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HomeMy WebLinkAbout05-26-20 CITY OF Meeting Location: FARMINGTONFarmington City Hall 430 Third Street Farmington, MN 55024 PLANNING COMMISSION SPECIAL MEETING AGENDA May 26, 2020 7:00 PM 1. CALL TO ORDER 2. PUBLIC HEARINGS (a) Holiday Station Store Farmington Plat, Conditional Use Permit and Variances from Required Setbacks for the Construction of a Convenience Store with Gas in the B-1 Zoning District 3. ADJOURN CITY OF O 43o Third St., Farmington, MN 55024 FARMINGTON © 651-28o-6800 II Farmington MN.gov IIIIIII�II TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Holiday Station Store Farmington Plat, Conditional Use Permit and Variances from Required Setbacks for the Construction of a Convenience Store with Gas in the B-1 Zoning District DATE: May 26, 2020 INTRODUCTION Gary Thorson, Franchisee for Holiday Companies, is requesting the review and approval of the Holiday Station Store Farmington Plat, Conditional Use Permit to allow a convenience store with gas in the B-1 (Highway Business)zoning district and variances from the required setbacks. The subject property is 10- 8th Street(Former Carbones site). DISCUSSION The applicant is proposing to redevelop this site to include a 7,310 square Holiday convenience store with gas. The use would also include a car wash on the backside on the proposed convenience store. Holidax Station Store Farmington Plat The property is currently a metes and bounds (unplatted) property that will be platted as part of the redevelopment of the site. The plat includes two lots, rights-of-way for Trunk Highway 3 and a proposed backage road (Ninth Street). The two lots are split by the Ninth Street right-of-way. The convenience store would be located on Lot 1, Block 1 of the plat with Lot 1, Block 2, which is adjacent to both Ninth Street on the west side and Catalina Way on the east side, will be for future development. Lot 1, Block 1 is approximately 1.3 acres in size and Lot 1, Block 2 is approximately 0.97 acres. The lots exceed the minimum lot area of 10,000 square feet required in the B-1 zone. CUP/Site Plan As previously mentioned a convenience store with gas is a conditional use in the B-1 Zone. The proposal consists of a 5,749 square foot convenience store with eight gas pumps located under a 48' x 122'canopy towards the western side of the lot. A 1,561 square foot car wash would be attached to the rear of the convenience store. Entrance into the car wash will be from the south side of the lot. Adjacent directly to the south of this site is an existing single-family home. Addition screening will need to be added along the adjoining residential property line, the screening must consist of: 1) a six feet (6) to eight feet (8') wooden opaque fence and landscaping, 2) landscaping and berms, or 3) a combination of both. Setbacks and Lot Coverage The required setbacks within the B-1 zone are as follows: • Front: 50 feet(the property is adjacent to a minor arterial) • Side: 10 feet • Rear: 30 feet(will be adjacent to right-of-way for Ninth Street) The proposed convenience store building will have a front yard setback of 158 feet from the property line adjacent to TH 3. The canopy is proposed to be setback 47 feet from the property line adjacent to TH 3. This will require a variance of 3 feet be approved by the Planning Commission. The proposed side yard setbacks for the convenience store building are approArnately 62 feet to the northern property line and 58 feet to the southern property line. The side yard setbacks for the canopy are appro)amately 58 feet from the northern property line and 35 feet from the southern property line. The rear yard setback (adjacent to the right-of-way for Ninth Street) is shown at 17 feet. This would require a variance of 13 feet be approved by the Planning Commission. The B-1 zone allows for up to 25 percent of a lot be covered with structures. The total square footage of structures proposed with this development would be 13,166 square feet (7,310 square feet for the convenience store and car wash, and 5,856 square feet of gas canopy). The lot is appro)amately 58,536 square feet in size equating to a building coverage of 22.49%. Off-Street Parking The site plan shows a total of 36 stalls on site (this number includes the 20 stalls adjacent to the proposed convenience store building as well as 2 spaces at each gas pump). Per code this use based on its proposed square footage would require a total of 28 off-street parking spaces. Transportation and Vehicle Circulation The site as it currently sits has two accesses from TH 3. With this proposed redevelopment, the access to TH 3 would be reduced to a single full access in the middle of the site. Additionally, the applicant is proposing a north bound right turn lane on TH 3 as well as a south bound left tum lane on TH 3. The applicant is working with MNDOT on construction plans for these improvements on TH 3. A condition of approval should be that the applicant furnish the City with confirmation from MNDOT that the construction plans for the proposed improvements to TH 3 are acceptable. The