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5.a Application for CUP amendment for the Big Marine Storer mi +444 cedar Street. Suite 154 01 mi Baht Pael, Mil 5510t 551.292.4-40-4 tkda.com MEMORANDUM To: Scandia Planning Commission Reference: Big Marine Store request for an amended CUP Neil Soltis, Administrator Copies Brenda Eklund, Clerk To: Patrick Reicherts, Applicant and Owner From: Sherri Buss, City Planner Proj. No.: 16622.006 Date: May 29, 2018 Routing: SUBJECT: Big Marine Store request for amended Conditional Use Permit (CUP) for expansion of Hotel/Motel use MEETING DATE: June 5, 2018 LOCATION: 19261 Manning Trail North APPLICANTS: Patrick Reicherts 11133 189th Street North Marine on St. Croix, Minnesota 55047 OWNERS: Patrick Reicherts ZONING: Rural Commercial Zoning District (R COMM) 60 -DAY PERIOD: July 14, 2018 ITEMS REVIEWED: Application and Plans received May 15, 2018 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 from 5 hotel/motel rooms to 16 hotel/motel rooms and supporting facilities such as parking areas. The plans also show the replacement of an existing paved driveway on the west side of the building with a proposed new patio area and wall on the west side of the patio. The subject property is located in the Rural Commercial (R COMM) Zoning District, and includes 2.12 acres. An employee -owned company promWIng affirmative action and equal opportunity, Big Marine Store CUP Amendment Scandia Planning Commission Page 2 BACKGROUND: June 5, 2018 The City granted the original Conditional Use Permits for the Big Marine Store in 2003, and it was amended in 2004, 2007 and 2017. The amended permit allowed a convenience store with gasoline pumps, a liquor store (off -sale), an upstairs office or apartment, a 90 -seat restaurant, and up to 5 hotel units. The permit specifies that any change in use requires a new CUP. The current application requests an expansion of the building and parking area to increase the number of hotel units permitted from 5 to 16. It also includes conversion of an existing driveway on the west side of the building to a patio area with a proposed 4' wall on the west side of the patio. The applicant includes the stormwater analysis for the expansion of the use and related parking. 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 Commission 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 City's 2030 Comprehensive Plan. The application includes proposed building elevations, but does not provide detailed information about the materials that will be used for the expansion. The applicant indicated that the building expansion will be similar in design and materials to the existing historic building. The expansion of the commercial use is consistent with the goals of the Comprehensive Plan. The Planner has included a proposed condition for approval of the CUP that the building expansion should be consistent with the design and 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 3 June 5, 2018 materials of the existing building to be consistent with the policies of the Comprehensive Plan and Scandia Architectural Design Guidelines. 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 reauest meets the lot size and frontaae reauirements. Setbacks The R COMM District structure setback requirements are: front yard: 75 feet from the right -of way of an arterial roadway (Manning Trail), side yard: 20 feet, and rear yard: 50 feet. The existing use was granted a variance from the front and side setback requirements in 2003 based on its historic location. The variance permitted the following: • Front yard setback of 40 feet from the existing roadway • Side yard setback of 7.5 feet Washington County has an existing roadway easement for Manning Trail (CSAH 15). The applicant's survey does not show the easement location. The County's comments on the application stated that the proposed patio and 4' wall appear to be within the easement or on the easement boundary line. The County proposed a condition that a licensed surveyor shall verify the location of the highway easement within the parcel. The patio and proposed wall shall not be allowed within the County's easement. A county right-of-way permit will not be issued for this development prosect if the structures are located within the easement. The County also noted that the current structure does not meet the required 75' setback from the County road, and the nonconforming structure may not be expanded to encroach further into the setback. The site plan does not show the numerical building setbacks or the edge of the roadway so that the or000sed setbacks can be verified. The Planner has included a condition that the applicant shall verify the location of the highway easement and roadway, and revise the survey to locate the proposed patio and wall outside the County's easement and to prevent further encroachment of the building into the 75' setback area. The proposed plans show the septic system tanks and drainfield area extending to the rear property line. The tank structures need to be located at least 50 feet from the property line to meet the setback requirements. 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 plans do not include new accessory buildings. