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HomeMy WebLinkAbout20070205 - VIII-B-3VIII-B-3` Memo To: Mayor Hicks and City Council From: John Hinzman, Planning Director Date: February 5, 2007 Subject: Coborns, Inc -Preliminary Plat, Site Plan Review, Special Use Permit #2007-04 -Grocery Store at Former Wal-Mart Building - 225 33rd Street West REQUEST Coborns, Inc. seeks the following approvals to convert the former Wal-Mart Building located at 225 33`d Street West owned by Crossroads Mall, Inc (Ed Rymer): 1) Preliminary Plat of CROSSROADS CENTER EAST. Subdivide existing 9.64 acre lot into one commercial lot and two outlots for future development. 2) Site Plan to convert the former Wal-Mart building (76,164 s.f.) into a Coborns Grocery Store (59,432 s.f.) and retail space (16,732 s.f.). 3) Special Use Permit to operate an automobile service station (gas station) in the C-4 Regional Shopping Center District. Ten gasoline pumps are proposed between the existing building and Red Wing Blvd. RECOMMENDATION The Planning Commission voted 6-0 to recommend approval of all requested actions at the January 22, 2007 meeting. During the public hearing two individuals spoke in favor of the actions, with one resident concerned about wildlife disturbance to a neighboring pond. The Planning Commission had the following comments: (response or changes follows in italics). • Is overall parking adequate? Parking standards are met for the Coborns building conversion. Future parking for the remaining County Crossroads site is very close to standards. Parking totals were recalculated prior to the Planning Commission Meeting to base parking from net square feet (storage and mechanical areas removed) versus gross square feet. The new square foot parking calculation was used for the new Wal-Mart store as well as the Superstore Expansion. Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 2 • Are the future outlots developable? A vacation of easement would be necessary prior to future development. Future development of outlots consistent with the submitted master plan appear feasible upon vacation. • Rear Mechanical Building and Loading Dock Screening? The mechanical building location has been identified and 12 additional six foot spruce trees have been added to fill in gaps in existing landscaping between the residential area and south side of the building. ,~ ~. f ~ '~ ~. .... -.. g _ .`tI i SbIP/CRII 1[QNIL1 oDl!•R I rt Y '-_ --- / {g tae mass ~ldd Two aaomonat § bl ~ ~~ 7~5 I _.: ]' shot cavrerous K ;:` _ _. _.. trees Here ~ -.. _.... i. , i l„ \ w. ~ ~~ ~3 ~ }:~ , N _._ Mechanical Building on Adjacent Lot? The mechanical building would be located on a different lot than the main Coborns building. Both lots are held in common and subject to existing joint ingress, egress, and parking easements. The final plat for the Crossroads East would further memorialize this condition. • How will Fuel Tankers make Deliveries? Turning radius geometrics have been submitted and access appears acceptable. • Refuse Storage? Refuse would be stored in side or within sealed compactor containers. All waste refuge is subject to screening requirements as a condition of approval. • Signage? All signage will be handled under a separate administrative permit. The existing pole sign could be refaced, but not moved or intensified. Monument signage is allowable near Tiffany Drive but must not be located on top of the berm. • Parking Lot Lighting? Lighting meets the 0.5 foot candle limit at property lines. • Gas Canopy Lighting? The side panels of the gas canopy will not be backlit. A condition prohibiting backlighting has been added to the Site Plan approval. Preliminary Plat-Site Plan-SUP #2007-04 - Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 3 Please see attached Planning Commission Minutes for further information. ATTACHMENTS • Resolution -Preliminary Plat • Resolution -Site Plan • Resolution -Special Use Permit • Location Map • Aerial Photo • Site Plan • Architectural Elevations • Planning Commission Minutes ~ January 22, 2007 • Application Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 4 BACKGROUND INFORMATION Comprehensive Plan Classification The 2020 Comprehensive Plan designates the property as C, Commercial. The proposed use is consistent with the plan. Zoning Classification The subject property is zoned C-4, Regional Shopping Center. Retail, service, and office uses are identified as "permitted uses"; automobile service stations are identified as "special uses" in the C-4 District. Adjacent Zoning and Land Use The following land uses abut the property: Direction Existing Use Zoning Comp Plan North SuperAmerica C-4 -Regional Shop. C-Commeraal 33`d Street East Highway 316 -Redwing Blvd Single Family Homes R-2 -Res. Med. Density U-II (4-8 units) South Tiffany Drive Townhomes R-3 - Med\High Density U-II (4-8 units) West Crossroads Mall C-4 -Regional Shop. C-Commeraal Existing Condition The existing site contains a vacant Wal-Mart Building, parking lot and landscaping. Wal- Mart constructed the building in 1990 and operated until 2002 before moving to its present Highway 55 location. Proposed Condition The following changes are proposed: 1) Conversion of the existing building (76,164 s.f.) into a Coborns Grocery Store (59,432 s.f.) and retail space (16,732 s.f.). Retail space tenant has not been identified at this time. 2) Addition often gasoline pumps between the existing building and Red Wing Blvd 3) Modify berming and improve landscaping. Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 5 4) Improve the facade of the existing building. 