HomeMy WebLinkAbout[05] Kwik Trip
5
Council Agenda Item
MEETING DATE: November 2, 2015
AGENDA ITEM: Kwik Trip – Preliminary/Final Plat
Variance & Special Use
SUBMITTED BY: Administration
BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission conducted a
public hearing on October 12 2015 to consider the preliminary/final plat, variance (sign location and
green space) and special use permit. The Planning Commission unanimously recommended the Council
approve the requests as submitted, contingent upon meeting the engineer requirements.
PREVIOUS COUNCIL ACTION:
BACKGROUND INFORMATION: Since the Planning Commission the developer has revised the plans
meeting the requirements of the City Engineer and adding additional landscaping as requested by the
Planning Commission.
BUDGET/FISCAL IMPACT:
ATTACHMENTS: Request for Council Action
Planning Commission Findings of Fact
Application Material
REQUESTED COUNCIL ACTION: The Council is being requested to approve the preliminary and final
plat; and accept the Findings of Fact of the Planning Commission granting a special use permit to allow
for the operation of a Convenience Store and a 10 foot variance on the location of the sign and provide
relief from the green space requirement.
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STATE OF MINNESOTA CITY OF ST. JOSEPH
COUNTY OF STEARNS VARIANCE PROCEEDINGS
FINDINGS OF FACT AND DECISION
In the matter of:
Kwik Trip, Inc.
Variance Requests: Transportation Overlay Corridor landscaped viewing corridor and sign setback
Reduce required 40 foot landscaped viewing corridor to less than ten feet and reduce sign setback from
front property line from 20 feet to ten feet
On October 12, 2015, the St. Joseph Planning Commission conducted a public hearing to consider an
application by Kwik Trip Inc. for two variance requests. If approved the variance requests will provide for
nd
the construction of a convenience store with ancillary fueling facilities and a car wash at 200 2 Avenue
Northwest (subject to issuance of a special use permit). The matter was duly published and notice was
posted and provided to property owners within 350 feet of the above referenced property.
LEGAL DESCRIPTION:
All that part of Lots Numbered 9 and 10 AUDITOR’S SUBDIVISION NO. 4 Village (now City) of St. Joseph,
according to the plat thereof on record in the Office of the County Recorder in and for Stearns County,
Minnesota, lying South of the Southerly line of State Highway No. 52 and between the East line of Iowa
Street (in said Village) extended Northerly and a line parallel with and distant 150 feet Westerly of the
West line of San Francisco Street (in said Village), excluding therefrom the East 150 feet of said Lot 10,
subject to existing street easements.
AND
The East 150 feet of Lot 10 lying Southerly of Highway 52, AUDITOR’S SUBDIVISION NO. 4, Village (now
City) of St. Joseph, according to the recorded plat thereof on record in the Office of the County Recorder
in and for Stearns County, Minnesota, LESS that part platted as SCHNEIDER’S ADDITION, Stearns County,
Minnesota.
AND
The South 1 foot of Lot 20, SCHNEIDER’S ADDITION, Stearns County, Minnesota.
(Abstract Property)
ORDINANCE REFERENCES:
1.St. Joseph Code of Ordinances 502.21, Subd. 2(a)1(B) defines areas south of CSAH 75 within 300
st
feet of the CSAH 75 right-of-way from the western city limits east to 1 Avenue NW as being
within the Transportation Overlay Corridor.
2.St. Joseph Code of Ordinances 502.21, Subd. 7 states that within the Transportation Overlay
Corridor free-standing signs shall not be placed nearer than twenty (20) feet from the nearest
edge of the right-of-way.
3.St. Joseph Code of Ordinances 502.21, Subd. 8 requires that within the Transportation Overlay
Corridor viewsheds, defined as the natural environment or landscaped topography that is visible
from one or more viewing points, at a minimum correspond to a forty (40) foot landscaped
greenway as measured from the nearest edge of the applicable right-of-way.
4.Granting of a variance is controlled by MN Statute 462.357 and requires the Applicant to meet
ALL of the following criteria:
a.The proposed use is allowed in the Zoning District in which the subject property is
located.
b.The proposed use is in harmony with the general purposes and intent of the official
controls.
c.The variance must be consistent with the Comprehensive Plan.
d.The variance may be granted IF there are practical difficulties in complying with the
official control meaning:
i.The Property Owner proposes to use the property in a reasonable
manner.
ii.The plight of the property owner is due to the circumstances unique to
the property and not created by the landowner.
iii.The variance, if granted, will not alter the essential character of the
locality.
iv.The need for a variance involves more than economic considerations.
