1997-06-11 PC Findings of Fact
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612 595 9837 P.07/09
6-11-97
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Pilot Land Development Co.
Request: Pilot Land Development Company has submitted a preliminary plat and development
plans for a convenience store, gas station and car wash facility. The site is located in the
northwest corner of the CSAH 19/57th Street intersection within a portion of Outlot B, Parkside
Third Addition. A 1.44 acre lot (62,602 sf) is being created to accommodate the development and
the remainder of the outlot is being replatted as Outlot A. The property is currently zoned B-3,
Highway Commercial but requires a Conditional Use Permit for both the fuel sales and car wash
portions of the proposed development.
Planning Commission Meeting Date: 10 June 1997
Findings of Fact: Based on review of the application and evidence received, the Planning
Commission now makes the following findings of fact and recommendation:
1) The legal description of the subject property is as follows: Part of Outlot B. Parkside 3rd
Addition to be replatted as Lot 1, Block 1 Parkside Commercial Center
2) The Planning Report dated 5 June 1997, prepared by NAC. Inc. and the memorandum
dated 10 June 1997, prepared by SEH is incorporated herein.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for preliminary plat approval and Conditional Use Permit's has been
approved based on the most current plans and information received to date, subject to the
following conditions:
1. A revised preliminary plat (showing the western lot line five feet further west to comply
with the five foot setback requirement to the shared entrance driveway) and final plat is
submitted for review and approval by the City Planner and City Council.
2. The general, car wash, and fuel sales Conditional Use Permit provisions of the City Zoning
Ordinance are considered and satisfactorily met.
3. Detailed plans for the car wash and canopy structures have not been submitted and
must be reviewed and approved by the City Engineer.
4. A landscape plan is submitted which shows the location, sizes and species of plantings
or other materials used to screen the proposed use from the residential property across
57th Street. Under the Conditional Use Permit, the plan may include the placement of
plantings on the Cottages of Albertville site to aid in the buffering of homes in this location
from any adverse affects of the convenience store development. A two year guarantee
shall be provided for all vegetation.
5. The City Engineer reviews and approves all grading, drainage, and utility issues.
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612 595 9837 P.08/09
6. All lighting shall be hooded and so directed that the light source is not visible from the
pUblic right-of-way or from an abutting residence and shall be in compliance with Section
1000.10 (Glare) of the City Zoning Ordinance: [Any light or combination of lights which
cast light on a public street shall not exceed one (1) foot candle (meter reading) as
measured from the centerline of said street Any light or combination of lights which cast
light on residential property shall not exceed four (4) foot candles (meter reading) as
measured from said property.]
7. Detailed lighting plans are submitted which specify the style, height, strength/wattage
and distribution of lights proposed on the property. A photometric plan shall be submitted
for review and approval by the City Planner and City Engineer which indicates the foot
candle power of lights to ensure that they are in compliance with ordinance requirements.
8. Vehicular access points and curb cut widths are reviewed and approved by the City
Engineer. Curb cut locations are considered in relation to the adjacent street intersection
and anticipated development across 57th Street. A "NO EXIT" sign shall be installed at
the eastern most curb cut to discourage persons from exiting the site at this location.
9. Detailed signage plans are submitted for review and approval by the City Planner which
identifies the business namel location, sizes, colors, heights, lighting and materials of
desired wall, ground or canopy signs which shall be in compliance with the City's Sign
Ordinance.
10. Hours of operation will be Sam to 11 pm and shall be documented within the Developer's
Agreement.
11. The five (5) foot setback to the car wash facility from the northern property line is found
acceptable to the City Council under the terms of the Conditional Use Permit.
12. The long term outside storage of materials, equipment and inventory shall be prohibited
on the subject property except for short term promotions of 30 days or less which may be
permitted by Conditional Use Permit. Storage of merchandise must be neatly displayed
and may not interfere with handicapped accessibility on site or other necessary site
functions.
13. The proposed convenience store, fuel pumps, and car wash are found to be acceptable
to the City CounCil in relation to adjacent (future) subdivision and development.
14. A shared access easement is established over the western 35-40 feet of the conven ience
store site and shown on the preliminary and final plats.