5) Entrances to the site would not change. Minor changes would occur to the parking lot. Future Development and Expansion A concept plan for ultimate development of the site has been submitted. The plan includes development of Outlots A and B as a restaurant and office\retail building as well as expansions to the existing vacant Wal-Mart\Coborns Building. Final Plat and Site Plan approval would be necessary prior to expansion of the existing building or development of Outlots A and B. The concept plan has been reviewed and the following comments passed on to the owner: 1) Parking appears adequate for the initial Coborns conversion and the existing strip mall; however there is a parking deficit of approximately 8 spaces for the remaining planned County Crossroads East project (restaurant, office, Coborns building expansion). 2) The configuration of the existing parking lot access road abutting the north end of the parking lot has caused cross traffic movement through the parking stalls as shown below. The proposed placement of the future restaurant appears to resolve this problem. ~' EXISTING GAS 1 CONVENIEN~f ;'~ c i ~J 1 \\ \` .q ~ A `~' 9~, y ,'\ 'c; ;Traifrc c:~ts across 'u~aw7 ~insieart ~t 9~9 nrnmeast aiag (access roHtl ~ a 1ANe Sable entaance I' "I ~ ~ ~ ,i,. 1 e,~r >! / Preliminary Plat-Site Plan-SUP #2007-04 - Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 6 Concept plan review comments are not required to be resolved as part of the present Preliminary Plat and Site Plan Application. PRELIMINARY PLAT REVIEW Request Preliminary Plat approval of CROSSROADS CENTER EAST. Subdivide existing 9.64 acre lot into one commercial lot and two outlots for future development. Streets No new public streets are included as a part of this plat. All access drives would be privately owned and maintained. Vehicular Access and Circulation Access and circulation will be further reviewed as a part of Site Plan approval. Pedestrian Access and Circulation Pedestrian access and circulation will be further reviewed as a part of Site Plan approval. Grading, Drainage, Erosion Control, and Utility Plan The City's consultant engineer has reviewed the Grading, Drainage, Erosion Control, and Utility Plans. Approval of the Preliminary and Final Plat is subject to approval of the Grading, Drainage, Erosion Control and Utility Plans by the Public Works Director, and reimbursement for any fees involved in plan review. Park Land Dedication Cash in lieu of land was dedicated as part of CROSSROADS CENTER 3RD ADDITION, no additional dedication is required at this time. Interceptor Sewer Fee Sewer interceptor fees were paid as part of the Wal-Mart building construction, no additional fees are required at this time. Joint Access and Parking Easements Joint access and parking easements must be concurrently recorded with CROSSROADS CENTER EAST to guarantee parking and access rights to all lots and outlots within CROSSROADS CENTER EAST and COUNTY CROSSROADS CENTER 3RD ADDITION. Vacation of Easement The easement along the former 33rd Street alignment located across Outlots A and B must be vacated prior to future development of the Outlot. The vacation application can be submitted concurrently with the Final Plat Application. Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 7 Minnesota Department of Transportation Review The plan has been sent to the Minnesota Department of Transportation (MNDOT) for review and comment. Comments have not been received as of this time. The applicant must satisfy any MNDOT concerns as a condition of approval. Final Plat Approval Final Plat approval will be necessary prior to recording of the CROSSROADS CENTER EAST plat. SITE PLAN REVIEW Request Site Plan to convert the former Wal-Mart building (76,164 s.f.) into a Coborns Grocery Store (59,432 s.f.) and retail space (16,732 s.f.) Zoning Setbacks Zoning Setbacks are unchanged and acceptable. Setbacks in the C-4 District are not specified. Vehicular Access and Circulation Vehicular access and circulation are is acceptable. Access would continue to be provided from 33`d Street and Tiffany Drive. No new accesses are proposed. Direct access to Red Wing Blvd is not proposed and is not allowed. Parking lot and drive aisle circulation between the store and 33`d Street would not change. The addition of gas pumps to the east side of the building extends the parking lot closer to Red Wing Blvd and modifies circulation. Truck Loading Dock The existing truck loading dock on the west side of the building would be used and is acceptable. Parking Lot Setback The proposed setback is acceptable. Parking lot setback to the north of the existing building is unchanged. The parking lot abutting Red Wing Blvd is extended further east towards the roadway. The parking lot setback along Red Wing Blvd runs diagonal to the roadway with setbacks varying from 20 to 100 feet. Pedestrian Access Pedestrian access is unchanged and provided via sidewalk connection to 33`d Street and Tiffany Drive. Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 8 Parking Parking is adequate for the initial Coborns conversion, but will not meet parking requirements upon future development of Outlots A and B as follows: COBORNS CONVERSION Net Square Feet Required S aces Vacant Wal-Mart - Coborns - Remaining Building 60,146 43,414 16,732 240.6 173.7 66.9 Existing Strip Mall 16,800 84.0 Existin Re uired Total 76,946 324.6 Pro osed S aces 697 QfISTING'A1E7 !'~ f~ii~1G '. ' ' A ~, . 3724 ~ ~ ~ . PLANNED FUTURE DEVELOPMENT Outlots A and B and Coborns Expansion Square Feet Required S aces Restaurant (On-sale Liquor) Two Story Retail\Office Coborns Building Expansion 8,500 15,800 36,575 170.0 63.2 146.3 Pro osed Re uired Total 60,875 379.5 Existin Re uired Total 76,946 324.6 Total Re uired S aces 137,821 704.1 Total Proposed Spaces PF2OPOS~NETF~~~~ ~. -.