5.a BigMarineStoreAmendedCUP PC 5.2.17I -M
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The right time. The right people. The right company.
MEMORANDUM
To: Scandia Planning Commission
Neil Soltis, Administrator
Copies Brenda Eklund, Clerk
To:
Patrick and Patricia Reicherts,
Agalicants and Owners
From: Sherri Buss
Date: May 2, 2017
SUBJECT:
MEETING DATE:
LOCATION
APPLICANTS:
OWNERS:
ZONING:
60 -DAY PERIOD:
444 Cedar Street, Suite 1500
Saint Paul, MN 55101
(651)292-4400
(651)292-0083 Fax
www.tkda.com
Reference: Big Marine Store request for an
amended CUP
Proj. No.: 16322.005
Routing:
Big Marine Store request for amended Conditional Use Permit (CUP) for
expansion for Restaurant/Bar use
May 2, 2017
19261 Manning Trail North
Patrick and Patricia Reicherts
11133 189th Street North
Marine on St. Croix, Minnesota 55047
Patrick and Patricia Reicherts
Rural Commercial Zoning District (R COMM)
June 10, 2017
ITEMS REVIEWED: Application and Plans received April 11, 2017
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant is requesting an amendment to an existing Conditional Use Permit (CUP) to allow expansion
of the uses on the site to include a restaurant and bar. The subject property is located in the Rural
Commercial (R COMM) Zoning District, and includes 2.12 acres.
BACKGROUND:
The City granted the original Conditional Use Permits for the Big Marine Store in 2003, and it was amended
in 2007. The amended permit allowed a convenience store with gasoline pumps, a liquor store (off -sale),
and an upstairs office or apartment. The upstairs area is currently used as an office. The permit specifies
that any change in use requires a new CUP.
The current application requests an expansion of the building and parking area and proposes the addition of
a new Restaurant/Bar use, which would require a new on -sale liquor license by the City. (The sketch
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
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submitted with the application shows a separate building, but the applicants' plan is to expand the existing
building. The "proposed addition" shown on the sketch was not built.) The applicants estimate that the
restaurant/bar will include 90 seats. The indicated that the expansion may occur in phases.
The Planner has combined conditions for this permit with the relevant conditions from the original CUP and
past amendment for approval of the new amended CUP.
CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP)
The City's Development Code identifies the general and specific criteria that should be considered for
evaluating a CUP request and granting a CUP or amendment. The Code indicates that the criteria that the
Planning Commision shall consider include the following:
• Compliance with the Comprehensive Plan.
• The proposed use will not be detrimental to or endanger the public health, safety, morals or comfort.
• The use will not be injurious to the use and enjoyment of adjacent properties, or substantially
diminish and impair property values or scenic views.
• The use will not impede the normal and orderly development and improvements of surrounding
properties for permitted uses.
• Adequate public facilities and services are available or can be provided.
• The use shall conform to the regulations of the zoning district and Development Code.
• The use complies with the general and specific performance standards in the Development Code.
The sections that follow evaluate the proposed request based on the Development Code criteria.
DETAILED EVALUATION OF THE REQUEST:
Comprehensive Plan
The Rural Commercial (R COMM) Zoning District was established to provide locations for commercial uses
and development in locations of historic commercial activity in Scandia on lots that are at least 2 acres in
size. The Comprehensive Plan notes that because the district builds on the historic character of existing
uses, the building design should reflect the historic nature of the commercial node. The Big Marine Store
was identified as a historic commercial location in the 2030 Comprehensive Plan. The applicants have not
provided a building plan, but they indicate that the building expansion will be similar in design and materials
to the existing historic building. The Planner has included a proposed condition for approval of the CUP that
the building expansion should be consistent with the design and materials of the existing building to be
consistent with the policies of the Comprehensive Plan. The expansion of the commercial use is consistent
with the goals of the Comprehensive Plan.