FINDINGS OF FACT
On October 12, 2015 the St. Joseph Planning Commission conducted a public hearing to consider
the application of Kwik Trip Inc. to consider two variances relating to the Transportation Overlay
Corridor. The first variance request related to a reduction of a required landscaped viewshed abutting
the CSAH 75 right-of-way. The Code requires a landscaped viewshed of forty (40) feet in width. The
Applicant proposes a landscaped viewshed that in certain places is less than ten (10) feet in width. The
second variance request relates to sign setback as measured from the CSAH 75 right-of-way
line/property line. The Code requires a twenty foot sign setback within the Transportation Overlay
Corridor. The Applicant proposes a sign setback of ten (10) feet from the CSAH 75 right-of-way line.
The Planning Commission hereby established the following facts as it relates to the requests from Kwik
Trip Inc.
ndst
1.The subject property is located at 200 2 Avenue Northwest and 205 1 Avenue Northwest and
is subject to standards contained in St. Joseph Code of Ordinances 502.21, Transportation
Corridor Overlay District Site and Design Standards.
2.The subject property is legally described above.
3.Mn. Statute 462.357 provides for the issuance of a variance if:
a.The proposed use is allowed in the Zoning District in which the subject property is
located.
b.The proposed use is in harmony with the general purposes and intent of the official
controls.
c.The variance must be consistent with the Comprehensive Plan.
d.The variance may be granted IF there are practical difficulties in complying with the
official control meaning:
i.The Property Owner proposes to use the property in a reasonable manner.
ii.The plight of the property owner is due to the circumstances unique to the
property and not created by the landowner.
iii.The variance, if granted, will not alter the essential character of the locality.
iv.The need for a variance involves more than economic considerations.
DECISION AND CONCLUSION
Based on the Findings of Fact, the request for a reduction of a required landscaped viewshed from forty
(40) feet to less than ten (10) feet in width and the request for a reduction in sign setback from CSAH 75
(from twenty feet to ten feet) is being forwarded to the City Council as approved pursuant to the
aforementioned terms and conditions. The recommendation for approval is based on the following
conclusions:
Variance #1 – Green Space
1.The property for which variance is being sought is an old platted lot that is rectangular in size
and requiring the full 40’ green space would limit the ability to develop a recorded lot and the
requirement for the green space was adopted after the property was platted.
2.The property for which variance is being sought will have green space that is adjacent to the
existing green ditch maintained for CR 75; therefore, the intent of the Ordinance is being met.
Variance #2 – Sign Location
1.The property for which variance is being sought is adjacent to developed property that already
enjoys signs located closer to CR 75 than allowed by Ordinance. The proposed sign will not be
closer to CR 75 than adjacent signs and will meet all other requirements of the Ordinance.
Adopted this _________________ day of _________________, 2015
CITY OF ST. JOSEPH
By _________________________________
Rick Schultz, Chair
By _________________________________
Judy Weyrens, Administrator
STATE OF MINNESOTA CITY OF ST. JOSEPH
COUNTY OF STEARNS SPECIAL USE PROCEEDINGS
FINDINGS OF FACT AND DECISION
In the matter of:
Kwik Trip, Inc.
nd
Special Use Permit to allow for a Convenience Store with Fueling Facilities: 200 2 Avenue Northwest
On October 12, 2015, the St. Joseph Planning Commission conducted a public hearing to consider an
application by Kwik Trip Inc. for a special use permit to allow a convenience store with ancillary fueling
facilities and a car wash within the B-2 Highway 75 Business District. The matter was duly published and
notice was posted and provided to property owners within 350 feet of the above referenced property.
LEGAL DESCRIPTION:
All that part of Lots Numbered 9 and 10 AUDITOR’S SUBDIVISION NO. 4 Village (now City) of St. Joseph,
according to the plat thereof on record in the Office of the County Recorder in and for Stearns County,
Minnesota, lying South of the Southerly line of State Highway No. 52 and between the East line of Iowa
Street (in said Village) extended Northerly and a line parallel with and distant 150 feet Westerly of the
West line of San Francisco Street (in said Village), excluding therefrom the East 150 feet of said Lot 10,
subject to existing street easements.
AND
The East 150 feet of Lot 10 lying Southerly of Highway 52, AUDITOR’S SUBDIVISION NO. 4, Village (now
City) of St. Joseph, according to the recorded plat thereof on record in the Office of the County Recorder
in and for Stearns County, Minnesota, LESS that part platted as SCHNEIDER’S ADDITION, Stearns County,
Minnesota.
AND
The South 1 foot of Lot 20, SCHNEIDER’S ADDITION, Stearns County, Minnesota.