°. 697 ?.1'' Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 9 Trash and Recycling Enclosure Outdoor waste storage is prohibited and waste enclosure building must be constructed if waste and recycling is not stored inside as follows: 1) Wall materials and colors shall be consistent with the main building 2) Outdoor storage shall be waste materials, palettes, boxes, debris, and the like shall be prohibited unless it is screened from public view with a screen wall incorporating materials and colors consistent with the main building. Architectural Elevations The existing Wal-Mart Building is painted block with little architectural detail. Coborns proposes to modify the building as follows: 1) The north and east building entrances would be made more prominent through the addition of pilaster columns and EIFS (synthetic stucco). 2) Addition of a standing seam metal canopy over the building entrances. 3) New windows with metal canopies would be added to the north and east elevations. 4) Remaining Coborns bui-ding would be repainted. The existing building was constructed prior to the establishment of Architectural Standards. Since the Site Plan consists of a renovation as opposed to a new building, staff has attempted to work with the applicant to best meet the intent of the Architectural Standards. Architectural elevations are acceptable with the following modifications: 1) The remaining building exterior not leased to Coborns must complement the proposed Coborns improvements. This would likely include painting the building to match. 2) Additional windows (and\or spandrel glass), and metal canopies must be incorporated into the north elevation between the two proposed windows as shown below: Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 10 Landscape Plan The Landscape Plan utilizes existing and new plantings. The landscape plan is acceptable with the following changes: 1) Boulevard trees must be planted every 50 feet along the Highway 316 frontage abutting Lot 1, Block 1, County Crossroad East. 2) It appears Tree Numbers 7,9,10, and 11 could be saved and not removed. If removed because of grading can they be relocated to assist in buffering the gas pumps from the homes south of Tiffany Drive? 3) Please clarify tree save procedures on plans. Orange snow fence should be places at the drip line prior to any moving of equipment of materials over the critical root zone. 4) Existing site landscaping areas must be remediated and any dead planting replaced. 5) Two additional six foot coniferous trees must be placed along between Coborns and 280-282 Cari Park Lane to fill in existing landscape gaps as shown below: Preliminary Plat-Site Plan-SUP #2007-04 -Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 11 37 „~ ,_1E1}@YIrJ~I PFU610~Sf~11 I r-{-2~-~S~rn'1 ~tld Two R,ddiiianal .~ ' ~ 6 foot Cfli39rerQi7S trams t9ere ~ ~~~ ~. ~~ ~~ ~ ~t E i i i ~P { t` ~t t} f ~ f r 'f l '~. ~ . 6) A landscape surety shall be established in the amount of 125 percent of the value of the plantings prior to certificate of occupancy and held for one year to ensure landscape viability. Lighting Plan A photometric lighting plan has been submitted. The proposed foot-candle illumination is below the 0.5 foot candle maximum illumination at the edge of the commercial area. Lighting is acceptable under the following conditions: 1) All lighting shall incorporate shields and cut-offs to direct light on site. 2) The side panels of the gas station canopy must not be backlit. Signage Signage will be processed administratively under a separate sign permit application. Although sign permit review will take place after site plan approval, the following regulations are applicable: Building signage is limited to 5 percent of the elevation or 40 square feet (whichever is greater). Directional signs are allowed up to 4 feet in height and 2 square feet in size. The existing pole sign can be refaced, but cannot be enlarged. Ground Level Mechanical Equipment Coborns proposes to place HVAC mechanical equipment within a building at ground level adjacent to the south side of the building as shown below. Preliminary Plat-Site Plan-SUP #2007-04 - Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 12 Additional landscaping has been added to the rear property line to better screen activities. The mechanical building is acceptable with the following condition: 1) The ground level mechanical building must be painted to match the primary building. Grading and Utility Plans Preliminary Grading and Utility Plans have been submitted for cursory review. The applicant must obtain formal approval of the Grading and Utility Plans by the Public Works Director as a condition for approval. SPECIAL USE PERMT REVIEW Request Special Use Permit to operate an automobile service station (gas station) in the C-4 Regional Shopping Center District. Ten gasoline pumps are proposed between the existing building and Red Wing Blvd. C-4 District Requirements Chapter 10, Section 10.21, Subd. 3A allows "Automobile service stations" as a permitted use in the C-4 Zoning District. Special Use Permit Requirements Chapter 2, Section 2.04, Subd. 56 administers Special Use Permits and requires that the following issues be satisfied: a) Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenience traffic flow and control, Preliminary Plat-Site Plan-SUP #2007-04 - Coborns Grocery -Crossroads Center East City Council Memo -February 5, 2007 Page 13 and access in case of fire or catastrophe. Ingress and egress is adequate with the changes proposed under site plan approval. b) Off-street parking and loading