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 4 June 5, 2018 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 42.6% based on the stormwater analysis submitted with the plans. The proposed building expansion and parking lot would increase the coverage to 58.6%. The proposed impervious cover meets the ordinance requirement. 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. Washington County's comments regarding access included the following: • "As we noted on the previous CUP amendment request, it would be desirable to have dedicated center left turn lanes along CSAH 15/Manning Trail at both County Road 50 and at the Big Marine Store access. However, it is not feasible due to the close spacing between the two access points. • "A Washington County Access Permit is required if there is any work (i.e. utilities, grading) with the county right-of-way. The property owner should contact Carol Hanson, County Right -of - Way Specialist for submittal of any permits." The Planner has included the County's proposed conditions for approval of the amended CUP. 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. • Hotels/motels require 1 parking space per unit plus a space for an employee. • 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. • Parking areas must meet the requirements of the Development Code: "Parking lots designed for 15 or more parking spaces shall provide landscaped areas dispersed throughout the parking lot. Commercial parking lots with more than 4 parking spaces and within 30 feet of residential parcels must be screened along the boundary of the residential property. Screening may consist of earth mounts, berms, fences and walls, and/or plant materials that block direct visual access. Required screening for parking areas shall provide a 100% opaque screen not less than 4 feet in height." The existing retail store includes approximately 2500 square feet, which requires 12 parking spaces. The proposed restaurant/bar use requires 36 parking spaces. The hotel/motel units require 17 parking spaces. The proposed use requires 65 total parking spaces, with drive lanes and parking facilities that 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 5 June 5, 2018 meet the dimensional requirements and performances standards in the Development Code. The site plan shows 65 parking spaces. The plans do not indicate curbs. If the City Engineer requires curbing, it should be added to the clan. and must meet the setback reauirements. The Engineer's comments regarding the proposed parking areas include: • Curb and gutter may be needed to direct drainage to ponds vs. adjacent property and or drainfield area with the final design for the parking areas. • The Plans shall identify the proposed parking lot signage and striping. • The plans should identify whether the new parking lot will use the existing gravel access on the north side of the property. • The applicant should submit landscaping and lighting plans for the parking areas. • The areas with X's and arrows on the plans (identified by the engineer in his email) will have a very hard time getting out of the parking spaces unless further separated, and will see overhang parking blocking a southern stall. During busy times, these spots may not be parkable. Plan sheet C-101 shows the existing fencing around most of the parking areas. The applicant stated that there are also existing shrubs that screen the parking areas, but much of the existing screening appears to be on neighboring parcels. The required screening needs to be on the Big Marine Store property to meet the ordinance requirements. The Planning Commission should review the existing screenina on the site. and recommend whether additional screenina should be reauired to meet the ordinance reauirements. 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 2004 permit issued for the property permits a maximum height light poles height of 25', and requires that light poles be located at least 5 feet from any property line and 10 feet from a road right-of-way, and that luminaires be shielded with a cutoff that directs and cuts off light at an angle of 90 degrees or less. The permit requires that the applicant submit the lighting plan and luminaire information for approval. 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 additional liahtina within the Darkina areas and site must be shown on the final site plans and shall meet the reauirements of the 2004 zonina permit and Development Code performance standards Building Height and Materials—Scandia Architectural Design Guidelines The maximum permitted building height is 45 feet in the R COMM District. The building expansion meets the height requirement of the Development Code. The building expansion should meet the requirements of the Scandia Architectural Design Guidelines: • Facades should be visually broken into bays to avoid the appearance of large blank walls by changes in the plane of the fagade, height of the fagade, changes in materials, color, texture or pattern, or the addition of columns, pilasters, and/or windows. