HomeMy WebLinkAbout[05] Public Hearing, CUP, Kwik Trip ��'� 5
crrv I}FtiT.JUKNPH Planning Commission Agenda Item
MEETING DATE: April 10,2017
AGENDA ITEM: Public Hearing, Conditional Use Pernut Request
Kwik Trip,Lot 1,Block 1,K and L Properties Addition
SUBMITTED BY: Community Development
STAFF RECOMIVIENDATION: Approve Findings of Fact and Decision recommending the City
Council grant a Conditional Use Pernut with conditions allowing a convenience store with a gasoline
station and car wash.
PREVIOUS PLANNING COMMISSION ACTION:
BACKGROUND INFORMATION: Kwik Trip, Inc.,applicant has requested approval of a
conditional use permit to allow for the construction and 24 hours a day, 7 days a week operation of a
9,456 square feet convenience store, gas station,and car wash on the property located at the southwest
corner of County Road 75 and 20th Ave.NE(CR 134).
The submitted plans propose three access points,one on 20�'Avenue SE(CR 134)and two on Minnesota
St. E(CR 134). As the road authority, Stearns County has reviewed the proposed accesses and has
approved an access pernut for two accesses on Minnesota St. E and a right in only on 20�''Avenue SE
with the condition that"Do Not Enter"signage be installed and if traffic uses this access point as an exit,
a median will be required to be constructed along 20"'Avenue SE within 18 months with a temporary fix,
such as tube delineators placed at the centerline until the median is constructed.
The future land use plan guides the property for vehicular oriented commercial and is located in a B-2
Highway 75 Business District.Additionally,the property is located within the Transportation Corridor
Overlay District and therefore,is subject to those design standards. A convenience store with gas station
and car wash is a pernutted conditional use within the B-2 District. Conditional uses allow you a certain
amount of discretion in determining the suitability of the use,along with the ability to impose conditions
provided there is a nexus between the use and specific findings addressing such items as hours of
operation,noise,access, etc.to protect the general welfare and public safety of the community.
ATTACHMENTS: Request for Planning Commission Action
Findings of Fact and Decision
Engineering Review Memos
Public Hearing Notice
Application, Site,Elevation and Landscaping Plans
REQUESTED PLANNING COMMISSION ACTION: Motion to Anprove/Table/Deny Findings of
Fact and Decision recommending the City Council issue a Conditional Use Pernut with conditions for a
convenience store with a gasoline station and car wash.
THIS PAGE INTENTIONALLY LEFT BLANK
City of St. Joseph
IN RE:
FINDINGS OF FACT
Application of Krebsbach Real Estate Holdings, LLC, and Kwik Trip, Inc. AND DECISION
Conditional Use Permit—convenience store with gasoline station and car wash
Lot 1, Block 1, K and L Properties Addition And part of Section 11,Township 124, Range 29,Stearns
County, Minnesota
FINDINGS OF FACT
On April 10, 2017,the St.Joseph Planning Commission conducted a public hearing to consider
the application of Krebsbach Real Estate Holdings, LLC, owner, and Kwik Trip, Inc.,applicant,for a
conditional use permit to allow a convenience store with a gasoline station and car wash for the
property legally described as follows:
Lot 1, Block 1 of K AND L PROPERTIES ADDITION,And part of Section 11,Township 124, Range 29,
Stearns County, Minnesota
Parcel 1:
Lot One (1), Block One (1), K& L Properties Addition,according to the plat and survey thereof on file and
of record in the office of the County Recorder in and for Stearns County, Minnesota
Parcel 2:
That part of the Northwest Quarter of the Southeast Quarter(NW 1/4 SE 1/4) of Section Eleven (11),
Township One Hundred Twenty Four(124), Range Twenty-nine (29),Stearns County, Minnesota,
described as follows:
Beginning at the Northeasterly corner of Lot One (1), Block One (1), K& L Properties Addition, a duly
recorded plat in Stearns County, Minnesota. Said point of beginning being the intersection of the East
line of the West 49.5 feet of said Northwest Quarter of the Southeast Quarter(NW 1/4 SE 1/4)with the
Southerly right of way line of County Road No.75 (formerly US Highway no. 52);thence Southeasterly
along said Southerly right of way line for 50.00 feet to a line drawn parallel with and 50 feet Westerly of,
as measured at right angles to Line "A" described below;thence Southwesterly along said parallel line
for 112.30 feet to said East line of the West 49.5 feet;thence North along said East line of the West 49.5
(a/k/a/most Easterly line of said Lot One (1))for 123.65 feet to the point of beginning.