15. The site plan is revised to show that the required number of parking spaces can be
attained on site. If requested, the City Council may allow a reduction in the number of
spaces by Conditional Use Permit, however, the City reserves the right to require that all
spaces be constructed in the future upon determination that a parking shortage exists on
site.
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612 595 9837
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16. The storage and handling of gasoline complies with requirements of the Minnesota State
Fire Marshall's office, Pollution Control Agency, and Jor other applicable authorities and
any required permits must be kept on site and properly displayed.
17. The building floor plan and elevation drawings are revised to be consistent with the
site plans as they relate to the trash enclosure, service door, and signage areas.
18. A developers agreement is prepared by the City Attorney and signed by the applicant
which addresses all platting and development issues identified herein.
19. Park dedication requirements are satisfied with a cash payment equal to five (5) percent
of the City's calculated fair market value of the property, less the cost to install a 10 foot
trail as shown on the plan. Credit will be given toward future phases of Parkside
Commercial Center development for trail costs that exceed the dedication amount for the
current project. Site plans shall be revised to show that the required ten foot trail
along CSAH 19 meets up (directly across from and perpendicular to 57th Street) with
the trail on the Cottages of Albertville property.
20. The location of the public telephone shall be moved within the building.
21. All required plans and those which require revisions shall be submitted to the City
and reviewed by the City Planner and City Engineer prior to City Council
consideration of the project.
Adopted by the Albertville Planning Commission this 10th day of June 1997.
City of Albertville
By:
Howard Larson, Chairman
Attest:
Linda Houghton, City Clerk
pc: Gary Hale, Linda Houghton, Pete Carlson, Mike Couri. Don Jensen
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tORTHWEST ASSOCIA_D CONSULTANTS
co
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
'.
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
5 June 1997
RE:
Albertville - Parkside Commercial Park CUP
FILE:
163.06 - 97.04
BACKGROUND
Pilot Land Development Company has submitted a preliminary plat and development plans for
a convenience store, gas station and car wash facility. The site is located in the northwest corner
of the CSAH 19/57th Street intersection within a portion of Outlot B, Parkside Third Addition. A
1.44 acre lot (62,602 sf) is being created to accommodate the development and the remainder
of the outlot is being replatted as Outlot A. The property is currently zoned B-3, Highway
Commercial but requires a Conditional Use Permit for both the fuel sales and car wash portions
of the proposed development.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - Site Plan
Exhibit D - Grading, Drainage and Erosion Control Plan
Exhibit E - Utility Plan
Exhibit F - Building Floor Plan
Exhibit G- Building Elevations
Exhibit H - Curb Cut Relationships
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 6 12-595-9636 FAX 6 12-595-9837
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EXECUTIVE SUMMARY
Recommendation ' ..
The requested approval of two Conditional Use Permit's to accommodate the car wash and fuel
sales businesses which are proposed as part of the convenience store operation requires that
the Planning Commission and City Council consider the application in relation to established
zoning ordinance review criteria and Comprehensive Plan policies. The decision to approve or
deny the requested Conditional Use Permit's is viewed as a policy decision to be made by the
City Council. Should they find the submitted plans acceptable, it is recommended that the
following conditions be imposed:
1. The general, car wash, and fuel sales Conditional Use Permit provisions of the City Zoning
Ordinance are considered and satisfactorily met.
2. Detailed plans for the car wash and canopy structures have not been submitted and must
be reviewed and approved by the City Engineer and City Planner.
3. The proposed development is screened from the residential property across 57th Street
as specified in the Planner's report.
4. The City Engineer reviews and approves all grading, drainage, and utility issues.
5. All lighting shall be hooded and so directed that the light source is not visible from the
public right-of-way or from an abutting residence and shall be in compliance with Section
1000.10 (Glare) of the City Zoning Ordinance: [Any light or combination of lights which
cast light on a public street shall not exceed one (1) foot candle (meter reading) as
measured from the centerline of said street. Any light or combination of lights which cast
light on residential property shall not exceed four (4) foot candles (meter reading) as
measured from said property.]