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 6 June 5, 2018 • Buildings should be designed with a definable base, middle, and top. • Rooflines should be consistent with historic buildings within the Rural Commercial area. • Acceptable roof materials include asphalt shingles in subdued colors, tile, metal that mimics tile, and cedar shakes. • The style and construction of drive-through areas should be integral with the architectural style of the building. • Design elements are encouraged such as courtyards, decks, porches, and patios. • Inappropriate design features include trademark architecture (such as chain reproductions), glass curtain walls, expansive blank walls, and mansard roofs. The application indicates that the design and materials of the expansion will match the existing buildings. The elevations shown on the plans are consistent with the City's Design Guidelines. The Planner has included a condition for approval that City staff shall review the final building plans to determine if the proposed design of the building, building materials, and other elements of the plan are consistent with the existing building and meet the Development Code requirements and Scandia Architectural Desian Guidelines. Landscaping and Screening Scandia Development Code, Chapter 2, Section 3.12 includes the following standards for landscape plans for commercial uses: • 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. Parking lots designed for 15 or more parking spaces shall provide landscaped areas dispersed throughout the parking lot. Commercial parking lots with more than 4 parking spaces and within 30 feet of residential parcels must be screened along the boundary of the residential property. Screening may consist of earth mounts, berms, fences and walls, and/or plant materials that block direct visual access. Required screening for parking areas shall provide a 100% opaque screen not less than 4 feet in height. The number of proposed new trees identified on the site plan meet the ordinance requirement for expansion of the store. 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 plan for approval by City staff. The landscape plan shall include replacement trees for any trees lost due to expansion of the parking areas. There are some existing fencing and screening adjacent to the proposed parking areas. However, it is not clear whether the fence and screening are on the Big Marine Store property or adjacent parcels. The applicant must provide the required landscaping and screening to meet the ordinance requirements within the store property, and shall revise the plans to show the existing and proposed screening. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 7 June 5, 2018 Wastewater Treatment The Planner sent a copy of the 2017 and 2018 CUP amendment applications to Washington County's Health Department for review and comment. In 2017, 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 applicant stated that he has been working with Washington County on the septic system requirements for the proposed expansion. The Planner submitted the 2018 plans to the County Health Department, but has received no comments to date. Any comments received will be provided to the Planning Commission at the hearing on June 5. The Planner included conditions requiring that the applicants shall obtain County approval of a septic system that will accommodate the proposed expanded use. 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 provided the following comments on the current plans in an email dated Mav 23. 2018. and noted that additional comments will be provided when the appropriate information is included in the plans: • The applicant shall submit a plan set that is legible so that all of the notes can be read. • Plan Sheet C-103 — Grading and Utilities Plan and C-104 Paving and Striping plan shall be updated as follows: o The plan sheets shall show elevations and dimensions. o Curb and gutter may be required to direct drainage to ponds vs. adjacent property and/or the drainfield. o Show construction limits of the new pavement. o The plans shall distinguish between the existing and proposed infrastructure. o The gravel driveway access on the north side of the property shall be included in the bituminous paving limits. o The existing elevations of storm sewer shall be shown on the plans. o The plans shall label and identify the parking lot signage and striping. o The plans shall indicate if the new parking lot will use the existing gravel access on the north side of the property. Note that earlier City zoning permits prohibit use of the north access for access to the parking area and for parking. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 8 June 5, 2018 • The drainage will flow out of the pond to the east onto private property prior to discharging into a wetland. The City should require a drainage easement to ensure that this drainage is maintained and has rights to drain across a private property. The applicant has applied to the CMSCWD for a District permit for the proposed expansion. The District reviewed the project plans, completed a site visit, and provided a copy of their comments regarding the project and changes needed for District approval to the City. The District has given conditional approval of the permit, and it will be on the CMSCWD Board agenda on June 12. The project requires an approved Watershed District permit. The Planner has included a condition that the applicant shall submit revised plans that address the Engineer's comments, and shall obtain grading permits from the City and any Watershed District permit(s) that are required for the proposed expansion. Signage