 Kwik TripCity of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: July 2, 2020 Subject: Packet Material for the July 9, 2020 Planning Commission Meeting Agenda Item: Kwik Trip Car Wash Expansion Amendment to Conditional Use Permit No. 03-07 Application Action Deadline: September 11, 2020 INTRODUCTION KT Real Estate Holdings, LLC, representing the Kwik Trip gas and convenience store at 17388 Glacier Way, has submitted an application for a Conditional Use Permit Amendment to allow site and building modifications to the adjacent car wash located at 17398 Glacier Way. The Kwik Trip car wash is located on a separate lot adjacent to the Kwik Trip convenience store. The commercial car wash received conditional use permit approval in 2003 (CUP No. 03-07). The subject property is 1.15 acres and is zoned C-3, General Commercial District. Commercial car wash facilities are allowed by conditional use permit in the C-3 District. The following exhibits are attached for your information: EXHIBITS A. Location and Zoning Map B. Aerial Photo C. Application Narrative D. Site Plan 2 E. Floor Plan F. Building Elevations G. Existing landscape view from the east (Cedar Avenue) and west (Glacier Way) H. CUP #03-07 Surrounding Land Uses and Zoning North – Kwik Trip Convenience Store (C-3 District) South – The Springs at Lakeville Multiple Family Residential (PUD District) East – Cedar Ave., Hy-Vee Fast & Fresh, Undeveloped (C-3 District) West – Glacier Way and Single Family Homes (RS-3 District) PLANNING ANALYSIS Existing Building and Site Conditions. The commercial car wash was constructed in 2003 by two local business partners who operated the car wash for several years. The building includes two automatic wash bays and a tandem self-service wash bay on the north side of the building. Kwik Trip has owned the adjacent convenience store since it was constructed in 1998. Kwik Trip purchased the car wash a few years after it was constructed. The two properties are connected by internal shared driveways. Kwik Trip has determined that the car wash needs repairs with upgraded mechanical equipment and building and site improvements. The sanitary sewer utilities and storm drainage equipment require updating to improve conditions with those systems. Significant ice buildup has been an ongoing problem at the east exit doors from water draining from vehicles as they exit the car wash. Controlling the ice buildup has been managed by using significant amounts of salt, which of course, drains into the storm sewer system resulting in negative impacts to down stream facilities and the environment. The car wash was constructed with a wash/rinse water containment and recycle system to reduce the use of water and to reduce wastewater entering the City’s sanitary sewer system. Kwik Trip plans to replace the water recycling system with updated automatic mechanical wash equipment. Kwik Trip states that the new equipment will use up to 50% less water than automatic car washes 20 years ago. Abandonment of the water recycling system and introduction of the new car wash equipment will require review by Metropolitan Council Environmental Services for any adjustments to the sewer access unit assessment. Building Modifications. The plans include an expansion to the west side of the two automatic wash bays and the conversion of the tandem self-service wash bay to an automatic wash bay. The 3 building materials for the addition will match the decorative concrete block exterior of the existing building. Site Modifications. The vehicle queuing area west of the car wash building will be expanded to the west to accommodate the proposed expansion of the two automatic wash bays and the conversion of the self-service wash bay to an automatic wash bay will retain five vehicle spaces as originally constructed. The modifications will not impact the existing landscape screening. Kwik Trip will install new sand and grit containment traps for the two existing automatic wash bays and reroute the drains for those bays through those areas. This will require excavation outside the building and construction of the building addition around them. Kwik Trip will also