6. Detailed lighting plans are submitted which specify the style, height, strength/wattage and
distribution of lights proposed on the property. A photometric plan shall be submitted for
review and approval by the City Planner and City Engineer which indicates the foot candle
power of lights to ensure that they are in compliance with ordinance requirements.
7. Vehicular access points and curb cut widths are reviewed and approved by the City
Engineer. Curb cut locations are considered in relation to the adjacent street intersection
and anticipated development across 57th Street.
8. Detailed signage plans are submitted for review and approval by the City Planner which
show that all signing and informational or visual communication devices shall be in
compliance with the City's Sign Ordinance.
9. The planned hours of operation and delivery times of merchandise/fuel are defined and
documented within the Developer's Agreement, along with any other potential noise
concerns.
Parkside Comm. Center Report - Page 2
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10. The five (5) foot setback to the car wash facility from the northern property line is found
acceptable to the City Council under the terms of the Conditional Use Permit or site plans
are revised to comply with the 20 foot requirement. !
11. The outside storage of materials, equipment and inventory shall be prohibited on the
subject property within front or side yard areas unless otherwise permitted by Conditional
Use Permit.
12. The proposed convenience store, fuel pumps, and car wash are found to be acceptable
to the City Council in relation to adjacent (future) subdivision and development.
13. Revised plans shall indicate how the remainder of the site is to be subdivided.
14. A shared access easement is established over tl:le western 35-40 feet of the convenience
store site and shown on the preliminary plat.
15. The City Council agrees to reduce the number of required parking spaces pending written
submission by the applicant which demonstrates that less spaces are needed or else plans
are revised to be in conformance with the off-street parking requirement.
16. The storage and handling of gasoline complies with requirements of the Minnesota State
Fire Marshall's office, Pollution Control Agency, and lor other applicable authorities and
any required permits must be kept on site and properly displayed.
17. The building floor plan and elevation drawings are revised to be consistent with the site
plans as they relate to the trash enclosure, service door, and signage areas.
18. Detailed sign plans are submitted which identifies the business name, location, sizes,
colors, heights, lighting and materials of desired wall, ground or canopy signs.
19. A developers agreement is prepared by the City Attorney and signed by the applicant
which addresses all platting and development issues identified herein.
20. AU required plans and those which require revisions shall be submitted to the City and
reviewed by the City Planner and City Engineer prior to City Council consideration of the
project.
Issues Analysis
Zoning. The property is zoned B-3, Highway Commercial which allows convenience stores as
a permitted use. However, commercial car washes (drive-through, mechanical and self-service)
and fuel sales are conditional uses within the B-3 District. A Conditional Use Permit for
commercial car washes may be approved provided that:
Parkside Comm. Center Report - Page 3
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1. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the
existing buildings or areas as to cause impairment in property values or constitute a blighting influence.
Plans for the car wash structure have not been submitted. Detailed drawings will be required and must be
reviewed and approved by the City Planner, City Engineer and City Building Inspector. The car wash structure
should be constructed of the same materials as the principal building.
2. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed
during a maximum thirty (30) minute period.
Using the estimation that one car is washed every five minutes, the plan shows that the site is able to
accommodate a minimum of six (6) cars as is required during a thirty minute period and potentially up to twelve
(12) or thirteen (13) cars at a time. The stacking area is designed in such a manner to prevent interference
with site access, circulation, parking or pump islands.
3. At the boundaries of a residential district, a strip of not less that five (5) feet shall be landscaped and screened
in compliance with fencing, screening and landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
The proposed development is located across 57th Street from the Cottages of Albertville Senior Housing
residences and while not immediately abutting them, single family lots also exist to the west. The median area
which parallels 57th Street must be landscaped and/or fenced to create a solid visual screen to a height of six
(6) feet in order to be in compliance with Section 1000.7 of the City Zoning Ordinance. Evergreen trees have
been proposed along the west boundary of Outlot A.
4. Each light standard island and all islands in the parking lot are landscaped or covered.
Other than lights located on the buildings and pump islands/canopy, two free standing street lights have been
shown on site. They are both located within median areas (which are to be sodded or landscaped as specified
herein) near the western most entrance from 57th Street.
5. Parking or car magazine storage space shall be screened from view of abutting residential districts in
compliance with fencing, screening and landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
The required screening along 57th Street will block the views of pump island and parking areas from the south
to be in compliance with this requirement.