Lot Size and Frontage
The minimum lot size in the R COMM District is 2.0 acres and the minimum frontage is 160 feet. The
subject parcel includes 2.12 acres, with frontage of approximately 200 feet on Manning Trail North. The
request meets the lot size and frontage requirements.
Setbacks
The R COMM District structure setback requirements are: front yard of 40 feet, side yard of 20 feet, and
rear yard of 50 feet. The existing use was granted a variance from the front and side setback requirements
in 2003 based on its historic location. The site plan sketch indicates that the proposed expansion would
meet the setback requirements. The Planner has included a condition that the proposed building expansion
should be staked in the field, and the required side setback should be verified by the Building Inspector.
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Accessory Structures
The Development Code permits one accessory structure per parcel for commercial uses, provided it is used
for storage related to the principal use on the property. The accessory building must be placed to the rear
of the primary structure, and may not exceed 35 feet in height. The proposed site plan indicates that the
existing accessory building will be removed, and no new accessory building is proposed.
Lot Coverage
The maximum allowable lot coverage is 65% in the R COMM District. The existing impervious coverage on
the parcel (buildings, pavement, and compacted gravel) is approximately 40%, based on the Planner's
calculations using a current aerial photo. The proposed building expansion and parking lot would increase
the coverage to approximately 50%. The City should verify that the lot coverage on the final site plan meets
the ordinance reauirement.
Access and Traffic
The property has an existing driveway access to Manning Trail North. No change in access is proposed for
the expansion of the buildings.
The Planner sent the application to Washington County and the City Engineer for any comments on access
and traffic based on the proposed new use.
Parking and Loading
Chapter 2, Section 3.10 of the Development Code regulates parking. The Code requires the following:
• Retail uses require a minimum of 4 parking spaces for every 1,000 square feet of gross floor area.
• Restaurants and bars require a minimum of 1 space for every 2.5 seats based on the capacity
proposed in the design.
• Parking areas must have driveway access and not directly from a public street, and must provide fire
access lanes.
• Lighting in the parking lot must meet the Lighting requirements of the Development Code.
• Parking areas with 4 or more spaces must be striped, and must have concrete curbs and gutters if
required by the City Engineer. Curbs must be at least 10 feet from the property line.
• Parking for loading areas and maneuvering may not block parking stalls, access drives, or fire lines.
• Parking dimensions must meet the ordinance requirement.
The existing retail store includes approximately 2500 square feet, which requires 12 parking spaces. The
proposed restaurant/bar use requires 36 parking spaces. The proposed use requires 48 parking spaces,
drive lanes and parking facilities that meet the dimensional requirements and performances standards in the
Development Code, a significant expansion of parking on the site. The applicants shall provide a final site
plan that shows a parking lot area(s) and design that meets the Code requirements for review by the City
Engineer. The applicant shall also provide a drainage and stormwater plan for the parking areas, and will
require a watershed district permit for the expanded impervious area.
Lighting
The Development Code, Chapter 2, Section 3.9 addresses lighting standards. Luminaires must cut light off
at an angle of 90 degrees or less. A light attached to a building may not exceed the height of the building.
The Ordinance requires that lights be setback a minimum of 10 feet from the right of way and 5 feet from
the side and rear lot lines. The maximum height of light poles is 25' (under the revised Development Code
the maximum height is proposed to be 18').
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The existing and proposed lighting for the building expansion and parking areas are not shown on the plans.
The existing lighting meets the requirements of the 2007 CUP. The Planner has included a condition that
any additional lighting must be shown on the final site plan and shall meet the Code standards.
Building Height and Materials
The maximum building height is 45 feet in the R COMM District. The applicants have not provided a building
plan or elevations for the building expansion. The building expansion shall meet the height requirement of
the Development Code.
The application indicates that the design and materials of the expansion will match the existing buildings.
City staff shall review the final building plans to determine if the proposed design and materials are
consistent with the existing building and meet the ordinance and Design Guidelines requirements.
