Consider Approvals Related to Site Plan Review of Casey's General Store:
 

1. Sketch Plan (Minor Plat)
2. Site Plan Review
3. Conditional Use Permit (Sign Plan)

The purpose of this case is to consider approvals required for a proposed Casey's General Store development at the southwest intersection of Ramsey Boulevard and Sunwood Drive in The COR.

On June 24, 2014, the City executed a Purchase Agreement with Casey's Retail Company.

Staff attempted to notify all Property Owners within 700 feet of the Sketch Plan Review for the Plat as well as the Public Hearing for the Conditional Use Permit.

Review of site plans within The COR rely on several components and is a hybrid form-based code. The structure of the Zoning Code for The COR is not the traditional 'Euclidean' style of zoning code. The Zoning Code for The COR is made up of the Development Plan and Design Framework. The Design Framework establishes traditional minimum standards to provide a general framework, while the Development Plan introduces a 'form-based' function in which general layouts for individual parcels are established. Due to the mix of uses within The COR and the unique needs of these different types of uses, it is difficult to establish a standard set of bulk standards that applies uniformly across the entire development. With that in mind, the City established the hybrid approach of traditional zoning standards and form-based standards of the Development Plan.

The site is located within the COR-3 Sub-District, which focuses on office park developments. Convenience Gas uses are permitted at the intersection of Sunwood Drive and Ramsey Boulevard. The Development Plan allows for a traditional setback, as opposed to the 'build-to' scenario seen in other areas of The COR. A 'build-to' design is one that brings the building up to the sidewalk, rather than setting the building back away from the street. The Development Plan assumes this site lends itself well to convenience retail, which does not traditionally see a 'build-to' design. Additionally, a 'set back' design in this location maximizes vision clearance for motorists along a heavily traveled node. The Site Plan does propose to construct an architectural wall to match that constructed by Allina Health Clinic on the north side of Sunwood Drive, opposite the Site.

The Purchase Agreement includes a contingency to allow for two (2) permanent ground signs to display the business name and fuel prices. The Purchase Agreement does not state required sizes or design. As with most signs within The COR, most notably ground signs, a Conditional Use Permit is required for the Sign Plan as presented in order to provide the Commission and City Council maximized review opportunity to balance advertising needs of businesses with the design of The COR. A Conditional Use is a permitted use that allows the City to attach reasonable conditions to address the nature of the request.

The Site Plan is void of a Landscape Plan, including the necessary streetscape design for Sunwood Drive. Any action on this case will be dependent upon submittal of a Landscape Plan by the Applicant, to be reviewed and approved at a subsequent date.

The Civil Engineering Plans are generally acceptable with changes as outlined in the Staff Review File. Of note, the following modifications and advisory comments are provided: 
 

1. Modifications to the connection to the sanitary sewer line system
2. Construction of a 'gas spill containment system' (highly recommended, but optional)

All costs associated with processing the Application are the responsibility of the Applicant.

• The Planning Commission held a Public Hearing on January 8, 2015 and recommends approval of the Site Plan and its various components, contingent upon compliance with the Staff Review File. The Planning Commission did specifically note its preference for a gas spill containment system as outlined above and within the Staff Review File. The Planning Commission noted the proximity and connectivity to significant regional stormwater ponds, that ultimately discharge to the Mississippi River.

Please note that the following action is a contingent action. Approval is contingent upon the following:
 

• Modifications outlined in the Staff Review Letter
• Applicant enter into a Development Permit (agreement) with the City
• Payment of Development Fees (part of Development Permit above)
• Completion of a Landscape Plan
• Modification of the Utility Plan

Motion the following:
 

• Adopt Resolution #15-01-015 Approving the Plat entitled 'CASEY'S ADDITION'
• Approve the Site Plan for Casey's General Store
• Adopt Resolution #15-01-013 Approving Findings of Fact #0939 Related to Sign Plan
• Adopt Resolution #15-01-014 Approving Conditional Use Permit for Sign Plan

Contingent upon the following:
 

• Modifications outlined in the Staff Review Letter
• Applicant enter into a Development Permit (agreement) with the City
• Payment of Development Fees (part of Development Permit above)
• Completion of a Landscape Plan
• Modification of the Utility Plan