Line "A": Beginning at a point on the East line of the West 49.5 feet of said Northwest Quarter of the
Southeast Quarter(NW 1/4 SE 1/4) distant 50.00 feet South of its intersection with the centerline of
Minnesota Street in said K and L Properties Addition;thence North along said East line of the West 49.5
feet for 50.00 feet;thence deflect to the right along a tangential curve, having a radius of 716.20 feet
and a central angle of 24 degrees 47 minutes 12 seconds,for 309.83 feet;thence Northerly,on a
tangent to said curve,for 59.17 feet to the Southerly right of way line of County Road No. 75 and there
terminating.
"Subject Property"
The St.Joseph Planning Commission hereby finds the following Findings of Fact:
1. That Kwik Trip Inc., hereinafter referred to as"Applicant," properly applied for a conditional
use permit to allow for the development and 24 hours a day,7 days a week operation of a
convenience store,gasoline station and car wash.
2. That the matter was duly published and notice was provided to property owners within 350
feet of the Subject Property.
3. That the future land use plan guides the Subject Property for vehicular oriented commercial.
4. That the Subject Property is zoned B-2, Highway 75 Business District and a convenience
store with a gasoline station and car wash is a permitted Conditional Use.
5. That the Subject Property is within the Transportation Corridor Overlay District and that
according to City Ordinance 520-Zoning Ordinance,Section 520.21 it is intended to enhance
the visual appearance of the corridor, character and economic values.Additionally, it is
intended to maintain the long-term function of arterial and collector roadways,to limit
access and the number of conflict points,to promote vehicle circulation,and to promote
prevention or reduction of traffic congestion.
6. That the conditional use will not be detrimental to or endanger public health, safety, morals,
comfort,or general welfare of the neighborhood and will be harmonious to the to the
objectives of the Comprehensive Plan of the City.
7. That the convenience store and car wash will be constructed of brick,stucco,standing seam
metal roofing, along with matching fuel canopies and will be designed, constructed,
operated and maintained so as to be harmonious and appropriate in appearance with
character of the area and will not be hazardous or disturbing to existing or future
neighboring uses.
8. That adequate utilities and services, including utilities,streets, drainage and other necessary
facilities have been provided and will not create excessive additional costs for services
and/or be detrimental to the economic welfare of the community.
9. That the conditional use will not involve activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property,or general welfare
because of excessive production of traffic, noise,smoke,fumes,glare or odors.
10. That the vehicle approaches to the property will not create traffic congestion or an
interference with traffic or surrounding public thoroughfares. The subject property is
located at the southwest corner of County Road 75 and 20th Avenue SE and abuts Minnesota
Street East along the southerly boundary.As the road authority, Stearns County has
reviewed and approved the proposed access points to include a right in only entrance at 20tn
Avenue SE and two accesses along Minnesota Street East.The access permit issued by
Stearns County Engineering Department is contingent on installing"Do Not Enter" signage in
the parking lot at the access at 20th Avenue SE and if traffic uses this access point as an exit,
a permanent median will be required to be constructed along the north/south stretch along
20'h Avenue SE within 18 months with a temporary fix, such as tube delineators placed at
the centerline until the median is constructed.
11. That the proposed parking lot will provide sufficient off-street parking and loading space to
serve the proposed use.
12. That the conditional use will not result in the loss or damage of natural, scenic or historic
feature and the soil conditions are adequate to accommodate the use.
DECISION
Based on the Findings of Fact,the St.Joseph Planning Commission recommends the St.Joseph
City Council issue a Conditional Use Permit based on the following conditions:
1. That site plan approval be obtained prior to building permit application.
2. That the maximum access width for the accesses along Minnesota Street East shall be 36
feet.
3. That a six foot wide ADA compliant sidewalk shall be constructed along the Subject Property
on the north side of Minnesota Street East. Construction of the sidewalk will be required at
the time Minnesota Street East is improved as required by the City and shall be at the sole
expense of the Applicant(Kwik Trip) or property owner.