Landscaping and Screening
Scandia Development Code, Chapter 2, Section 3.12 requires a landscaping plan when a commercial
building is modified or expanded or when there is a change in use on the site. The Code requires that
Commercial/Industrial land uses provide the greater of one (1) tree per 1,000 square feet of gross building
floor area or 10 trees. Based on this requirement, the building when expanded will require 10 trees.
The Code also requires that the front, side and rear yards facing the right-of-way shall be treated with a
ground cover material, such as a lawn, and that a minimum five-foot strip from the building walls facing a
public right-of-way shall be treated with a decorative ground cover or foundation plantings.
The proposed trees identified on the site plan meet the ordinance requirement. The applicants shall include
a landscaping plan with the the scientific and common names of plant species, plant numbers, spacing, and
plant sizes as part of the final site Dian for aDDroval by City staff.
Wastewater Treatment
The Planner sent a copy of the application to Washington County's Health Department for review and
comment. Pete Ganzel of the Health Department provided the following comments: "The system installed
in 2003 was designed for a convenience store (with a liquor store on the front) and an apartment unit on the
second floor (now an office). The design was for a maximum water use of 600 gallons per day. In
addition, it was assumed that the waste would be of domestic strength. A restaurant with 90 seats can be
estimated to generate between 1800 to 4500 gallons per day with the likelihood of that being high strength
waste. High strength waste will require pretreatment to reduce the strength to domestic levels (<125mg/L
CBOD) in addition to a method of excess grease removal.
A design for system modifications should be submitted for county approval. This design should show
adequate area for long term sewage treatment (a secondary area). The current use of the building may be
stressing the existing system. For continued use under the extant CUP (or renewal), water consumption
should be determined as well as a waste strength sample conducted. "
The Planner included conditions requiring that the applicants shall obtain County approval of a septic
system that will accommodate the proposed use, and that the applicant shall provide information on the
current water consumption and waste strength to the County to determine if the current system complies
with County standards.
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Land Alteration, Grading, and Stormwater Management
The Planner sent a copy of the application to the City Engineer and Carnelian -Marine Watershed District
(CMSCWD) for review. The Engineer noted that the proposed parking expansion will need to meet
Watershed District requirements and obtain required permits. He stated that the final site plan should
include a drainage plan, erosion control plan, and maintenance plan that meet the City and District's
requirements.
The Planner has included a condition that the applicant shall submit a drainage plan with the final site plan,
and shall obtain a grading permit from the City and any Watershed District permit(s) that are required for the
proposed expansion.
Signage
No additional signage is proposed. New or modified signage would need to meet the Development Code
standards.
Other requirements
The new use will need to obtain a city permit for on-site liquor sales. The uses will need to meet the
conditions approved in the previous CUP that are still applicable. The Planner has included the relevant
conditions from the previous CUP's in the amended CUP.
EVALUATION OF THE CUP CRITERIA
The general criteria for evaluating Conditional Use Permits are listed in italics and the Planner's evaluation
of the proposed use based on the conditions follows in standard text.
• The conditional use will be in compliance with and shall not have a negative effect upon the
Comprehensive Plan, including public facilities and capital improvement plans.
The proposed use is consistent with the goals and policies for uses in the Rural Commercial area. It
will not require new public facilities or impact the City's capital improvement plan.
• The establishment, maintenance or operation of the conditional use will promote and enhance the
general public welfare and will not be detrimental to or endanger the public health, safety, morals or
comfort.
The approval of the CUP depends upon the applicants meeting required conditions for the septic
system, well, and traffic impacts that will be generated by the new use. If the applicants meet the
conditions and obtain all required permits, the use will not create adverse impacts on the public
health safety, morals, comfort or general welfare of the public.
• The conditional use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values or
scenic views.
The new use will be accommodated with the existing and proposed buildings, and will not affect the
use of adjacent properties. The existing buildings and proposed expansion are well -screened from
adjacent properties by existing vegetation. The proposed expansion at the rear of the building will
not negatively impact adjacent property values or scenic views.