areas where required, with particular attention to item (a) above, and the economic, noise, glare, or odor effects of the special exception on adjoining properties and properties generally in the district; Parking is adequate. Conditions should be added to limit speaker canopy speaker noise. Lighting levels must not exceed 0.5 foot candles at the property line. c) Refuse and service areas, with particular reference to items (a) and (b) above; Outdoor storage not allowed per Site Plan Requirements. d) Utilities, with reference to locations, availability, and compatibility; Not applicable for gas station. e) Screening and buffering with reference to type, dimensions and character; Existing and proposed berming buffers site to Red Wing Blvd. Additional coniferous trees have been added to further buffer the site . f) Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effect, and compatibility and harmony with properties in the district; Signs will be reviewed as part of the sign permit. g) Required yards and other open space; Yards and open space adequate.. h) General compatibility with adjacent properties and other property in the district. Property is zoned Commercial and abuts residential areas to the east and south. Areas to the east are adequately separated by Red Wing Blvd, berming and landscaping. Areas fo the south would be separated by Tiffany Drive and additional /andsca ping. HASTINGS CITY COUNCIL RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING PRELIMINARY PLAT APPROVAL TO CROSSROADS CENTER EAST Council member moved its adoption: introduced the following Resolution and WHEREAS, Coborns Inc. has petitioned for Preliminary Plat approval of CROSSROADS CENTER EAST, a commercial subdivision consisting of one lot and two outlots for future development on property owned by Crossroads Mall, LLC generally located at 225 33`d Street West, legally described as Lot I, Block 1, COUNTY CROSSROADS CENTER 3~o ADDITION, Dakota County, Minnesota; and WHEREAS, on January 22, 2007 review was conducted before the Planning Commission of the City of Hastings, as required by state law, city charter and city ordinance; and WHEREAS, The Planning Commission recommended approval subject to the conditions of this resolution; and WHEREAS The City Council has reviewed the request and recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Preliminary Plat as presented to the City Council subject to the following conditions: Conformance with the plans submitted with the City Council Staff Report dated February 5, 2007. 2. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 3. All streets, drives and utilities within the plat of CROSSROADS CENTER EAST shall be privately owned and maintained. The City of Itastings will not assume any ownership or liability of infrastructure within the plat. 4. Final approval ofthe grading, drainage and utility plans by the Public Works Director, and reimbursement for any fees involved in plan review. The owner assumes all risks associated with the grading and utility placement prior to formal approvals. 5. Joint access and parking easements must be concurrently recorded with the final plat of CROSSROADS CENTER EAST to guarantee parking and access rights to all lots and outlots within CROSSROADS CENTER EAST and COUNTY CROSSROADS CENTER 3RD ADDITION. 6. Satisfaction of any Minnesota Department of Transportation review comments. 7. Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. 8. Secure permission to allow mechanical equipment to be located directly south ofthe store on Lot 2, Block 1, COUNTY CROSSROADS 3RD ADDITION. Council member _ vote adopted by Ayes: Nays: _ Absent: ATTEST: present. moved a second to this resolution and upon being put to a Paul J. Hicks, Mayor Melanie Mesko Lee City Clerk I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 5`h day of February, 2007, as disclosed by the records of the City of Hastings on file and of record in the office. Melanie Mesko Lee City Clerk (SEAL) This instrument drafted by: City of Hastings (JWH) 10] 4th St. East Hastings, MN 55033 HASTINGS CITY COUNCIL RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING SITE PLAN APPROVAL TO COBORNS INC AT 225 33RD STREET W Council member introduced the following Resolution and moved its adoption: WHEREAS, Coborns lnc. has petitioned for Site Plan approval to convert the existing Wal- Mart building into a grocery store and retail space on property owned by Crossroads Mall, LLC generally located at 225 33`d Street West, legally described as Lot 1, Block 1, COUNTY CROSSROADS CENTER 3RD ADDITION. Dakota County, Minnesota; and WHEREAS, on January 22, 2007 review was conducted before the Planning Commission of the City of Hastings, as required by state law, city charter and city ordinance; and WHEREAS, The Planning Commission recommended approval subject to the conditions of this resolution; and WHEREAS The City Council has reviewed the request and recommendation ofthe Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Site Plan as presented to the City Council subject to the following conditions: I) Conformance with the plans submitted with the City Council Staff Report dated February 5, 2007. 2) The remaining building exterior not leased to Coborns must complement the proposed Coborns improvements. This would likely include painting the building to match. 3) Additional windows (and\or spandrel glass), and metal canopies must be incorporated into the north elevation between the two proposed windows. 