4. That at no expense to the City"Do Not Enter" and/or"Not an Exit"signage shall be installed
in the parking lot at the access at 20th Avenue SE and if traffic uses this access point as an
exit, a permanent median will be required to be constructed along the north/south stretch
along 20th Avenue SE within 18 months with a temporary fix,such as tube delineators placed
at the centerline until the median is constructed. Any remedy required to correct access
issues shall be at the sole expense of the Applicant.
5. That if it is determined by Stearns County and the City that the transportation system is not
functioning adequately due to the development and operation of Kwik Trip, mitigation
measures and improvements will need to be implemented, including but not limited to
infrastructure improvements. Such mitigation measures and improvements will need to be
reviewed and approved by Stearns County and the City and shall be at the sole expense of
the Applicant.
6. That if the City receives multiple noise complaints from nearby residential properties on the
overnight car wash operation,the car wash hours shall be reduced to 6 am to 11 pm.
7. That all lighting shall deflect away from adjacent properties, be down directed,full-cut off or
hooded and not exceed .4 lumens at the property lines.All lighting under the canopies shall
be recessed.
8. That the Applicant is responsible for meeting all Federal, State, Local, and City requirements
and obtaining any and all permits and licenses.
9. Revocation:The City Council shall revoke a conditional use permit when it determines that
the terms and conditions of the permit as issued are no longer being complied with.A
certified copy of an order of the City revoking a conditional use permit shall be filed with the
County Recorder for recording.
10. Expiration: If within one (1)year after issuance of granting a conditional use permit the use
permitted has not started,then the permit is null and void, unless the City Council has
approved a petition for an extension.The conditional use permit shall expire if the
authorized use ceases for any reason for more than one (1)year.
11. The City Administrator and/or his/her designee shall have the right to inspect the premises
for compliance and safety purposes annually or at any time upon reasonable request.
Whereupon said Findings of Fact and Decision was declared duly passed and adopted by the St. Joseph
Planning Commission this 10`h day of April, 2017.
CITY OF ST.JOSEPH
By
Planning Commission Chair
By
Judy Weyrens,Administrator
��
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SEH
Building a Better Wortd M E M 0 RA N D U M
for AII of Us`
TO: Therese Haffner, Community Development Director
City of St.Joseph
FROM: Randy Sabart, PE
City Engineer
DATE: March 21, 2017
RE: 2017 Kwik Trip Convenience Store#575
St. Joseph, MN
Preliminary Plan Review
SEH No. STJOE GEN D160
I reviewed the preliminary plans signed March 3, 2017,from Carlson McCain, and have the following comments:
ALTA Survey
1. Record drawings indicate the existing 6-inch building water service stub material is HDPE, not PVC.
2. IYs noted that the Stearns County property portal identifies the City of St. Joseph as owner of Parcel 2.
Site, Grading, Drainage,and Erosion Control Plan
3. The 40-foot wide driveway entrance at 18t''Avenue SE (flca Lynx Road)exceeds the maximum City
commercial driveway standard (36-feet wide). Revise width.
4. While I understand the matter of the free-right entrance into the site from 20"'Avenue SE has been
reviewed with Stearns County engineering staff,we remain concerned the entrance will still be used by
patrons as an exit, despite the proposed, "Not an ExiY'sign, and potentially create both a safety and
operational concern on 20t''Avenue SE. If permitted by the Council, the Developer's Agreement should
define the conditions which would trigger further geometric improvements to 20�'Avenue SE and the
participation level by the applicant.
5. While I will defer to the Stearns County review, I recommend the proposed turn lane offset from the 20"'
Avenue SE center�ine be widened to 26 feet to accommodate a 12-foot wide through lane and 14-foot
wide urban turn lane/free-right entrance. Further, if the longitudinal grade along 20'h Avenue is flatter than
a 1.0%grade, consideration (with Stearns County input)should be given to include a valley gutter to
convey drainage similar to what's noted for East Minnesota Street.
6. During the concept plan review meeting with staff,the car wash orientation was raised relative to potential
operational noise directed to the south. The Council should consider the potential impact to residential
properties further southwest, and whether an alternate orientation could be considered.
7. The pavement surface drainage at the northern fueling area is proposed to be discharged at the
infiltration area at the northwest corner of the site. Surface drainage from the fueling areas must be
directed to the wet storm water pond
8. The proposed driveway culvert beneath the free-right in entrance at 20'h Avenue SE, ditch grading, and
embankment and pipe discharge for Stormwater Pond 10 are proposed within the limits of Parcel 2 (City
of St. Joseph)or the 10-foot wide public drainage and utility easement.