install heated entry and exit pads for all three bays. Drains will connect to the heated pad areas to catch the water draining from vehicles as well as to eliminate the ice ridge and salt application issues. The placement of the car wash building as shown on the original site plan approved with the 2003 conditional use permit took into account the 25 feet of future Cedar Avenue right-of-way acquisition by Dakota County for the road improvement plans anticipated at that time. The placement of the car wash in its present location resulted in the reduction of one vehicle stacking space (five spaces instead of six as required by the Zoning Ordinance) for the lane in front of the self-service wash bays. Due to the availability of additional queuing lanes for the automatic wash bays and the availability of a bypass lane around the building, the site plan with five vehicle stacking spaces in front of the self-service wash bay (now proposed to be remodeled as an automatic wash bay) was approved with the 2003 CUP. The 2003 planning report noted the stacking spaces could be lengthened by expanding the curb to the west further encroaching into the screening buffer facing Glacier Way. Now that the buffer landscaping has matured, Kwik Trip is able to expand the stacking area for the existing automatic wash bays to the west while still protecting the landscape buffer. The site plan proposes to expand the stacking space to the west to allow lanes for stacking of seven, six and five vehicles for the three respective automatic wash bay queuing lanes. As such, there will be an average of six stacking spaces per automatic wash bay. Parking. Twelve parking spaces were constructed in compliance with Zoning Ordinance requirements when the car wash site was developed in 2003. The proposed building addition, without increasing the number of wash bays, will not require additional parking spaces. Screening. Evergreen tree landscape screening was planted in 2003 to screen the car wash site from the single family homes on the west side of Glacier Way. No additional screening is required. CUP #03-07. The conditional use permit approved for the construction and operation of the car wash in 2003 will remain in full force and effect. 4 RECOMMENDATION Planning Department staff recommends approval of the conditional use permit amendment for the Kwik Trip car wash located at 17398 Glacier Way subject to the following stipulations: 1. The site and building improvements shall comply with the plans approved by the City Council. 2. The Metropolitan Council Environmental Services sewer access unit determination shall be submitted to the Building Official prior to issuance of a building permit. 3. The building addition shall match or be architecturally compatible with the existing exterior building materials and colors. 4. A building permit is required prior to commencing any building or site improvements. 5. Conditional Use Permit #03-07 shall remain in full force and effect. 17398 Glacier Way Property Information June 19, 2020 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B City of Lakeville Planning and Zoning 20195 Holyoke Avenue Lakeville, MN 55044 Conditional Use Permit Amendment Application May 14th, 2020 This letter is intended to accompany our submittal to the City of Lakeville for our application to amend our CUP at 17288 Glacier Way. This is a Proposal for a small building addition and remodel at the Existing Kwik Trip Carwash. The purpose of the addition is to allow us to upgrade the plumbing for the 2 West Bays. There are problems with the drains in those bays, and they also do not have sand traps, which we are proposing to add. The only way to dig these in is outside of the existing building, and then enclose the sand traps with a building addition. Proposed Changes to the Site: 1. Construct a building addition on the West Side of the Existing Carwash a. The building addition will complement the existing construction (CMU Exterior, Flat Roof) 2. Upgrade the Entry and Exit Concrete for all Carwash Bays 3. Convert the North Bay into an Automatic Bay (currently self-serve) 4. Repair any and all affected paving 5. Re-Stripe