4) Any rooftop equipment must be completely screened from the front elevation, any part ofthe roof top equipment that is visible from any other elevation must be painted to match the building on which the equipment sits. 5) Accessory building and waste enclosure materials and colors shall be consistent with the main building 6) Outdoor storage shall be waste materials, palettes, boxes, debris, and the like shall be prohibited unless it is screened from public view with a screen wall incorporating materials and colors consistent with the main building. 7) Boulevard trees must be planted every 50 feet along the Highway 316 frontage abutting Lot 1, Block 1, County Crossroad East. 8) It appears Tree Numbers 7,9,10, and 1 1 could be saved and not removed. if removed because of grading can they should be relocated to assist in buffering the gas pumps from the homes south of Tiffany Drive. 9) Tree save procedure must be clarified. Orange snow fence should be places at the drip line prior to any moving of equipment of materials over the critical root zone. 10) Existing site landscaping areas must be remediated and any dead planting replaced. I I) A landscape surety shall be established in the amount of 125 percent of the value of the plantings priorto certificate of occupancy and held for one year to ensure landscape viability 12) Two additional six foot coniferous trees must be placed along between Coborns and 280-282 Cari Park Lane to fil I in existing landscape gaps to the satisfaction of the Planning Director. 13) All signage will require a separate sign permit. Signage depicted on the site plan submittal does not constitute approval. 14) All ground level mechanical equipment must be screened from adjacent neighbors to the satisfaction of the Planning Director. 15) All lighting shall incorporate shields and cut-offs to direct light on site. Canopy lighting must be recessed. 16) All parking and drive aisle areas shall be constructed to City standards including bituminous surfacing and concrete curb and gutter. 17) All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 18) The disturbed areas ofthe site shall be maintained to the requirements ofthe City s property maintenance ordinance. 19) Final approval of the development grading and utility plans by the City of Hastings. The applicant shall be liable for any costs involved in consultant review of the plans. 20) Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to issuance of certificate of occupancy. 21) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. 22) Any monument signs must be placed at ground level. 23) The side panels of the gas station canopy must not be backlit. 24) Ground level mechanical building must be painted to match the primary building. Council member moved a second to this resolution and upon being put to a vote adopted by present. Ayes: Nays: _ Absent: ATTEST: Paul J. Hicks, Mayor Melanie Mesko Lee City Clerk 1 HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 5`~ day of February, 2007, as disclosed by the records of the City of Hastings on file and of record in the office. Melanie Mesko Lee City Clerk (SEAL) This instrument drafted by: City of Hastings (JWH) 101 4th St. East Hastings, MN 55033 HASTINGS CITY COUNCIL, RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING SPECIAL USE PERMIT APPROVAL TO OPERATE AN AUTOMOBILE SERVICE STATION (GAS STATION) AT COBORNS GROCERY STORE 225 33~D STREET WEST Council member moved its adoption: introduced the following Resolution and WHEREAS, Coborns Inc_ has petitioned for Special Use Permit approval to operate an automobile service station (gas station) in the C-4 Zoning District at Coborns Grocery Store on property owned by Crossroads Mall, LLC generally located at 225 33"~ Street West, legally described as l.ot 1, Block 1, COUNTY CROSSROADS CENTER 3RD ADDITION, Dakota County, Minnesota; and WHEREAS, on January 22, 2007 review was conducted before the Planning Commission of the City of Hastings, as required by state law.. city charter and city ordinance; and WHEREAS, The Planning Commission recommended approval subject to the conditions of this resolution; and WHEREAS, The City Council has reviewed the request and recommendation of the Planning Commission. NOW THEREFORE BE I'T RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the Special Use Permit as presented to the City Council subject to the following conditions: I) Adherence to [he conditions of Site Plan approval for Coborns Grocery Store. 2) Any gas station canopy speakers must not be audible to adjacent residential uses. 3) Any modifications or additions to the building may require further city review and approval. 4) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void 5) All lighting shall incorporate shields and cut-offs to direct light on site- Canopy lighting must be recessed. Council member _ vote adopted by Ayes: _ Nays: _ Absent: ATTEST': moved a second to this resolution and upon being put to a Paul J. Hicks, Mayor Melanie Mesko Lee City Clerk 1 HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 5'~ day ofFebruary, 2007, as disclosed by the records of the City of Hastings on file and of record in the office. Melanie Mesko Lee City Clerk (SEAL) This instrument drafted bv: City of Hastings (JWl1) 101 4th St. East Hastings, MN 55033 present. (c) Copvneht 20(X>. 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G iv ~~ i~ _ DTI i i!'~ ~ ~, l_ ~ ;: .. , ,. ,,: z a .a. .a W a ix~ ~:~: ~ ~~~ a ` / '` " ~~1~,1'~~1C1~//III ~,I~~ ~ ; m ~ i ~~ - _ ~ ~ _ -_ / ~ V~; °mo m C7 ~ ~ A~~ i X m ~~~~~ ~,~ ~ `~ W ~~ ` ~ ~c'` `LLI111~ ~ ! l . i~~ll! 111 1 iI ~'~ F W W C ', N ': M ~J li %t •P~1!9ary m.InvM~me~1AO\ SO4Z Q City of Hastings Planning Commission Minutes -January 22, 2007 Page 1 of 8 Hastings Planning Commission January 22,2007 Regular Meeting 7:00 p.m. Chair Truax called the meeting to order at 7:00 p.m. 1. Roll Call Commissioners Present: Hiedeman, Peine, Truax, Schmitt, Stevens, Zeyen Commissioners Absent: McInnis Staff Present: Planning Director Hinzman Associate Planner Kari Barker 2. Official Oath of Office The Oath of Office was administered to new Planning Commissioner Gary Stevens and returning Commissioners Zeyen and Schmitt. 