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
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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.
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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
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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.
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• 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.
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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.
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• 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
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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.
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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.
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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
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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
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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