the paving to achieve the best car stacking and still allow an escape lane for customers who may get into line, but decide partway into their wait to leave the line. The proposed method of operation for this development will be consistent with that for our existing site. Included in the submittal is (1) Copy of the plans (11x17), the appropriate Forms and checklists, a Check to cover the application fee, (2) copies of Address Labels, a certified list of Neighbors, and digital files (emailed to Frank Dempsey). Kwik Trip would be happy to provide any additional information or answer any questions or concerns you may have with our submission. Please feel free to call me with any questions. Sincerely, Bjorn Berg Kwik Trip, Inc - Store Engineering Project Manager 608-791-4343 bberg@kwiktrip.com EXHIBIT C MDP ENTER EXIT ENTER EXIT EXIT ENTER Pump Stand Elec Elec Air Comp RO Water RO System HWH Boiler Floor Heat Pumps Water Main / Meter Brine Tank H2O Soft H2O Soft H2O Soft Chemicals Pump Stand Chemicals DVRCPC20'-0" 25'-0"25'-0"Vehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUV10'-0"10'-0"10'-0"12'-0" 14'-0" CAR WASH ADDITION ))E=1013.40 DRAWN BY SCALE PROJ. NO. FAX (608) 781-8960 PH. (608) 781-8988 LACROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DATE SHEET DESCRIPTIONDATENO. --------- Signed Date 24APR2020 Robert J. Mueller Reg. No. 19306 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. GRAPHIC 20-379 24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYSP0SITE TURNING PLANKnow what's below. before you dig.Call R PLOTTING NOTE: PLANS PLOTTED TO 11x17 SHEET SIZE ARE 12 SCALE- 1"=20'. 10 05 10 20 NORTH SCALE:1" = 10' EXHIBIT D MDP ENTER EXIT ENTER EXIT EXIT ENTER Pump Stand Elec Elec Air Comp RO Water RO System HWH Boiler Floor Heat Pumps Water Main / Meter Brine Tank H2O Soft H2O Soft H2O Soft Chemicals Pump Stand Chemicals DVRCPC6" CONC. 6" CONC. 6" CONC. 6" CONC. 6" CONC. 20'-0" 25'-0"25'-0"10'-0"10'-0"10'-0"12'-0" 14'-0" NEW C + G N EW C + G NEW C+GN EW C +G6" CONC.6" CONC.GRADE LIMITS CAR WASH ADDITION FFE=1013.40 GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS 66" x 6" DIAMETER PIPE BOLLARD 36" TYPICAL66"60"x 6" DIA. CONCRETE FILLED STEEL PIPE W/ 30" EXPOSURE. PAINT: FACTORY PRIMER; BOLLARD COVER PER OWNER 6" DEPTH CONCRETE PAVEMENT SLOPE PER GRADE PLAN EXPANSION FELT CLASS 5 BASE NOTE: SEE ARCHITECTURAL PLANS FOR REMOVABLE BOLLARD LOCATION AND DETAIL DRAWN BY SCALE PROJ. NO. FAX (608) 781-8960 PH. (608) 781-8988 LACROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DATE SHEET DESCRIPTIONDATENO. --------- Signed Date 24APR2020 Robert J. Mueller Reg. No. 19306 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. GRAPHIC 20-379 24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYSP1SITE PLANKnow what's below. before you dig.Call R PLOTTING NOTE: PLANS PLOTTED TO 11x17 SHEET SIZE ARE 12 SCALE- 1"=20'. 10 05 10 20 NORTH SCALE:1" = 10' SITE PLAN NOTES AND KEYNOTES 6" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #3 REBAR. CONCRETE SEALER: TK-26UV B6-12 CONCRETE CURB AND GUTTER PER DETAIL 1.4" WIDE, HIGH VISIBILITY, PAVEMENT STRIPING, LANE MARKINGS AND TEXT. COLOR: HC MARKINGS- BLUE, ALL OTHERS- YELLOW. 2.36" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 3.TRENCH DRAIN PER DETAIL. SEE MECH. DRAWINGS FOR CONNECTION TO EXISTING BUILDING 4.SITE AREA LIGHT. SEE DETAIL ESTIMATED QUANTITIES 5,600 SF 160 LF 1 typ. 1 typ. 1 typ. SURVEYOR: SUNDE LAND SURVEYING 90001 E BLOOMINGTON FWY# 118, BLOOMINGTON, MN 952.881.2455 2 typ. 3 typ. 1.0154 CDINVERT6"MIN.6-14"6"MIN. 4" A 6"6" SECTION A-A B6"6"6-14"PAVEMENT6" B PLAN DRAIN-TOP OF CASTING SEE GRADE PLAN #3 REBAR- 6" O.C. (TYP) DISCHARGE PIPE TO CB/MH 8" COMPACTED BASE MATERIAL (TYP) COMPACTED SUBGRADE (TYP) SECTION B-B6"MIN.TRENCH SHALL BE "PERMA-TRENCH Z 886 SYSTEM- SERIES 8606N Z 886 TRENCH DRAIN DETAIL PAVEMENT #3 REBAR- 6" O.C. (TYP) A PAVEMENT 12"VARIES TRENCH DRAIN 0.75% BUILT IN SLOPE 2 typ. SEE ARCH. 3 typ. SEE MECHANICAL SEE MECHANICAL 1 1 1 1 3"R FINISH GRADE COMPACTED BASE MATERIAL TIP GUTTER W/ PAVING @ BACK OF CURB PAVEMENT GRADE COMPACTED SUBGRADE 12"3"6"6"6"6"NO.4 x 2'-0" TIE BAR SPACED 3'-0" O.C. B6-12 