3. Approval of Minutes -January 8, 2007 Motion by Schmitt to approve the January 8, 2007, meeting minutes. Seconded by Zeyen; motion passed unanimously. Public Hearings 4. Coborn's Grocery Store -Preliminary Plat, Site Plan, Special Use Permit #2007-04 - 225 33"~ Street W. Planning Director John Hinzman presented a staff report Chair Truax opened the public hearing at 7:16. Leon Fischer, owner of Country Inn and Suites, stated he was delighted to see life on that end of town. He further stated it was good for the city and felt that Coborn's could compete with other grocery stores in the area. Fischer also mentioned that the Coborn's grocery store was putting a vacant building to good use. He concluded by stating it is one of the best things to happen to Hastings in a long time. Amy Leonard, 408 Cari Park, stated she was excited to see the building being put to use. However, she expressed concern that noise would interfere with the wildlife on the pond outside her home. Chair Truax closed the public hearing at 7:19. Preliminary Plat City of Hastings Planning Commission Minutes -January 22, 2007 2 of 8 Commissioner Hiedeman asked for clarification on the parking situation. Planning Director Hinzman stated that a joint parking agreement would be put into place for the commercial lot and two outlots. Commissioner Schmitt asked if Outlot B was developable. Planning Director Hinzman stated that the easement on the Outlot will be vacated and outlot replatted as a lot of record before it would be developable. Commissioner Schmitt asked if there were any utilities on the Outlot. Planning Director Hinzman confirmed that there are no utilities in the easement. Chair Truax asked for clarification on the location of the mechanical building. Planning Director Hinzman showed him the location on a map, which was on the back side of the building. Mike Wahlin, Director of Construction and Facility Maintenance at Coborn's, stated he was excited to be at the meeting and the support from the city. Wahlin stated that the roof cannot hold the refrigeration equipment, thus an exterior mechanical building is needed. He stated the building would be 10 feet tall, 12 feet wide, and 40 feet long. Wahlin also stated that the building can be painted to match the building. Chair Truax stated that he was not impressed by the way the mechanical building looked. He also questioned if there would be noise from the mechanical building. Wahlin responded, stating that it was a fully insulated building and thus, no noise would be heard. Commissioner Stevens questioned if compressors, condensers, or both would be housed in the building. Wahlin confirmed that only compressors would be stored in the mechanical building. Chair Truax asked if the mechanical building could be painted to resemble the Coborn's building. Wahlin stated that the building could be made more decorative through painting it and placing plants around it. Commissioner Schmitt questioned the future expansion area. Wahlin stated that Coborn's would have no need to expand the building. Commissioner Schmitt inquired why the future expansion areas were not platted with the preliminary plat. Dan Tilsen, developer's representative, stated that the future expansion areas were already platted as a separate lot. Planning Director Hinzman stated that Coborn's will have rights of use for these lots, which will be defined in the Development Agreement. Chair Truax inquired why the lots were platted as separate lots. Tilsen stated he was going on past practice. City of Hastings Planning Commission Minutes -January 22, 2007 Page 3 of 8 Commissioner Zeyen inquired if a roof could be put on the mechanical unit, similar to one seen in an earlier picture. Wahlin stated it was something that Coborn's could look into. However, he was not able to commit to it as cost was a concern. Commissioner Peine stated that the mechanical unit was placed in the best place it could be. However, he stated that the screening of the unit was on the neighboring properties. He wanted to make sure Coborn's screened both the unit and the roof housing. Peine also stated he would be happier if the average foot-candle levels were lower. Commissioner Schmitt inquired how the semi-truck traffic would enter the building. Wahlin stated semi-truck would most likely enter from Tiffany Drive and proceed to the back of the loading dock. Commissioner Schmitt asked if Tiffany Drive was rated to handle truck traffic. Planning Director Hinzman stated the street was rated to handle truck traffic because the properties on Tiffany Drive were originally platted as commercial. Schmitt made a motion to approve the Preliminary Plat. Chair Truax requested that an eighth requirement be added that the mechanical unit is allowed access of the separate lot. Action by Planning Commission: Motion by Schmitt to approve the Preliminary Plat of Crossroads Center East with the eighth requirement. Seconded by Peine. Upon vote taken, Ayes 6, Nays 0. Motion passed unanimously with the following conditions: Conformance with the plans submitted with the Planning Commission Staff Report dated January 22, 2007. 2. