Agenda - Planning Commission - 04/24/2025

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8. 1. Regular Planning Commission Meeting Date: 04/24/2025 Primary Strategic Plan Initiative: Information Title: Consider a Conditional Use Permit for a Motor Fuel Station and Car Wash for Kwik Trip at the Southeast corner of Bunker Lake Boulevard and Ferret Street NW. Purpose/Background: Kwik Trip (the "Applicant") has submitted a Land Use Application for the development of a portion of the 7.07-acre parcel at the southwest corner of Armstrong Boulevard NW and Bunker Lake Boulevard NW, currently addressed as 14816 Armstrong Boulevard NW (the "Subject Property"). The project will consist of a 9,126 square foot convenience store building, an attached 1,931 square foot car wash, 10 double -sided fuel pumps, 49 parking stalls, and driveways onto both Ferret Street NW and Bunker Lake Boulevard NW. To accommodate the Motor Fuel Station and Car Wash uses, the Applicant is requesting a Conditional Use Permit for a Motor Fuel Station and Car Wash in the B-2, Community Business Zoning District. A plat will subdivide the property that currently straddles Ferret Street to create a 3.35-acre lot for Kwik Trip. Notification: Staff will hold the Public Hearing for the Easement Vacation and Conditional Use Permit at the City Council meeting on May 13, 2025. Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing to be held by City Council on May 13, 2025. A notice of the Public Hearing will be published in the Anoka County Union Herald, the City's official newspaper. A proposed development sign was placed on the property. Time Frame/Observations/Alternatives: Subject Property The Subject Property is bounded by Bunker Lake Boulevard to the north and Armstrong Boulevard to the east. Ferret Street was recently extended north to Bunker Lake Boulevard and bisects the Subject Property. The Subject Property also has two zoning designations: the portion west of Ferret Street is zoned I-1, Light Industrial District, and the portion east of Ferret Street (where Kwik Trip will be built) is zoned B-2, Community Business District. The entire Subject Property is guided for Mixed Use in the City's 2040 Comprehensive Plan. Surrounding properties are also zoned B-2 and I-1 and are guided for similar land uses. For the purposes of the Conditional Use Permit portion of the application discussed below, the "site" will refer to that portion of the Subject Property between Ferret Street and Armstrong Boulevard that will be created with the plat of "Kwik Trip 1782" (Lot 1, Block 2, Kwik Trip 1782, Anoka County, Minnesota). Site Plan The proposed Site Plan includes a 9,126-square foot convenience store building, a 1,931-square-foot single -bay car wash attached to the east side of the convenience store, 10 double -sided fuel pumps, 20 parking stalls at service pumps under the fuel canopy, 49 parking stalls located along the perimeter of the site and adjacent to the convenience store building, and other site improvements. The proposed development has 7 percent building coverage and 48 percent impervious surfacing coverage (which includes the building and all paved surfaces). The car wash is a single bay, attached to the east end of the convenience store. Traffic is designed to queue along the south side of the building, enter the car wash in the southeast corner of the building, travel north through the car wash tunnel, and exit out of the northeast corner of the building. The site plan appears to show adequate