9. Clarify the legend for MnDOT seed mix 33-261 on the landscape plan.
10. The City's sidewalk system presently ends at 16'h Avenue and on the south side of Minnesota Street.The
Council should identify required pedestrian accommodations, if any, (ex.future connection at 18�'
Engineers � Architects � Planners � Scientists
Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is 100%employee-owned � sehinc.com � 320.229.4300 � 800.572.0617 � 888.908.8166 fax
2017 Kwik Trip Convenience Store#575
March 21, 2017
Page 2
Avenue)that may have an impact on the proposed improvements(ex. driveway culvert length)within the
right-of-way.The performance standards of the Subdivision Ordinance require sidewalk improvements
along collector streets(ex. East Minnesota Street).
Utility Plan
11. The 4-inch private building water service is proposed to be constructed with PVC materials.The City pipe
material standard requires ductile iron pipe, Class 52 materials(as noted on the drawing as Note 5 for the
water distribution system requirements).
12. Water main shall be constructed with a minimum of 8 feet of cover(vs. proposed 7.5 feet).
13. The existing sanitary sewer manhole near the southeast corner of the entrance at 18�''Avenue SE shall
be noted to be adjusted to be free of drainage impacts from the driveway culvert and ditch.A Strike
Products I/I Barrier(per the City's manhole detail)shall be installed as part of the adjustment.
rjs/mrb/djg
c: Terry Thene, City of St. Joseph
Judy Weyrens, City of St. Joseph
p:�pflslstjcelcommon\d160 2017 kwik trip store e mn stlm city preliminary plan review 032117.docx
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SEH
8uilding a Better World M E M O RAN D U M
for All of Us'
TO: Randy Sabart, PE
SEH
FROM: Emily Erdahl
SEH
DATE: March 21, 2017
RE: Kwik Trip Hydraulics and Hydrology Review
St. Joseph, MN
SEH No. STJOE GEN D160
1 reviewed the Stormwater Management Plan and civil plans for the proposed Kwik Trip Convenience
Store located at the southwest corner of the intersection of County Road 75 and 20t''Avenue SE in St.
Joseph, Minnesota and have the following comments:
1. There is no description of existing impervious in existing conditions. Proposed conditions
suggest there is 0.04 acres of existing impenrious. Description of existing impervious surfaces
on site should be included.
2. The stormwater submittal says there are no known wetlands on site. Using U.S. Fish and
Wildlife Service National Wetlands Inventory Online Mapping, it appears there is (at least one)
wetland on site. A wetland delineation should be done to verify there are no wetlands on site.
3. Post-development peak flow rates are exceeded for the 2, 10, and 100-year, 24-hour storm
events. Post-development peak flow rates shall not exceed pre-development peak flow rates for
the 2, 10, and 100-year, 24-hour storm events, unless otherwise approved by the City of St.
Joseph as listed in Section 9.2 of the St. Joseph Stormwater Management Design Standards.
4. The capacity of the culvert downstream of the site drainage should be evaluated.
5. HydroCAD should have the appropriate Atlas 14 distribution (nested or MSE 3)with the Atlas 14
rainfall depths, not a SCS Type II distribution.
6. Local Flood Management requirements should be evaluated for applicability as listed in Section
9.4 of the St. Joseph Stormwater Management Design Standards.
7. Local Water Quality Treatment and Volume Control Requirements are more stringent than the
MPCA NPDES as listed in Section 9.5 of the St. Joseph Stormwater Management Design
Standards.
8. Local Infiltration/Filtration design requirements should be addressed as listed in Section 9.7 of
the St. Joseph Stormwater Management Design Standards.
9. Local Wet Pond design requirements should be addressed as listed in Section 9.8 of the St.
Joseph Stormwater Management Design Standards.
10.A minimum time of concentration of six minutes should be used when evaluating pipes in the
rational method spreadsheet.
Engineers ( Architects � Planners � Scientists
Short Elllott Hendrickson Inc.,3535 Vadnais Center Drive,St.Paul,Minnesota 55110-5196
SEH is 100%a employee-owned � sehinc.com � 651.490.2000 � 800.325.2055 � 888.908.8166 fax
Randy Saba�
March 21, 2017
Page 2
11.A Maintenance Agreement and Operation and Maintenance Plan shall be prepared as listed in
Section 10.2 of the St. Joseph Stormwater Management Design Standards.