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 3. All streets, drives and utilities within the plat of CROSSROADS CENTER EAST shall be privately owned and maintained. The City of Hastings will not assume any ownership or liability of infrastructure within the plat. 4. Final approval of the grading, drainage and utility plans by the Public Works Director, and reimbursement for any fees involved in plan review. The owner assumes all risks associated with the grading and utility placement prior to formal approvals. City of Hastings Planning Commission Minutes-January 22, 2007 4 of 8 5. Joint access and parking easements must be concurrently recorded with the final plat of CROSSROADS CENTER EAST to guarantee parking and access rights to all lots and outlots within CROSSROADS CENTER EAST and COUNTY CROSSROADS CENTER 3RD ADDITION. 6. Satisfaction of any Minnesota Department of Transportation review comments. 7. Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. 8. Secure permission to allow mechanical equipment to be located directly south of the store on Lot 2, Block 1, COUNTY CROSSROADS 3RD ADDITION. Site Plan Commissioner Schmitt asked it the extra window was a requirement of the Site Plan. Planning Director Hinzman confirmed, stating it was condition number 3. Commissioner Schmitt asked if lighting met standards similar to the Shell Station, including lighting shields. Planning Director Hinzman confirmed, stating it was condition number 4. Commissioner Schmitt inquired where the exterior waste storage was going to be located. Wahlin stated there would be a compactor for trash. Commissioner Stevens asked where meats and vegetables would be discarded. Wahlin stated that these items would also go in the compactor, which would be picked up every three weeks. Commissioner Peine stated that Wal-Mart had a requirement placed on it regarding concealing walls for the compactor and loading dock area. He wanted to know if Coborn's had these same requirements. Planning Director Hinzman stated that Coborn's did not have this requirement as it was an existing building pre-existing the adoption of such requirements, whereas Wal-Mart was a new building. Commissioner Schmitt questioned the signage requirements for the site. Planning Director Hinzman stated that one monument sign would be allowed or Coborn"s could reface the old Wal-Mart sign. He further stated one sign is allowed per frontage. Commissioner Schmitt stated he did not want the sign on the berm. Wahlin commented that a sign would be located on the corner by the berm. City of Hastings Planning Commission Minutes -January 22, 2007 Page 5 of 8 Commissioner Truax inquired if the lighting requirements on the canopy would be similar to those placed on the Shell gas station. Planning Director Hinzman confirmed there would be similar requirements. Commissioner Schmitt mentioned his concern with screening. He asked Planning Director Hinzman if he was satisfied with the screening. Planning Director Hinzman stated he was satisfied and showed areas of trees on the aerial map. Commissioner Schmitt also stated he desired the compactor to be screened in some way. Commissioner Schmitt asked Staff to review the landscaping to ensure adequate screening. Commissioner Schmitt motioned to approve with an additional requirement that the gas station canopy would not have any backlighting. Wahlin asked if the second item under the recommendation could be modified from the words "must match" to "must complement' in regards to the paint color of the building not leased to Coborns. He stated he did not want customers confused about which building to enter. Commissioners were agreeable to this change. Action by Planning Commission: Motion by Schmitt to approve the Site Plan to covert the former Wal-mart building into a Coborn's Grocery Store. Seconded by Peine. Upon vote taken, Ayes 6, Nays 0. Motion passed unanimously with the following conditions: 1. Conformance with the plans submitted with the Planning Commission Staff Report dated January 22, 2007. 2. The remaining building exterior not leased to Coborns must complement the proposed Coborns improvements. This would likely include painting the building to match. 3. Additional windows (and\or spandrel glass), and metal canopies must be incorporated into the north elevation between the two proposed windows. 4. Any rooftop equipment must be completely screened from the front elevation, any part of the roof top equipment that is visible from any other elevation must be painted to match the building on which the equipment sits. 5. Accessory building and waste enclosure materials and colors shall be consistent with the main building City of Hastings Planning Commission Minutes -January 22, 2007 Page 6 of 8 6. Outdoor storage shall be prohibited unless it is screened from public view with a screen wall incorporating materials and colors consistent with the main building. 7. Boulevard trees must be planted every 50 feet along the Highway 316 frontage abutting Lot 1, Block 1, County Crossroad East. 8. It appears Tree Numbers 7,9,10, and 1 1 could be saved and not removed. If removed because of grading can they be relocated to assist in buffering the gas pumps from the homes south of Tiffany Drive? 9. "Free save procedure must be clarified. Orange snow fence should be places at the drip line prior to any moving of equipment of materials over the critical root zone. 10. Existing site landscaping areas must be remediated and any dead planting replaced. 1 1. A landscape surety shall be established in the amount of 125 percent of the value of the plantings prior to certiticate of occupancy and held for one year to ensure landscape viability Additional screening landscaping consisting of evergreen trees should be placed between the gas pumps and Tiffany Drive. The loading dock area must be re-examined to determine adequate screening. 