applicant has supplied a site turning plan (Sheet SPO) that shows how a semi truck and trailer can safely enter and e)at the site. As shown on Sheet SPO, the proposed layout of the site does accommodate the turning movements of these larger vehicles. Staff has been working with the applicant on the development of a future backage road (Ninth Street) that would eventually serve this site. The backage road concept would would provide an alternative access to the businesses along this portion of TH 3 from 209th Street south to the Willow Street/210th Street alignment. Ninth Street will not be constructed as part of this redevelopment. The right-of-way for the portion of Ninth Street adjacent to this site will be dedicated as part of the platting process of the Holiday Station Store Farmington plat. The city will continue to have conversations with adjoining property owners regarding the backage road concept to push the construction of this roadway forward in the near term. The right-of-way for Ninth Street is being platted at 67 feet in width and would be constructed to 30 feet in width from curb to curb. The site plan that is attached does show how this site will connect with Ninth Street when constructed (one access towards the north end of the site and one access towards to southern end of the site). Garbage Collection An external trash enclosure is located near the southeast corner of the convenience store. Utilities The city's engineering department has reviewed the plans and generally find the utility plan acceptable. The sanitary sewer for this site is extremely shallow and to create the needed depth for the sanitary line the applicant is proposing a lift station near the southwest corner of the property. Staff is generally ok with the use of a lift station in this situation provided that it not be a long term solution and that it goes away when alternate connection can be made, namely to a new sanitary line that would eventually be constructed in the right-of-way of Ninth Street. A Conditional Use shall be approved if found to meet the following criteria: 1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of this title. 2. The proposed use shall not involve any element or cause any conditions that mat be dangerous, injurious or noxious to any other property or persons and shall comply with the performance standards listed below. 3. The proposed use shall be constructed, designed, sited, oriented and landscaped to produce harmonious relationship of buildings and grounds to adjacent buildings and properties. 4. The proposed use shall produce a total visual impression and environment which is consistent with the environment of the neighborhood. 5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood. 6. The proposed use shall preserve the objectives of this title and shall be consistent with the comprehensive plan. It is staffs belief that all of the aforementioned criteria have been meet with this application. Variances The applicant is seeking three variances, they are: 1. A 3 foot variance from the front yard setback for the canopy. The canopy is shown to be setback 47 feet from the front property line adjacent to TH 3. The minimum building setback from T H 3 is 50 feet. 2. A 13 foot variance from the rear/front yard setback for the convenience store building. The convenience store building is shown to be setback 17 feet from the right-of-way of Ninth Street. The minimum building setback from the Ninth Street right-of-way is 30 feet. 3. The site plan show a monument sign located near the northwest corner of the site. It is shown to be setback 10 feet from the northern side property line and 0 feet from the western front property line. Per code, a monument sign must be setback a minimum of 10 feet from all property lines. This would require a variance of 10 feet. The Planning Commission shall not approve any variance request unless they find that "practical difficulties"exist using the following criteria: 1. Because the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this title would cause practical difficulties. Economic consideration alone does not constitute practical difficulties. 2. That the variance would be consistent with the comprehensive plan. 3. That the variance would be in harmony with the general purpose and intent of this title. 4. The conditions upon which a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other properties within the same zoning classification. 5. The alleged difficulty or hardship is caused by this title and has not been created by any persons presently having an interest in the parcel of land. 6. The granting of the variance will not alter the essential character of the locality or be injurious to other property in the vicinity in which the parcel of land is located or substantially diminish property values. 7. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. 8. The requested variance is the minimum action required to eliminate the practical difficulties. 