12. Erosion prevention practices, sediment control practices, and pollution prevention management
measures as listed in the Stormwater Pollutian Prevention Plan shall be at least as stringent as
the MPCA NPDES Construction Stormwater Permit sections IV.B., IV.C., and IV.F., respectfully.
eke/djg
Enclosure: St. Joseph Stormwater Management Design Standards
11SEHSC\ProjectslPT1S1STJOE�common\D160 2017 Kwik Trip Store E MN St
��'Y O� S�'o JOSEPH
www.cityofstjoseph.com
March 31,2017
Conditional Use Permit Request
Administrator Kw'�Trip—Convenience Store,Gasoline Station,and Car Wash
Judy Weyrens Public Iiearing:
St.JosepL City Hall Council Chambers
April 10,2017
Mayor Starting at 6:00 pm
Ri�k Schulrz Z'ou aze invited to attend a public hearing far a conditional use perniit request by Kwik
Trip for purposes of allowing a convenience store with a gasoline station and car wash
within a B-2 Highway Business zoning district. The proposed location of the
Coun�ilor� development is at the southwest corner of County Road 75 and 20�Ave. SE. The City
of St. Joseph has submitted this letter regarding the request in an effort to help provide
Troy Goracke you with information about the proposed action.
Matt Killam
Bob Loso A convenience store,gasoline stallon and car wash are perinitted conditional uses.All
Dale Wick conditional use requests are required to have a public hearing prior to action by the
Planning Commission and City Council.
If you cannot attend the public hearing and have comments or questions regarding
the action, or if you have any questions that you woutd like answered prior to the
public hearing,please contact Therese Haffner at the St.Joseph City Hall at
229-9424 or thaffner(a�citvofstiosenh com.
75 Callaway Street East• Saint Joseph,Minnesota Sb374
Email cityo�ces@ciryofstjoseph.com Phone 320.363.720I Fax 320.363.0342
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"""''°{'"""�`�" City of St.Joseph
CITY QF ST, jC,7SEPH Application for Conditional Use Permit
Appi;�,t Kwik Trip, Inc. - Steven Lowe
Phone: 608-793-5954 Email: slowe@kwiktrip.com
Ma���ng aaaress: 1626 Oak Street La Crosse, W I 54602
Propem,o�„ne�: Krebsbach Real Estate Holdings, LLC
Phone: 320-492-3230 Email: sdevine(a�warnert.com
MailingAddress: PO BOX 1304 St CIOUd, MN 56302
PROJECT IIVFORMATION:
Project/Development Name KW�k Trlp 575
Project Location SW Corner of CO RD 75 and 20th Ave SE
Parcel Identification Number(PIl�: 84'.53547.����
Legal Description�f Property(attach a separate document if needed):
see attached ALTA Survey
Purpose of conditional Use Permit: NeW COIIStI'l1CtlOtl Of COC1V21'11@IlC@ St01'e
with gasoline sales and carwash requires CUP in B-2 zoning.
Hours of operation,including days and times:24 hours a day, 7 days a week
Submission Requirements:
Application for a Condifional Use Permit shall be on this form and include the established application fee.The
application and copies of the site plan shall be submitted three(3)weeks prior to the next Planning Commission
meeting.Ten(10) 11 x17 copies of the site plan drawn to scale,along with an electronic copy to scale showing
the property dimensions,wetlands,floodplains,gading and drainage,landscaping,location of utilities,location
of all existing and proposed buildings and their sizes,including square footage;location of all existing and
proposed curb cuts,driveways,access roads,parking spaces,off-street loading areas,and sidewalks must be
St Joseph Appllcotfon Condltlonal Use pQ9e�3
I submitted in the initial application. The City may request additional data deemed reasonable and necessary
related to the conditional use.
A written narrative outlining the Conditional Use requested,along with any information explaining the
operation is required to be submitted as part of your application.
Review and Decision by the City Council.
The City Council shall review the application after the Planning Commission has made its recommendation and
will make a final determination to either approve or deny the application.In the granting of approval,the City
Conncil may impose conditions regarding the location,character and other features of the proposed building,
structure or use as it may deem necessary.
This application must be signed by all owners of the subject property.
We,the undersigned,have read and understand the above and that we aze responsible for reimbursing the City
for any additional legal,engineering,building inspection or planning fees related to the Conditional Use.