No additional signage is proposed on the plans submitted with the application. Washington County noted that the revised plans need to show the location of the existing sign in relationship to the County's easement and right-of-way. The existing sign is a nonconforming structure in its current location. If additions or expansion are proposed, the sign would need to be moved to meet the setback requirements and be located outside the County's easement area. The Planner has included a condition for approval of the CUP amendment that new or modified signage would need to meet the Development Code standards and County easement requirements. Other requirements The new restaurant 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, landscaping and screening, stormwater management and roadway/easement impacts that will be generated by the expanded use and facilities. If the 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 9 June 5, 2018 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 generally be accommodated with the existing and proposed buildings (with the exception of the patio area). The conditions for approval require that the proposed parking lots be screened from adjacent properties by vegetation, berming or fencing on the applicant's parcel to meet the requirements of the Development Code, and that the applicant obtain a drainage easement for stormwater generated on the parcel that will flow across another private parcel so that the proposed expansion will not negatively impact adjacent property values or scenic views. • 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. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 10 June 5, 2018 PLANNING STAFF RECOMMENDATIONS: The Planner requested that the applicant submit updated plans prior to the public hearing that show the location of the County's easement, roadway, and the locations and setbacks of the proposed structures. If the updated plans are not available for City review prior to the Planning Commission meeting, staff recommend that the Planning Commission table a decision on the CUP amendment until after the revised plans are submitted and reviewed. If the revised plans are submitted and the City and County have verified that the proposed structures are located outside the County's easement and meet the required setbacks, the Planner recommends approval of the amended Conditional Use Permit to permit the expansion of the hotel/motel units and related facilities at 19261 Manning Trail North with the following conditions: 1. The Conditional Use Permit allows for a convenience store with gasoline pumps, a liquor store, an upstairs office or apartment, a restaurant/bar with up to 90 seats and up to 16 hotel/motel units and required facilities to support the uses permitted. Any change in use shall require a new permit. 2. The applicant shall submit a final, detail site plan that is drawn to scale and shows the existing County easement, the location of Manning Trail North, existing structure locations and setbacks, proposed building expansion and setbacks, proposed patio, parking lots, and related 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 and screening requirements. 3. The final site plan shall include a survey by a registered land surveyor that verifies the location of the County's highway easement within the parcel. The patio and proposed wall shall not be allowed within the County's easement. 4. The existing structure shall not be expanded to encroach further than the existing structure into the required 75' setback from the County highway (CSAH 15). 5. The revised plans shall address the Engineer's comments in his email dated May 23, 2018. 6. The revised plans shall include a lighting plan, landscaping plan, and screening within the applicant's parcel that meet the Development Code requirements. 7. The applicant shall comply with all local, state, and federal permits and requirements for the new and existing uses on the parcel. 8. 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 meet the Development Code and Design Guidelines requirements. 9. The applicant shall obtain a building permit and grading 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. 10. The applicant shall obtain County approval and permits for a septic system that will accommodate the proposed uses, 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. 11. The applicant shall obtain a Washington County Access Permit for any work (i.e. utilities and grading) within the County right-of-way. 1 Big Marine Store CUP Amendment Scandia Planning Commission Page 11 June 5, 2018 12. The applicant shall obtain the required permit(s) from the Carnelian -Marine -St. Croix Watershed District, and shall adhere to all conditions of the permit(s). 13. All lighting shall meet the requirements of the Development Code and the 2004 zoning permit issued for the use. 14. 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. 15. All trash shall be stored inside a building or entirely screened form the road and all property lines. 16. 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. 17. The applicant shall install and maintain Do Not Enter signs and clearly marked No Parking signage on the north easement access. 18. The applicants shall obtain the required liquor license from the City. 19. The applicants shall obtain permits as required for the storage and handling of flammables. 