12. All signage will require a separate sign permit. Signage depicted on the site plan submittal does not constitute approval. 13. All ground level mechanical equipment must be screened from adjacent neighbors to the satisfaction of the Planning Director. 14. All lighting shall incorporate shields and cut-offs to direct light on site. Canopy lighting must be recessed. 15. All parking and drive aisle areas shall be constructed to City standards including bituminous surfacing and concrete curb and gutter. 16. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 17. The disturbed areas of the site shall be maintained to the requirements of the City's property maintenance ordinance. 18. Final approval of the development grading and utility plans by the City of Hastings. The applicant shall be liable for any costs involved in consultant review of the plans. City of Hastings Planning Commission Minutes -January 22, 2007 Page 7 of 8 19. Submission of an electronic copy of all plan sets (T1F, PDF, or similar format) prior to issuance of certificate of occupancy. 20. Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. 21. Any monument signs must be placed at ground level. Special Use Permit Commissioner Schmitt stated his desire that the lighting requirements also be placed as a condition of the Special Use Permit. He also inquired about the types of outside storage that was included in the restrictions in Letter C. Commissioner Schmitt asked if material for sale were excluded such as mulch and salt. Planning Director Hinzman stated that these items were not differentiated in the past, but could be. Commissioner Schmitt inquired into the signage requirements and stated his concerns about meeting these standards. Chair Truax stated that height of signs is taken from the street, so placing a sign on the berm may be over the height limit. Commissioner Zeyen inquired about the hours of operation and the decibel levels of the speakers. Planning Director Hinzman stated that a condition of operation was that the speaker noise was limited. Ifthe noise became a nuisance to neighbor's, the Special Use Permit could be revoked. Commissioner Zeyen asked about propane exchanged. Commissioner Hinzman stated that propane exchanges were not allowed anywhere in city limits. Wahlin stated that Coborn`s was agreeable to this as long as no other stations in Hastings are allowed propane exchanges. Action by Planning Commission: Motion by Schmitt to approve the Special Use Permit to operate an automobile service station. Seconded by Zeyen. Upon vote taken, Ayes 6, Nays 0. Motion passed unanimously with the following conditions: 1) Adherence to the Site Plan presented to the Planning Commission. 2) Any gas station canopy speakers must not be audible to adjacent residential uses. City of Hastings Planning Commission Minutes -January 22, 2007 Page 8 of 8 3) Any modifications or additions to the building may require further city review and approval. 4) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void 5) All lighting shall incorporate shields and cut-ofts to direct light on site. Canopy lighting must be recessed. 5. Comprehensive Plan Committee Discussion -Staff Report by John Hinzman. Planning Director Hinzman explained the purpose of the committee. Chair Truax, along with Commissioners Peine, McInnis, and Zeyen all expressed interest in serving on the Committee. The names will be forwarded to the City Council for final selection. 6. Other Business Planning Director Hinzman updated the Commission on previous Council activities and upcoming agenda items. Chair Truax stated his desire to have a list of official groups in the City and also that they be registered somehow. 7. Adjourn Commissioner Zeyen motioned and Commissioner Schmitt seconded. Motion passed unanimously. The meeting was adjourned at 8:21 p.m. Respectfully submitted, Kari Barker, Associate Planner a(~7-off LAND USE APPLICATION CITY OF HASTINGS -PLANNING DEPARTMENT 101 4th Street East, Hastings, MN 55033 Phone: 651.480.2350 Fax. 651.437.7082 Address of Property: 225 33rd Street West Hastings MN 55033 Legal Description of Property: Lot 1, Bbck 1 PID 19-1840 Applicant: Name Mike Wahlin, Coboms Inc. Address P.O_ Box 6146 St. Cloud, MN 56304 Phone 320-252-4222 Fax 320-203-6237 Email mikewahlinCa.cobornsinc.com Center 3rd Addftion Owner (ff different from Applicant): Name Ed Rymer, Crossroads Mall Inc. Address 30 Valley Lane Hastings, MN 55033 Phone 651-226-7833 Fax Email ervmert7a.aol.com Description of Request (include site plan, survey, andlor plat if applicable): Preliminary Plat Vacation of Easement (Doc. No. 893100) and Sde Plan Approval Awv ~SP~t~ use Pam i-f Check applicable box(es): Note: All fees and escrow amounts due at time of application. Final Plat $600 Minor Sub. $500 Rezone $500 Spec. Use $500 Variance $250 Annexation $500 plus legal expenses EAW $500 plus $1000 escrow Administrative Lot Split $50 Comp Plan Amendment $500 House Move $500 Lot Line Adjustment $50 Vacate ROW/Easement $400 Prelim Plat $500 plus escrow: - Under 10 acres: $3000 ($500 Planning + $2500 Engineering) -Over 10 acres: $6000 ($1000 Planning + $5000 Engineering) Site Plan $500 plus escrow: - 0 - 5,000 s.f.: $1500 (Engineering) - 5,000 -10,000 s.f.: $2500 ($500 Planning + $2000 Engineering) -10,000 - 50,000 s.f.: $3250 ($750 Planning + $2500 Engineering) - 50,000 s.f. +: $4000 ($1000 Planning + $3000 Engineering) TOTAL: ~ - of Appli¢~nt Date Date 1Z ~2 J ~~ Applicant Name and Title -Please Print Owner Name -Please Print Mike Wahlin Ed Rymer Official Use Only an3r2oos File # ~-()~ Recd By: ,~~1'17iM~1 Date Recd l a ~ Fee Paid Receipt # App. Complete r R 0