PUBLIC HEARING: Request for Site Plan and Conditional Use Permit Approval for Motor Fuel Sales and Car Wash for a Super America Located in the COR TWO Subdivision; Case of West Real Estate and Management Inc.

A public hearing is not required for the site plan review. However, in accordance with State Statute and City Code, Staff attempted to notify all property owners within 350 of the Subject Property of the Public Hearing for the conditional use permit via Standard US Mail. A Notice of Public Hearing was also published in the Anoka County Union.

The site is approximately 1.25 acres and is located at the southwest corner of Sunwood Dr (near the roundabout).  The proposal includes four (4) motor fuel islands with a total of eight (8) individual fuel dispensers.  The fueling area will be located underneathe an overhead canopy that cannot exceed twenty (20) feet in height.

The Design Framework for The COR states that buildings should front the street to create a more urban feel.  However, the COR-2b Sub-District is more auto-oriented and this standard creates some difficulty in site layout.  The proposed building fronts the interior of the lot, as will the future buildings on Lots 3 & 4 and the existing buildings south of the site.  Conceptually, Lots 3-5 Block 1 will act as one site even though they are comprised of individual lots.  Each of the lots face the interior, creating more of a campus type of layout.  While the accesses are all private, they will function much like public roads do and in that sense, the building faces a street. The private accesses will be encumbered by shared access easements.

The rear and right elevations (facing Sunwood Dr) could be architecturally enhanced to meet the intent of the Design Framework (fronting the public street).  This may be accomplished through such means as greater roof articulation and varying roof pitches, addtional windows, awnings and/or other features.  Enhancing the architecture along Sunwood Dr would enhance and emphasize the street presence, which would meet the intent of the Design Framework.

At least forty percent (40%) of the building facade is required to be within the build-to line (thirty [30] feet along the east/west strecth of Sunwood Dr and fifteen [15] feet along the north/south stretch of Sunwood Dr).  However, the Design Framework allows for landscaping, decorative fencing and other certain features to be used in conjunction with the building facade to meet this standard.  The proposal does include additional shrubbery and decorative fencing in sections along the Sunwood Dr frontage to better frame the site edge.  Staff has requested more information on the decorative fencing as well as calculations to verify that the forty percent (40%) standard is being met.

The exterior finish of the building is proposed to consist of face brick, brick accent bands, clear tempered glass and dark bronze metal panels.  The columns of the overhead canopy for the fueling station are proposed to also be face brick and brick accent bands.  The waste enclosure also appears to consist of these same materials but will have a gate that consists of a wood composite.

There are twelve (12) proposed parking stalls shown on the site plan.  This appears to satisfy the parking requirements for the COR-2 Disrict, which include both minimum and maximum standards (for retail, a minimum of 2 stalls per 1,000 square feet of building and a maximum of 4 stalls per 1,000 square feet of building space).  It is Staff's understanding that the intent may be to have shared parking between Lots 3-5 (again, the three parcels will act and feel more like one site).

Manueverability for passenger vehicles appears to sufficient.  A truck manuevering exhibit has been submitted.  Staff has some concern about the manueverability of fuel trucks and potential conflicts with passenger vehicles when the fuel truck would back up within the site.  Staff has requested feedback from the applicant regarding site layout and truck manueverability.

The grading/drainage and landscaping plans are generally acceptable with requested revisions outlined in the Staff Review Letter.

Late in the week the applicant submitted revised plans and written responses to the Staff Review Letter.  The revised plans and written responses are attached.  Staff has not yet had time to review the revised plans.

All cost associated with processing the application are the responsibility of the Applicant.

If the street facing elevations of the proposed building can be architecturally enhanced to generate a greater street presence, as is the intent of the Design Framework, Staff would recommend approval of both the conditional use permit and the site plan, contingent upon compliance with the Staff Review Letter dated September 28, 2012. 

Motion to recommend that the City Council adopt findings of fact favorable to the applicant and to approve the request for a Conditional Use Permit for motor fuel sales and an accessory car wash, contingent upon compliance with the Staff Review Letter dated September 28, 2012.

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Motion to recommend that the City Council approve the proposed site plan, contingent upon compliance with the Staff Review Letter dated September 28, 2012.