20. The applicants shall comply with Washington County's requirements for the road entrances and exits. 21. The signage for the uses shall comply with the City's Development Code and County easement requirements. 22. The historic nature of the building shall be retained or enhanced where possible. 23. The expansion shall use the same design and materials as the existing structure. 24. 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. 25. The applicants shall meet all requirements of the Development Code, and existing Code violations shall be corrected. 26. 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. 27. The applicants shall pay all fees and escrow costs related to the application 1 o s a wMWYYYYYw Fe %t��� �� a�so i<aif o 43W"Nt�'o�R it �a^� Ap s w� s Nv�sV ow amgP R \§\ f ( j ( ii § ! };• !- :;; uR/! I HEM E d - --- - - - --- - C � f � N T A 8 9 FM EXTERIOR ELEVATIONS Re� ^oso-e L' "" BIG MARINE LAKE STORE A-1 I ADDITION & REMODEL to 19 WISCONSIN —23 6 EXTERIOR ELEVATION � 1 osio-ie V"" BIG MARINE LAKE STORE A-2 ADDITION 8 REMODEL 11 sc� n —ea n 530" B'�B' I I I _______J c ------ L_ L_____, _' L Bi OQ� A ; 2 3 m K E I_i P II :I II I I �mI I Fp r ii c I F II ; N O II II 91 x DO ii �N 1 L +I II u r II II II it II II II II II rn n g m_ Ip < ZN pm.O I I m I I lJ� W B mn X - 0 yN 6 N� I ■ m 8 I I L < 11 m Z7 AZ m i m Tim• T_m. if •C Z4'-0' 6'-�• B'•II�• 5�'-0` IS'•B' ROPOSED MAIN LEVEL FLOOR PLAN XD9Qw BIG MARINE LAKE STORE oo-io-ie A-3 ADDITION 8 REMODEL gpCNl rECTg AMV BY ooNutl 19261 MANN'.. FI09EnfW°fVSW3 NWBCA..ATOWNSNIP. MINNEB� milt1---] 9 ROPOSED SECOND LEVEL FLOOR PLAN A-4 ias ,o -,a °"'t BIG MARINE LAKE STORE a ADDITION & REMODEL 4 ROPOSED THIRD LEVEL FLOOR PLAN EES LIAM S1P10 E" BIG MARINE LAKE STORE °" A'S ADDITION 8 REMODEL OIMi nY Carnelian -Marine -St. Croix Watershed District Permit Application Number 18-007 Applicant: Pat Reicherts Big Marine Lake Store 19261 Manning Trail N Marine on St. Croix, MN 55047 614-557-4475 twincitie@yahoo.com Purpose: Land Disturbance Plan parking, and stormwater Marine on St. Croix, MN. Consultants: Todd Shoemaker Wenck Associates 1802 Wooddale Drive Woodbury, WI 55125 651-294-4580 tshoemaker@wenck.com for additions to existing building, expanded improvements for Big Marine Lake Store in Location: 19261 Manning Trail N, Marine on St. Croix. District Rule: 2 & 3 Recommendation: Conditional Approval pending receipt of the following items related to: Stormwater Management 1. Soil boring at the proposed infiltration basin location with a minimum depth of 5 -feet below the basin final grade and grainsize (and hydrometer analysis if SM or tighter soils are encountered) for each soil layer. 2. Revised HydroCAD model, and stormwater management plan as necessary, per the following: a. Revised existing conditions model with a CN of 30 for all proposed disturbed areas given onsite soils are HSG A, per Rule 2.5.3(b). b. Revised proposed conditions model with a CN of 44 for disturbed areas proposed to be pervious, per Rule 2.5.3(d). c. Revised existing and proposed conditions models with a distributed CN -value approach; per Rule 2.5.3(c) (i.e. composite curve numbers are not accepted). d. Revised existing and proposed conditions models with accurate drainage boundaries. Specifically, the "IS West" drainage area is significantly smaller with the Emmons & Olivier Resources, Inc. - 1 - 5/29/18 Permit Application No. 18-007 Big Marine Lake Store Improvements eastern boundary much farther west, at least to the entrance island curb line. 3. Revised plans addressing existing stormwater management BMP deficiencies identified by District Engineer via field inspection of 5/25/18, including: West Rain ag rden a. Removal of accumulated debris and sediment from basin and outlet manhole sump. b. Reconstruct the Highway 95 curb cut to eliminate shoulder ponding, provide pretreatment (via Rain Guardian Turret, or similar), and stabilize pond slope. c. Reconstruct south curb cut to provide pretreatment before discharge to the raingarden. d. Landscaping/revegetation plan with deep rooted vegetation to enhance volume reduction. e. Consider if the intended EOF (horizontal manhole grate) should be reset as it is currently higher than the south curb cut. East Dry Pond a. Removal of accumulated sediment and vegetation from basin. b. Cleanout of skimmer structure. This is likely clogged as basin is holding water). c. Repair of downstream Level Spreader washouts. Water and/or burrowing animals have cut into the east bank of the level spreader allowing runoff to move offsite at concentrated discharges. Administrative 4. Completion of a draft Declaration for Maintenance of Stormwater Facilities for access to and maintenance of existing and proposed stormwater features (see attached District template). 5. Performance surety in the amount of $4,200 (in cash form). 6. Final Plans signed by Professional Engineer. Stipulations: 1. Contact information for the responsible erosion control contractor/site manager must be provided to the District Administrator prior to initiating work. Emmons & Olivier Resources, Inc. - 2 - 5/29/18 Permit Application No. 18-007 Big Marine Lake Store Improvements 2. Notify District Administrator after erosion control is installed but prior to start of construction. 