(Abstract Property)
ZONING CLASSIFICATION: B-2 Highway 75 Business District
ORDINANCE REFERENCES:
1.St. Joseph Code of Ordinances 502.32, Subd. 1 states the Highway 75 Business District is
intended to control the use and development of land and improvements by creating a mixed
land use district near and adjacent to the County State Aid Highway 75 corridor in the City of St.
Joseph.
2.St. Joseph Code of Ordinances 502.32, Subd. 4(o) requires issuance of a special use permit for
convenience stores with gasoline (e.g. fueling facilities).
3.St. Joseph Code of Ordinances 502.07, Subd. 3 identifies the process for securing a special use
permit and the standards for granting the same.
a.. . . .
b.. . . .
c.. . . .
d.. . . .
e.Identifies standards for granting a special use permit and include: will not be
detrimental to or endanger public health, safety, morals, comfort, or general welfare of
the neighborhood; will be harmonious to the neighborhood; will not change the
characteristics of the neighborhood; will be adequately served by facilities and services;
will not create excessive additional costs for services; will not involve activities that
involve excessive noise, production of traffic, fumes, glare, or odors; will not create
traffic congestion; will have adequate facilities for off street parking; will not result in
the loss or damage of historic property.
4.St. Joseph Code of Ordinances 502.07, Subd. 3
a.. . . .
b.. . . .
c.. . . .
d.. . . .
e.. . . .
f.. . . .
g.. . . .
h.Provides the Planning Commission and City Council the authority to place conditions
when issuing a special use permit in order to protect the best interest of the
surrounding area or of the City as a whole and identifies examples of conditions which
include: traffic management for ingress and egress to the property; off-street parking;
refuse and service areas; fencing and landscaping; signage; open space requirements;
general compatibility conditions.
The Planning Commission accepted the following testimony:
1.The Planning Commission accepted a letter from JM Properties requesting the Council deny the
request for variance and enforce the current Ordinance.
2.The property owner of the apartment complex located across the street from the proposed
development stated support for the project but requested the Commission consider requiring
additional screening. He also requested clarification on the site plan circulation.
FINDINGS OF FACT
The Planning Commission hereby established the following facts as it relates to the request from Kwik
Trip Inc. for a Special Use Permit:
ndst
1.The property at 200 2 Avenue Northwest and 205 1 Avenue Northwest is zoned B-2 Highway
75 Business District and is legally defined above.
nd
(hereinafter ‘200 2 Ave NW’)
2.St. Joseph Code of Ordinances 502.32, Subd. 4(0) allows for issuance of a special use permit for
convenience stores with fueling facilities provided that:
a.The sale of food items is in compliance with state and county standards and subject to
the approval of a Health Inspector who shall provide specific written sanitary
requirements for each proposed sale location.
b.The approximate area and location devoted to non-automotive merchandise sales shall
be specified in general terms in the application.
c.Motor fuel facilities are installed in accordance with state standards.
d.Adequate space shall be provided to access gas pumps and allow maneuverability
around the pumps. Underground fuel storage tanks are to be positioned to allow
adequate access by motor fuel transports and unloading operations minimize conflict
with circulation, access and other activities on the site.
e.Wherever fuel pumps are to be installed, pump islands shall be installed.
f.A protective canopy located over the pump island(s) may be an accessory structure on
the property however adequate visibility both on and off site shall be maintained.
g.An internal site pedestrian circulation system shall be defined and appropriate
provisions made to protect such areas from encroachments by parked cars or moving
vehicles.
3.On September 11, 2015 Kwik Trip Inc submitted a completed application for a special use permit
as provided under Section 504.32, Subd. 4(o) of the St. Joseph Code of Ordinances and
respectful of the specific standards contained thereunder.
DECISION AND CONCLUSION
Based on the Findings of Fact, the St. Joseph Planning Commission recommended approval of the
Special Use Permit based on the following conclusions:
1.The proposed development is consistent with the requirements for granting a special use as
identified in #2 of the findings above.
2.The City Engineer has reviewed the complete submittal and determined that the plans and
specifications are complete and meet all the City requirements.
Based on the foregoing Findings of Fact and Decision and Conclusion of the St. Joseph Planning
Commission, the request for a Special Use Permit to allow a convenience store with ancillary fueling
nd
facilities and car wash at 200 2 Avenue Northwest is hereby granted to Kwik Trip Inc. with the
following contingencies:
1.The developer should consider adding additional landscaping to provide additional screening
from the residential property located across the street.
Adopted this _________________ day of _________________, 2015
CITY OF ST. JOSEPH
By _________________________________
Rick Schultz, Chair
By _________________________________
Judy Weyrens, Administrator
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