�//O ZO/
Signature of Applicant Date
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Signature of Owner(s) Date
FOR OFFICE USE ONLY
Fee:$500 Paid � s��� G� �V 910�'7s
Date application submitted: � �1 Date application completed:
Planning Commission Recommendation: Approved D�nied Date of Action:
City Council Action: Approved Denied Date of Action:
Date Applicant/Property owner notified:
St Joseph Applfcaflon CondRional Use � � � Poge�4
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PLAN LEGEND
SITE PLAN NOTES
1. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE
NOTED.
2. CONCRETE CURB AND GUTTER SHALL BE B612 UNLESS
OTHERWISE NOTED.
3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO
FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING
UTILITIES PRIOR TO THE START OF SITE WORK. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY OF
DISCREPANCIES OR VARIATIONS FROM THE PLAN.
4. UNLESS OTHERWISE SHOWN ON THIS DRAWING, CONTRACTOR
SHALL PROVIDE CONTROL JOINTS, CONSTRUCTION JOINT AND
EXPANSION JOINTS IN SLAB ON GRADE, SIDEWALKS AND
DRIVES PER THE FOLLOWING REQUIREMENTS:
CONTROL JOINT MAX. SPACING: WALKS -8' O.C.
ALL OTHERS -10' O.C.
SAW CUT CONTROL JOINTS MINIMUM j CONCRETE THICKNESS.
EXPANSION JOINT MAX. SPACING: WALKS -24' O.C.
*ALL OTHERS -40' O.C.
*ALL POINTS WHERE A CHANGE IN PAVEMENT THICKNESS
OCCURS SHALL HAVE AN EXPANSION JOINT.
DOWELL ALL EXPANSION JOINTS: 24" O.C. MAX.
CONCRETE SEALER SHALL BE TK-26UV.
SITE DATA
ZONING: B-2 HIGHWAY BUSINESS DISTRICT
PARCEL AREA: 140,374 SF
HARD SURFACE AREA:
EXISTING PROPOSED
CURB _______________
7,243 SF 5%
CARWASH:
1,913 SF 2%
BITUMINOUS
r
TOTAL:
I
PERVIOUS SURFACE AREA:
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DESCRIPTION
Da
DRAWN BY
LIGHT POLE
JTR
SEMIPHORE
SP
ELECTRIC BOX
PROJ. NO.
ET
❑
TELEPHONE BOX
6259-00
TB
❑
HANDHOLE
D
SHEET
SIGN
575
SP2
SITE PLAN NOTES
1. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE
NOTED.
2. CONCRETE CURB AND GUTTER SHALL BE B612 UNLESS
OTHERWISE NOTED.
3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO
FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING
UTILITIES PRIOR TO THE START OF SITE WORK. THE
CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY OF
DISCREPANCIES OR VARIATIONS FROM THE PLAN.
4. UNLESS OTHERWISE SHOWN ON THIS DRAWING, CONTRACTOR
SHALL PROVIDE CONTROL JOINTS, CONSTRUCTION JOINT AND
EXPANSION JOINTS IN SLAB ON GRADE, SIDEWALKS AND
DRIVES PER THE FOLLOWING REQUIREMENTS:
CONTROL JOINT MAX. SPACING: WALKS -8' O.C.
ALL OTHERS -10' O.C.
SAW CUT CONTROL JOINTS MINIMUM j CONCRETE THICKNESS.
EXPANSION JOINT MAX. SPACING: WALKS -24' O.C.
*ALL OTHERS -40' O.C.
*ALL POINTS WHERE A CHANGE IN PAVEMENT THICKNESS
OCCURS SHALL HAVE AN EXPANSION JOINT.
DOWELL ALL EXPANSION JOINTS: 24" O.C. MAX.
CONCRETE SEALER SHALL BE TK-26UV.
SITE DATA
ZONING: B-2 HIGHWAY BUSINESS DISTRICT
PARCEL AREA: 140,374 SF
HARD SURFACE AREA:
. . . .23
STATION STORE:
7,243 SF 5%
CARWASH:
1,913 SF 2%
PAVEMENT:
79.051 SF 56%
TOTAL:
88,207 SF 63%
PERVIOUS SURFACE AREA:
52,167 SF 37%
BUILDING HEIGHTS
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STATION STORE:
24.0 FT
CARWASH:
14.0 FT
FUEL CANOPIES:
15.5 FT
STANDARD STALLS. . . . . . .
