Minutes - Planning Commission - 04/03/2001

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Motion carried. Voting Yes: Chairperson Nixt, Commissioners Reeve, Kociscak, Watson, and Wivoda. Voting No: None. Absent: Commissioner Johnson. Case #5: Request for Site Plan Review; Case of Sunfish Commons; Convenience Store Principal Planner Trudgeon explained that Sunfish Properties L.L.C., is proposing to redevelop the property located at the northwest comer of the intersection of State Highway 10 and CSAH 57 (Sunfish Lake Boulevard). McKay Auto Sales currently operates from the site. Sunfish Properties is proposing to redevelop part of the property as a convenience gas station. He advised that the Critical River Act does not spell out restrictions on uses but does indicate preference on order of uses. The Wild and Scenic River Act allows for any type of use the City allows in a B-3 zoning district. Principal Planner Tmdgeon stated the applicant is proposing to locate a convenience gas station on a 1.65 acre parcel that is in the process of being created. The property is zoned B-3 Highway Business District and the proposed use is allowed in the B-3 Zoning District. The site plan is proposing to develop a 3,520 square foot convenience gas station with a 904 square foot car wash facility. The proposed building exceeds the required front, rear and side yard setbacks established in the B-3 Business District. City Code requires a 20-foot green space area adjacent to all streets, which this site plan meets. City Code restricts lot coverage to 35% of the lot area; the site plan is proposing 6% lot coverage. In addition, City Code restricts accessory structure to 30% of the same square footage of the principal building. The car wash structure is 26% the size of the principal structure. Principal Planner Tmdgeon explained the applicant applied for and received approval of a variance from the 30% impervious surface restriction required under City Code for property located within the Critical River and Wild and Scenic River Overlay District. In accordance with City Code, all driveways, off-street parking, and maneuvering areas are proposed to be surfaced with bituminous pavement and finished B-6/12 concrete curbing. City Code requires a minimum of 18 parking spaces for the facility and 22 are proposed. He noted that City Code specifies that exterior wall finishes shall consist of natural or prefabricated brick or stone or pre-cast concrete panels or some other material approved by City Council. A building elevation plan has not been submitted for the convenience store and car wash since the exact occupant has not been finalized as referenced in the March 28, 2001 letter from Amcon. Staff recommends that the site plan approval be contingent upon the applicant submitting architectural elevations for the principal and accessory building meeting the architectural standards of the City prior to the City Council considering the site plan. The drainage plan appears to be generally acceptable. Principal Planner Tmdgeon noted the access issues. He advised that the applicant is aware of Mn/DOT's position and may want to look at the access on State Highway 10 and possibly relocate it between the two access points they are proposing now. He advised he did not yet receive a report from Anoka County. Principal Planner Tmdgeon noted the memorandum he distributed related to landscaping indicating it is generally acceptable; however, a few deficiencies need to be addressed. The Parks/Utility Director has reviewed the landscape plan and recommends the addition of seven Oak or Hackberry trees to be planted along Sunfish Lake Boulevard and an eight foot wide bituminous path be constructed within the 20 foot greenspace area along Sunfish Lake Boulevard and State Highway 10. City staff recommends site plan approval contingent upon compliance with City staff review letter dated March 30, 2001, the City receiving exterior elevations for the principal and accessory structures complying with the City Code, the applicant receiving a Planning Commission/April 3, 2001 Page 12 of 18