9. Variances may not be approved for any use that is not allowed under this title for property in the zone where the affected person's land is located except that the temporary use of a one-family dwelling as a two-family dwelling may be authorized by variance. It is staffs belief that all of the aforementioned criteria have been meet with this application. ACTION REQUESTED By separate motion approve the following actions: A) Approve the Conditional Use Permit and Variances subject to the following contingencies: 1. Additional screening must be added along the adjoining residential property line and must consist of one of the following: 1)a six feet(6)to eight feet(8')wooden opaque fence and landscaping, 2) landscaping and berms,or 3) a combination of both. 2. The applicant must furnish the City with confirmation from MN DOT that the construction plans for the proposed improvements to Trunk Highway 3 are acceptable. 3. The lift station be removed upon the availability of a future sanitary sewer line in Ninth Street. 4. The submission and approval of a building permit. 5. A sign permit be submitted and approved for any exterior signage to be placed on site. B) Recommend approval of the Holiday Station Store Farmington Plat contingent upon the following,and forward that recommendation on to the City Council: 1. The satisfaction of all engineering comments related to the construction plans for grading and utilities. 2. A Development Contract between the applicant and the City of Farmington shall be executed and security fees and costs shall be paid. Submission of all other documents required under the Development Contract shall be required. ATTACHMENTS: Type Description D Backup Material Holiday Station Store Farmington Plat © Backup Material Site Plan D Backup Material Site Turning Plan D Backup Material Site Keynote Plan D Backup Material Site Dimension Plan D Backup Material Landscape Plan D Backup Material Grade Plan D Backup Material Grade Plan 2 D Backup Material Storm Sewer Plan D Backup Material Utility Plan D Backup Material Erosion Control Plan i I • 1 R11 AVM Vi•JIlV1V7 I � qW-lli ' b ;411- 0 v1 a .�sxw Yll amww Y¢Ia1.Tit JD xurm wV,ex, = o r---=t-------------------------- II In 11 him I I I I I � I � I C I N I I I I I I •I J Y F I a kdg �� _ I 0 O - d b 0 -j �� 3 ai 1 E --------------------------- f+ � a uomnm ¢ _ ___ i 1MHM H1NIN m crone e ----1-=----------------- -------- �' E 44 2 1 I I� B5 p Cj p b1 a s g � I� gg d laI I I �I I f�11 __'______-__-}-_-----------------�ytL--------—_-_-_ b N rr $w1i E � I 1 ---- -------- ,.— tillla --------------- ( Pius R HBIa ) tib £"ON kVMHDIH AM& 3J.V1S g3 I woa m�°a uo�°m'v�"Aa'�'i i o u � d�• °�� � � � � €��4 9 __-— ------ r 621 yLCK�axme� 70 p}�' �f� igpf Nil IlM bb= pp ap_ :s� Ll1 /^� e � c all p z X �o w CL 8 �d'd �, a Q X 2 z 2 r "s4 LLQ i•o� ^ — ��g u � y AVM VN13ViVO I � S e 3'xn6 lit awgWet F �� cnsri LLLI1 I I �❑ ..._.—.� — _I _.... ..... ._ ,....,, .rout 133615_._HiNIN r - J L � €- ■SII II�a= `( ------------------ O 01 a 1S HVI`<JI3 �.... 0.w x.ec.a —" H`JIH Mnf 11 31VIS €a a OSx Z ss oX z Z Z >, p x x z w 9 3 ^ a $ g� # 3g L�ALx.35_ i 3La _ '8' I rL0y of C--------__—_ � I 3 nc,00.oaN € (Io o _ � I,�m f ; oo.aii i33�Jis HiNIN a.ao,c000N 00 91Z 0 0 3 00 Co.'i0N— p �. �___ _______------------------------------ _ 7 6t i2 = i • I�f ;�II J J II o � r----------------------------- I II IOM4 < r O I o Ol _ _ _ a "... 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I rol F FT 4" DIP WATERMAIN y i I .:, .: .1 ••mom.M""w",+mwawiw�"0w`ewmamTAw wrw.n,ww rt _________ i__ rt ;-• I I e(]4' j z REMOVE 6"VALVE AND -- I B L C x - "`.-' L'}J ,^m.='a,„ ..:"^.'",:°',.^,,,,`_`-„;x»':„;m;^w,m• �) 1 REPLACE WITH A 6"x4" j GAS SERVICE I I ~ z a, "p- _� w:w� STATIONSTORE II 1 REDUCER ANDA I w W wwuve �"� n 'w++.w."a"m.a w raq++ _.: 1- AND METER _AR v✓A,n W 4' GATEVALVE. j 3 6 LOCATION FFXXXX o' I EL'—: I I cn 10 8TH STREET FUTURE CONNECTION FARMINGTON,MN TO NEW CITY SEWER I I < �- PES sTORe l SHALL HAVE A MINIMUM PROVIDED - - 4”GATEVALVE I --_*�+ '" ''----^ I (2) 4"45' BENDS w _ +°nm...)r.mmew�M m.n,m.wm-t w INVERT OF 890.06. q'.ELECTRIC > F- CONTINUE GRAVITY f5 I I - (' _ SERVICE AND 50 L T 111E—DBI x SEWER FROM LIFT ° I� I o METER LOCATION `! z STATION TO NEWTE FUTURE SANITARY 1 I I ='` I - 6" PVC SAN. S..n STRUCTURE. x► 1 1 I I _ I INV. ® BLDG , ■ 1 : 1 �: '(( - 4' DIP WATERMAIN = 895.60 i i ` - I Qp. e meq. i _ 16 LF 6"PVC SAN. S. I 1 CONNECT LIFT STATION . 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RECEIVING WATER- E }'n41"°^"°w* r•.�„r r,.,e ,ate ~r �~^« VERMILLION RIVER LOCATED WITHIN I MILE FROM Q -.. SITE I I r_ Est mated Prel m nary Eros on Control Ouant,t— 589'i.5 J6'f or*rc wrEn 0 tl I I I wr Rx R123 o a a STATIONSTORE ,� `,' ,I�wf .'per ®• i e L KJ-II I. ® :._>o I ,.S L o C K j2 i+ . }fiXXXX = w I I I I I 0•I - ;I 10 8TH STREET cm. 3D Y rl _ I r�•mw. FARMINGTON,MN r w L�r T . �-a+ ?� I L T 1. I N � �� 1 � I •11 ale .� I j �� � • I I I iy �H - I j r3 g[licry - A0745'J61Y -£ f _ I a- EROSION MINNESOTA CONTROL PLAN B fav v.Jn,+.s�wry,�nnou "�Oa,ryvw,eu�%`c�rJ uwr,wr bvn swsA��rce`y�wamsen-[o,aa. ' � v Wn tis�aww'.+Yn Cmw:ri,q..v` ✓ n'�iwien..N� ~� Np QUOS W P 1 � know wears below. Cell before ou di. 1n.0.She Pl.—N L..—.Arco...I-2019025