. . . .23
HANDICAP STALLS ............
.2
FUEL CANOPY STALLS. . . . .
. . . .20
DIESEL CANOPY STALLS . . .
. . . . .3
TOTAL STALLS . . . . . . . . . . . . . . .48
0 15 30 60
( IN FEET )
BENCHMARKS
1. MINNESOTA DEPARTMENT OF
TRANSPORTATION GEODETIC MONUMENT
STATION NUMBER 81514 WHICH IS
NAMED SEPH.
CALL BEFORE YOU DIG
ELEVATION = 1074.91 (NAVD 88)
Know what's below.
Call before you dig.
IfIWIK
TRIP
IfIWIK
Sr*;?
KWIK TRIP, Inc.
P.O. BOX 2107
1626 OAK STREET
LACROSSE, WI 54602-2107
PH. (608) 781-8988
FAX (608) 781-8960
Carlson
McCain
ENVIRONMENTAL ° ENGINEERING ° SURVEYING
3890 Pheasant Ridge Dr, #100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional ❑igineer
under the laws of the State of Minnesota.
Name: 75seph ❑ Radach, P.❑
Signature:! 1C�
Date: 03/03/17 License #:45889
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# DATE
DESCRIPTION
DRAWN BY
JTR
SCALE
GRAPHIC
PROJ. NO.
6259-00
DATE
2017-03-03
SHEET
575
SP2
■ MNDOT 33-261 5EED MIX
33-261
Stormwater South &
West
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Common Name
Scientific Name
Rate (Ib/ac)
Rate (kg/ha)
% of Mix
(by weight)
Seeds/ sq ft
big bluestem
Andropogon gerardii
2.00
2.24
5.72%
STRAIGHT LEADER
7.35
fringed brome
Bromus ciliatus
2.00
2.24
5.73%
B
8.10
Virginia wild rye
Elymus virginicus
1.50
1.68
4.28%
Ov
2.31
fowl bluegrass
Poa palustris
1.06
1.19
3.03%
BOULEVARD LINDEN
50.70
slender wheatgrass
El mus trach caulus
1.00
1.12
2.85%
GAL.
2.53
switchgrass
Panicum virgatum
0.38
0.43
1.07%
B%B
1.93
prairie cordgrass
Spartina pectinata
0.38
0.43
1.07%
AND FULL CROWN
0.91
Indian grass
Sor hastrum nutans
0.12
0.13
0.36%
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0.55
blue'oint
Calamagrostis
canadensis
0.06
0.07
0.18%
18
6.40
5
Grasses Subtotal
8.50
9.53
24.29%
RHUS AROMATIGA 'GRO-LOW'
80.78
awl -fruited sedge
Carex stipata
0.25
0.28
0.71%
5
3.10
dark green bulrush
Scirpus atrovirens
0.19
0.21
0.54%
31.70
woolgrass
Scirpus c perinus
0.06
0.07
0.18%
IPLANT 3' O.G.
39.00
Sedges & Rushes
Subtotal
0.50
0.56
1.43%
I
73.80
olden alexanders
Zizia aurea
0.20
0.22
0.56%
0.79
autumn sneezeweed
Helenium autumnale
0.13
0.15
0.36%
HAPPY RETURNS DAYLILY
5.97
marsh milkweed
Asclepias incarnata
0.11
0.12
0.32%
GAL
0.20
leafy beggarticks
Bidens frondosa
0.11
0.12
0.31%
POT
0.20
Canada anemone
Anemone canadensis
0.07
0.08
0.19%
STAGGERED
0.20
obedient plant
Ph soste is vir iniana
0.07
0.08
0.21%
0.30
tall coneflower
Rudbeckia laciniata
0.07
0.08
0.21%
0.37
New England aster
Symphyotrichum
novae -an liae
0.07
0.08
0.19%
1.56
flat-topped aster
Doellin eria umbellata
0.06
0.07
0.17%
1.50
spotted Joe pye weed
Eutrochium maculatum
0.06
0.07
0.18%
2.19
blue vervain
Verbena hastata
0.05
0.06
0.15%
1.85
Forbs Subtotal
1.00
1.12
2.85%
15.13
Oats
Avena sativa
25.00
28.02
71.43%
11.14
Cover Crop Subtotal
25.00
28.02
71.43%
11.14
Total
35.00
39.23
100.00%
180.85
Purpose:
Stormwater pond edges, temporarily flooded dry ponds,
ditch bottoms.
and temporarily flooded
Planting Area:
Tallgrass Aspen Parklands, Prairie Parkland, and Eastern Broadleaf Forest
Provinces. Mn/DOT Districts 2 west , 36, 4, Metro, 6, 7 & 8.