CURB AND GUTTER 12" SECTION (5) #4 REBAR BASE PLATE ILLUSTRATION MAY CHANGE WITHOUT NOTICE. DO NOT USE FOR SETTING ANCHOR BOLTS. CONSULT AREA LIGHT MANUFACTURER FOR BASE PLATE TEMPLATE, ANCHOR BOLT SIZE AND EMBEDMENT DEPTH NOTES: FOUNDATION DRILLED PIER GRADE LEVEL 1. W/ #4 TIER AT 24" C/C PLAN CEME-TUBE FORM ABOVE GRADE 14'-0" LIGHT POLE 11"2'-0"3'-0" MIN.4'-6"Back of Curb LIGHT BASE NOTE: ALL CARWASH VEHICULAR DOORS TO REMAIN CLOSED FOR THE DURATION OF THE WASH/DRY CYCLE MDP ENTER EXIT ENTER EXIT EXIT ENTER Pump Stand Elec Elec Air Comp RO Water RO System HWH Boiler Floor Heat Pumps Water Main / Meter Brine Tank H2O Soft H2O Soft H2O Soft Chemicals Pump Stand Chemicals DVRCPC1013.40 1013.40 1013.30 1013.30 1013 1013 1013 GRADE LIMITS CAR WASH ADDITION FFE=1013.40 GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS TRENCH DRAIN-1013.37MEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADES SEE MECH. FOR TRENCH DRAIN CONNECTIONS 1013.40 3.0 % 3.0 % TRENCH DRAIN-1013.37 TRENCH DRAIN-1013.37 TRENCH DRAIN-1013.82 TRENCH DRAIN-1013.82 TRENCH DRAIN-1013.82 SEE MECH. FOR TRENCH DRAIN CONNECTIONS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS GRADE LIMITS T/C 1013.0 1012 1013 1014 1015 1012 1012 1011 1012.5 1012.5 1013.5 1014.5 1011.5 REMOVE CURB BOX IF NEEDED 1013 1014 1015 DRAWN BY SCALE PROJ. NO. FAX (608) 781-8960 PH. (608) 781-8988 LACROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DATE SHEET DESCRIPTIONDATENO. --------- Signed Date 24APR2020 Robert J. Mueller Reg. No. 19306 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. GRAPHIC 20-379 24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYGRADE PLANSP2 Know what's below. before you dig.Call R PLOTTING NOTE: PLANS PLOTTED TO 11x17 SHEET SIZE ARE 12 SCALE- 1"=20'. 10 05 10 20 NORTH SCALE:1" = 10' EXHIBIT E EXHIBIT F EXHIBIT G EXHIBIT G EXHIBIT H 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA KWIK TRIP CAR WASH CONDITIONAL USE PERMIT AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On July 9, 2020 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of KT Real Estate Holdings, LLC (Kwik Trip) for an amendment to conditional use permit No. 03-07 to allow an expansion to the existing commercial car wash building located at 17398 Glacier Way. The Planning Commission conducted a public hearing on the proposed conditional use permit amendment preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is located in Planning District No. 5 of the 2040 Comprehensive Land Use Plan, which guides the property for commercial land uses. 2. The property is zoned C-3, General Commercial District. 3. The legal description of the property is: Lot 2, Block 2, Shady Oak Shores 8th Addition 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 proposed expansion of the commercial car wash facility is consistent with the Comprehensive Plan’s guided commercial land use and the C-3, General Commercial District zoning of the property. b. The proposed use is or will be compatible with present and future land uses of the area. 2 The existing commercial car wash facility and the proposed expansion are compatible with present and future commercial and residential land uses in the surrounding area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. The proposed expansion of the commercial car wash facility 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 expansion of the commercial car wash facility will not overburden the City’s service capacity. e. Traffic generation by the proposed use is within capabilities of streets serving the property. The proposed expansion of the commercial car wash facility will not increase the number of car wash bays. The traffic generated by the expansion will not overburden the streets serving the property. 5. The planning report, dated July 2, 2020, prepared by Associate Planner Frank Dempsey is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the conditional use permit amendment conditioned upon compliance with the planning report prepared by Associate Planner Frank Dempsey, dated July 2, 2020. DATED: July 9, 2020 LAKEVILLE PLANNING COMMISSION BY: ______________________________ Pat Kaluza, Chair