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• The establishment of the conditional use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
The proposed use is an expansion of the existing commercial use on the property. It will not
negatively affect the development or improvement of surrounding properties for permitted uses.
• Adequate public facilities and services are available or can be reasonably provided to accommodate
the use which is proposed.
Adequate public facilities and services are available or can be provided for the new use.
• The conditional use shall conform to the applicable regulations of the district in which it is located
and all other applicable standards of this Chapter.
The proposed use is consistent with the applicable regulations of the Rural Commercial Zoning
District.
• The conditional use complies with the general and specific performance standards as specified by
this Section and this Chapter.
The use will be required to comply with the conditions of the existing CUP and proposed conditions
of the amended CUP in order to meet the general and specific performance standards of the
Development Code.
ACTION REQUESTED:
The Planning Commission can recommend the following:
1. Approve the request.
2. Approve the request with conditions.
3. Deny the request with findings.
4. Table the request.
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends approval of the amended Conditional Use Permit to permit the expansion of the
building and facilities at 19261 Manning Trail North to add the Restaurant/Bar. The Planner recommends
the following conditions:
1. The Conditional Use Permit allows for a convenience store with gasoline pumps, a liquor store, an
upstairs office or apartment, and a restaurant/bar with up to 90 seats. Any change in use shall
require a new permit.
2. The applicants shall submit a final, detail site plan that is drawn to scale and shows the proposed
building expansion, parking lots, and related facilities; the existing buildings and facilities; and a
drainage and grading plan, lighting plan, and landscape plan. City staff shall approve the plan prior
to issuance of a building permit, including verification of lot coverage and that the plan meets the
City's parking requirements.
3. The applicants and site plan shall comply with all local, state, and federal permits and requirements
for the new and existing uses on the parcel.
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4. The applicants shall obtain a building permit for the proposed expansion, and shall stake the location
of the building expansion in the field, and the required side setback for verification by the Building
Inspector.
5. City staff shall review the final building plans to determine if the proposed building expansion meets
the height standard, is consistent with the existing building design and materials, and meets the
ordinance and Design Guidelines requirements.
6. The applicants shall obtain County approval and permits for a septic system that will accommodate
the proposed use, and shall provide information on the site's current water consumption and waste
strength to the County to determine if the current system complies with County standards.
7. Lighting in the canopy over the gas pumps must be recessed, and all new lighting shall meet the
requirements of the Development Code.
8. One accessory building is allowed on the parcel. The building shall only be used for storage related
to the uses permitted on the parcel. No other business is allowed in this building. Leasing or renting
the accessory building for storage or any other use is prohibited.
9. All trash shall be stored inside a building or entirely screened form the road and all property lines.
10. The applicants shall obtain the required permit(s) from the Carnelian -Marine -St. Croix Watershed
District, and shall adhere to all conditions of the permit(s).
11. Prior to a certificate of occupancy being issued for the new use, the owner shall contact the City for
inspection to assure that all improvements are completed correctly. The expansion cannot be
occupied until approved by the City.
12. The applicants shall install and maintain Do Not Enter signs and clearly marked No Parking signage
on the north easement access.
13. The applicants shall obtain the required liquor license from the City.
14. The applicants shall obtain permits as required for the storage and handling of flammables.
15. The applicants shall comply with Washington County's requirements for the road entrances and
exits.
16. The signage for the uses shall comply with the City's Development Code.
17. The historic nature of the building shall be retained or enhanced where possible.
18. The expansion shall use the same design and materials as the existing structure.
19. The parking and landscaping on the site shall meet the requirements of the Development Code. If
the City finds that there is a shortage of parking spaces when the uses are established, it may
require additional parking spaces.
20. The applicants shall meet all requirements of the Development Code, and existing Code violations
shall be corrected.
21. This permit shall be reviewed annually. After commencement of the business activities, if the Zoning
Administrator determines additional conditions are necessary, they shall be made part of this permit.
22. The applicants shall pay all fees and escrow costs related to the application.