LANCER STREET
/ ---------------
---------------------------------
GV
--- - ---
/ - oA
i
0 15 30 60
( IN FEET )
Know what's below.
Call before you dig.
IfIWIK
Tiplp
KIWIK
ST*R
KWIK TRIP, Inc.
P.O. BOX 2107
1626 OAK STREET
LACROSSE, WI 54602-2107
PH. (608) 781-8988
FAX (608) 781-8960
Carlson
McCain
ENVIRONMENTAL - ENGINEERING - SURVEYING
3890 Pheasant Ridge Dr, #100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Landscape Architect
under the laws of the sota.
Name: S D. Bi
Signature:
Date: 03/03/17 License #:40647
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CODE
QTY
COMMON NAME/LATIN
SIZE
ROOT
REMARKS
A
3
NORTHWOOD RED MAPLE
2.5"
B%B
STRAIGHT LEADER
W
AGER RUBRUM 'NORTHWOOD'
CAL.
W
AND FULL CROWN
B
3
SWAMP WHITE OAK
2.5"'
B%B
STRAIGHT LEADER
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QUERCUS BICOLOR
CAL.
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AND FULL CROWN
C
6
BOULEVARD LINDEN
2.5"
B%B
STRAIGHT LEADER
J
W
TILIA AMERICANA "BOULEVARD"
GAL.
06
AND FULL CROWN
D
3
PRAIRIE FIRE CRABAPPLE
1.5"
B%B
STRAIGHT LEADER
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MALUS X 'PRAIRIEFIRE'
CAL.
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AND FULL CROWN
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16
BLACK HILLS SPRUCE
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B%B
STRAIGHT LEADER
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FULL FORM TO GRADE
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GRO-LOW FRAGRANT SUMAC
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CONT.
PLANT ro' O.G.
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RHUS AROMATIGA 'GRO-LOW'
GAL
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SPACE EVENLY
G
18
ALPINE CURRANT
5
CONT.
PLANT 6' O.G.
RISES ALPINUM
GAL
SPACE EVENLY
H
22
NORDIC INKBERRY
I
POT
IPLANT 3' O.G.
DATE
ILEX GLABRA 'CHAMZIN'
GAL
SHEET
STAGGERED
I
2
SEA GREEN JUNIPER
I
POT
PLANT 6' O.G.
JUNIPERUS CHINENSIS "SEA GREEN'
GAL
STAGGERED
J
6
HAPPY RETURNS DAYLILY
I
POT
PLANT 24" O.G.
HEMEROCALLIS 'HAPPY RETURNS'
GAL
STAGGERED
K
4
KARL FOERSTER REED GRASS
I
POT
PLANT 24" O.G.
CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'
GAL
STAGGERED
L
5
WALKER'S LOW CATMINT
I
POT
PLANT 24" O.G.
NEPETA FAASSENII 'WALKER'S LOW"
GAL
STAGGERED
QUANTITIES SHOWN IN THE PLANTING SCHEDULE ARE FOR THE CONTRACTOR'S CONVENIENCE.
CONTRACTOR TO VERIFY QUANTITIES SHOWN ON THE PLAN.
LANCER STREET
/ ---------------
---------------------------------
GV
--- - ---
/ - oA
i
0 15 30 60
( IN FEET )
Know what's below.
Call before you dig.
IfIWIK
Tiplp
KIWIK
ST*R
KWIK TRIP, Inc.
P.O. BOX 2107
1626 OAK STREET
LACROSSE, WI 54602-2107
PH. (608) 781-8988
FAX (608) 781-8960
Carlson
McCain
ENVIRONMENTAL - ENGINEERING - SURVEYING
3890 Pheasant Ridge Dr, #100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
I hereby certify that this plan, specification or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Landscape Architect
under the laws of the sota.
Name: S D. Bi
Signature:
Date: 03/03/17 License #:40647
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# DATE
DESCRIPTION
DRAWN BY
SDB
SCALE
GRAPHIC
PROJ. NO.
6259-00
DATE
2017-03-03
SHEET
575
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