3. All work shall be in accordance with the approved design, plans, computations and specifications on file with the Carnelian - Marine -St. Croix Watershed District and any stipulations identified in this permit. Any proposed revision to grading drainage, landscaping and erosion control plans shall be submitted to the District for prior approval. 4. Applicant is responsible for obtaining all other required permits and approvals for construction of proposed project. 5. Install and maintain silt fence down -gradient from all proposed disturbed soil prior to start of any construction. 6. Upon approval by the District of the draft maintenance agreement, the document shall be executed and recorded at the County on the deed. Submit certified copy to District within 60 days of notice of District approval of draft agreement. 7. Seed and mulch all disturbed soil within 14 days of the end of construction activities. 8. Notify District Administrator after completion of work for final inspection and return of surety. 9. The permittee shall supply an as -built survey within 35 days of project completion. The District shall review this survey as a part of the certificate of completion for the project. Exhibits: 1. Permit Application dated 5/8/18, received 5/8/18. 2. Permit Application fee ($2,500) received from Pat Reicherts, on 5/8/18. 3. Preliminary Plan Set (7 sheets) prepared by Wenck Associates, last revised April 2018, received 5/3/18. Emmons & Olivier Resources, Inc. - 3 - 5/29/18 Permit Application No. 18-007 Big Marine Lake Store Improvements 4. Technical Memo prepared by Wenck Associates, dated 4/26/18, received 5/3/18. 5. Soil Profile & Location Map prepared by Wenck Associates, dated 5/10/18 and 5/14/18, respectively, received 5/14/18. 6. CMSCWD Permit File 03-044. Findings: 1. Description — The proposed project entails constructing additions to the existing building, replacing an existing driveway with permeable pavers, expanding the parking lot, and additional stormwater improvements. The site is 2.13 acres in size, with 0.91 acres of existing impervious. The proposed project would result in 0.32 acres of additional impervious surface and disturbance of 0.57 acres. 2. Stormwater Management — It does not appear that the calculation of impervious surfaces followed the definition provided in the CMSCWD Rules in that, by definition, gravel is an impervious surface. Regardless, it is clear less than 50 percent of the existing impervious is disturbed such that the redevelopment criteria is not triggered and the stormwater management criteria apply only to the new and reconstructed impervious surfaces. Stormwater management will be provided through the use of permeable pavers in the northwest corner of the site, which drain to an existing raingarden; and an infiltration basin, which will be graded in the northeast corner of the site and overflows into an existing dry pond. A 3 -foot buffer strip around the edge of the proposed parking lot provides pretreatment for the new lot. The pervious pavers provide pretreatment for runoff from the roof of the new building. Stormwater calculations were developed in HydroCAD, while the buffer strip was analyzed using a P8 model. It appears the stormwater management plan is consistent with District stormwater management standards; however, modeling revisions noted in the pending items are required for review and verification. 3. Erosion & Sediment Control — A satisfactory erosion and sediment control plan has been submitted. 4. Floodplain — The EOF of the proposed infiltration basin and existing dry basin is approximately 976, well below the low entry elevation of the store thereby satisfying District freeboard requirements. 5. Wetlands — Based on the District's CWPMP wetland inventory, there are no known wetlands on site; District Rule 8.0 does not Emmons & Olivier Resources, Inc. - 4 - 5/29/18 Permit Application No. 18-007 Big Marine Lake Store Improvements apply. However, it should be noted that the site drains to a Category 1 wetland (82-211 W) east of the site. This wetland is a groundwater - dependent natural resource. Board Action: Emmons & Olivier Resources, Inc. - 5 - 5/29/18 Washington County May 22, 2018 Ms. Sherri Buss Senior Planner TKDA 444 Cedar Street, Suite 1500 St. Paul, MN 55101 RE: Big Marine Store CUP Amendment Site Improvements Dear Ms. Buss: Public Works Department Donald J. Theisen, P.E. Director Wayne H. Sandberg, P.E. Deputy Director/County Engineer Washington County has reviewed the Big Marine Store CUP Amendment site development plans dated April 2018 for the Big Marine Store site, the existing conditions, and obtained the recorded road easement documents for County State Aid Highway (CSAH) 15/Manning Trail. This document is Highway Easement 228886 and is attached. Currently, the Big Marine Store is located east of the intersection at County Road (CR) 50 and CSAH 15/Manning Trail. An access driveway is located immediately north of the CR 50 intersection and an additional access is located approximately 120 feet south of the intersection which serves as primary access to the fuel island area. As we have noted previously, it would be desirable to have dedicated center left turn lanes along CSAH 15/Manning Trail at both CR 50 and at the liquor/convenience