6. The entire site other than that occupied by the building or planting shall be surfaced with blacktop or concrete
which will control dust and drainage which is subject to the approval of the City Engineer.
All drive lane and parking areas are to be surfaced with asphalt and curbed.
7. The entire area shall have a drainage system which is subject to the approval of the City Engineer.
Stormwater drainage from the site is being directed via pipes to a ponding area in the northwest portion of
Outlot A. The City Engineer must review and comment on the plan which must be approved by him after any
required changes.
8. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or
from an abutting residence and shall be in compliance with Section 1000.10 (Glare) of the City Zoning
Ordinance. [This section requires that any light or combination of lights which cast light on a public street shall
not exceed one (1) foot candle (meter reading) as measured from the centerline of said street. Any light or
combination of lights which cast light on residential property shall not exceed four (4) foot candles (meter
reading) as measured from said property.]
Parkside Comm. Center Report - Page 4
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Detailed plans have not been submitted which specify the style, height, strength/wattage and distribution of
lights proposed on the property. The two street lights shown near the entrance as well as the fuel pump island
canopy raise concerns relative to the glare of lights onto the public right-of-way and neighboring residences.
A photometric plan shall be submitted for review and approval by the City Planner and City Engineer which
indicates the foot candle power of lights to ensure that they are in compliance with ordinance requirements.
9. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movement and
shall be subject to the approval of the City Engineer.
While the City Engineer will be preparing a separate report following his review of the plans, he indicated during
the staff meeting that he was concerned about the proximity of the eastern access to the 57th Street/CSAH 19
intersection and also the width of the curb cut. Internal sffe circulation is acceptable from a planning standpoint.
10. All signing and informational or visual communication devices shall be in compliance with the City's Sign
Ordinance.
Detailed signage plans have not been submitted and shajl be required prior to City Council consideration of
the project. Refer to following sections of this report regarding Sign Ordinance standards.
11. Provisions are made to control and reduce noise.
The applicants shall be required to define the planned hours of operation, delivery times of merchandise and
fuel, as well as any other potential noise concerns.
12. The Conditional Use Permit provisions of the City Zoning Ordinance are considered and satisfactorily met.
a. The proposed action has been considered in relation to the specific policies and provisions of and has
been found to be consistent with the official City Comprehensive Plan.
b. The proposed use is or will be compatible with present and future land uses of the area.
c. The proposed use conforms with all Zoning Ordinance performance standards contained herein.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not overburden the
City's service capacity.
f. Traffic generated by the proposed use is within capabilities of streets serving the property.
The proposed project is consistent with all criteria under item (12) above with the exception of subpart (c).
While the project and site are capable of being in conformance with all Zoning Ordinance performance
standards, the submission of lacking plans/data and revised plans will be necessary.
The criteria established for consideration of a Conditional Use Permit for motor vehicle fuel sales
have been outlined as follows. It should be noted that some requirements are duplication of the
car wash criteria already addressed above and have been omitted.
1. The architectural appearance and functioMI plan of the building and site shall not be so dissimilar to the
existing buildings or areas as to cause impairment in propertl values or con3titute a blighting influence.
2. The entire site otller than that occupied by the building or planting shall be surfaced with blacktop or concrete
which will control dust and drainage '.\'hich is subject to the approval of the City Cngineer.
Parkside Comm. Center Report - Page 5
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3. A minimum lot area of twenty thousand (20,000) square feet and minimum lot width of one hundred fifty (150)
feet.
,
The proposed site encompasses 62, 602 square feet (1.44 acres) and is therefore~in compliance with this
requirement.
4. The entire area shall ha'v'e a drainage S','stem which is subject to the appro'ial of the City Engineer.
S. The lighting shall be accomplished in such a Via'i as to have no direct source of light visible from adjacent land
in residential use or from the public right of way and shall be in compliance .....ith Section 1000.10 (Clare) of the
City Zoning Ordinance.
6. Wherever fuel pumps are to be installed, pump islands shall be installed.
The site plan shows pump islands as required.