store/gas station access. However, it is not feasible due to the close spacing between the two access points. The plans identify a proposed patio, 4 foot high wall and building addition with frontage on CSAH 15/Manning Trail. Based on the road easement description for CSAH 15/Manning Trail, the patio is located in the highway easement and the proposed building addition is either on the easement line or into the easement. The highway easement line should be verified by a licensed surveyor to determine the exact location. If the highway easement line is correct, the building addition, patio and 4 foot high wall facing CSAH 15/ Manning Trail is not allowed within the county right-of-way and therefore a county right-of-way permit would not be issued for this private development project. Finally, since the current structure does not meet the required 75 foot setback from the county road, any structure encroaching toward the county road is also not be acceptable. 11660 Myeron Road North, Stillwater, Minnesota 55082-9573 Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246 www.co.washington.mn.us Equal Employment Opportunity / Affirmative Action A Washington County Access Permit is required if there is any work (i.e. utilities, grading) within the county right-of-way. The property owner should contact Carol Hanson, County Right -of -Way Specialist (651-430-4313) for submittal of any permits. We appreciate the opportunity to comment on this proposed development. If you have any questions, please contact me at 651-430-4362 or at Ann. puns-terwedo(a)co.washington.mn. us. Sincerely, P( Ann Pung-Terwedo Senior Planner c: Joe Gustafson, Traffic Engineer Carol Hanson, County Right -of -Way Specialist 10860 191" Street North Marine On St. Croix, MN 55047 651-433-3050 May 26, 2018 Ms. Brenda Eklund Deputy Clerk 14727 2091h Street North Scandia, MN 55073 Subject: Request of Patrick Reicherts to increase the Lodging units for a proposed restaurant/hotel Expansion. Dear Brenda Eklund, RECEIVED MAY 3 0 2011'J CITY OF SCANDIA I am writing you to inform you that I can not attended the Public Hearing on Tuesday, June 5, 2018, 1 will be on vacation and will not return until June 10th My feelings on this subject is "NO", Mr. Reicherts already has a number of businesses at this location; (gas station, liquor store, a small grocery store, fast food area and I am not sure if he has a business upstairs above the liquor/gas station or not. The property is not that large, with more lodging units a total of 16 units, does that mean a larger septic system/mound system; more parking spaces and definitely more noise? I also feel my value of my property and house will decrease in value because of this/these businesses. My recommendation is that Mr. Reicherts keeps all his present businesses at this location and he purchases new property and relocates is restaurant, bar, and motel. If you approve this request, then I have a request: that the fence between our two properties be 8' tall, run the total length of the south/north property line (which would be from east to west) and a chain length fence from the southeast corner to my north survey stake (which would be south to north) and these fences be installed before any construction starts on the restaurant, hotel/motel expansion. I am not sure if you are aware that METCO (Minnesota Pollution Control Agency), which is now conducting an investigation regarding a petroleum release at the Big Marine Lake Store property, (see enclosure). Regards, Betty France- Sterbentz Property Owners, south of store Enclosure: METCO letter ,E Excellence through experience— METCO ♦ 709 Gillette St, Ste 3, La Crosse, WI 54603 ♦ 1-800-552-2932 ♦ Fax (608) 781-8893 Email: rona metcoho.com ♦ www.metcohq.com May 21, 2018 Betty Ann France-Sterbentz 10860 191 st Street N Scandia, MN 55047 Dear Ms France-Sterbentz, NlMCo is conducting an investigation regarding a petroleum release at the Big Marine Lake Store property located at 19261 Manning Trail N, Scandia, MN. Per requirements of the Minnesota Pollution Control Agency (MPCA), we are required to conduct a receptor survey for all properties within 500 feet of the release source. The purpose of the receptor survey is to determine if there are any wells, basements, sumps, or other petroleum sources in this area. Please fill out the questionnaire below and return it to METCO or respond by telephone, fax, mail, or email. If no response is received, it will be assumed that no wells or basements are present. Property Address: 10860 191St Street N f Is the property connected to municipal water supply? U)e I Are there any water supply wells on the property?,_ �e tUath If yes, what is the well used for and where is it located? (`,Y7.a.i n� rens r nc l rc� + n Does the property have a basement? Y Q--� If_yes, are there any sumps in the basement?N CZ Are there any petroleum storage tanks on the property? Thank -you for your time and your continued assistance in this matter will be greatly appreciated. Should you have any questions, or require additional information, do not hesitate to contact me at our LaCrosse office at 1-800-552-2932, by email at ronaCcDmetcohg.co or by fax at (608) 781-8893. Ron Anderson Hydrogeologist Environmental Consulting ♦ Fuel System Installation Sales, Service, Supplies ♦ General Contracting