7. At the boundaries of a residential district, a strip of not less t~an fi'..e (5) feet shall be landscaped and screened
in compliance vi'ith fencing, screening and landscaping requirements (Section 1000,7) of the City Zoning
Ordinance.
8. Each light standard is landscaped.
9. rarking or car magazine storage space shall be screened from'y'iew of abutting residential districts in
compliance with fencing, screening and landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
Lot Area. Setback. Height and Coverage Requirements.
Lot Area:
Lot Width:
Setbacks (front):
( side-interior):
( side-corner):
(rear):
Building Height Maximum:
Maximum Lot Coverage for Structures:
None
1 00 feet
35 feet
20 feet
35 feet
20 feet
35 feet
30 percent of lot area
Except as expressly allowed by Conditional Use Permit, accessory buildings must conform to the
setback and height requirements of the zoning district in which they are located. The car wash
building is setback five (5) feet from the northern property line rather than the required twenty (20)
feet. The Planning Commission and City Council must determine whether the deviation is
acceptable under the terms of the Conditional Use Permit and whether any additional conditions
shall be required.
Concept Plan Review. A general discussion of the overall site concept plan including the
planned strip mall and motel should be conducted during the scheduled meeting. A significant
concern which we have noted is the capability of the future strip mall in meeting the loading
requirement given its proximity to residential lots. Also of concern is how the subdivision of Outlot
A will occur to accommodate the strip mall and motel in relation to shared access, required street
frontage, etc.
Parkside Comm. Center Report - Page 6
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Outside Storage. The outside storage of materials, equipment and inventory as a principal or
accessory use shall only be permitted by Conditional Use Permit and is not allowed within front
or side yard areas. It is recommended that outside storage be prohibited 0Jl this convenience
store site.
Circulation. The proposed plans show two curb cuts onto 57th Street. The eastern curb cut
measures forty (40) feet from back of curb to back of curb and the western access measures
thirty-five (35) feet at the same point. The Zoning Ordinance requires that no curb cut exceed
twenty-four (24) feet in width unless approved by the City Engineer. Furthermore, curb cuts must
be located five (5) feet from all property lines. The western most curb cut is abutting the western
property line and must be revised. The curb cuts do not coincide with the access points
established as part of the Cottages of Albertville (see Exhibit H).
The City Engineer is concerned about the proximity of the eastern curb cut to the 57th
StreetlCSAH 19 intersection. The curb cut is about seventy (70) feet from CSAH 19, about one-
half the distance typically desired. The City Engineer shall review and comment on this issue
prior to his approval of the project.
The proposed convenience store, fuel pumps, and car wash are part of what will become a larger
commercial development, potentially inclusive of a strip mall and motel. The driveway along the
western border of the current plan is required for access into the remainder of the site. For this
reason, a shared access easement must be established over the western 35-40 feet of the
convenience store site and shown on the preliminary plat.
Parking. The following parking requirements apply to the proposed development:
Convenience Store (4,239 sf)
1 space/200 sf
Motor Fuel Station
Car Wash
TOTAL SPACES REQUIRED:
22 spaces
4 spaces
.-0 in addition to that required for the fuel station
26
The submitted site plan shows 19 parking spaces, seven (7) short of the required total. Under
the Conditional Use Permit the City may reduce the number of required off-street parking spaces
when the applicant can demonstrate that less spaces are needed. In such situations, the City
may require land to be reserved for parking development should use or needs change.
State Permit(s) Required. The storage and handling of gasoline must comply with requirements
of the Minnesota State Fire Marshall's office, Pollution Control Agency, and lor other applicable
authorities. Any required permits must be kept on site and properly displayed.
Building Type and Construction. The proposed convenience store structure is to be constructed
of decorative concrete block with an asphalt roof. Plans have not been received for the car wash
or pump islands/gas canopy area and must be submitted as soon as possible so as not to delay
decision on the project. The current floor plan and elevation drawings are not consistent with the
site plans as they relate to the trash enclosure and service door areas. The elevation drawings
Parkside Comm. Center Report - Page 7
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indicate that these items will face CSAH 19, while the site plan more appropriately shows this
service area on the west end of the building. Furthermore, it should be clarified as to whether the
trash enclosure will be attached to or detached from the building. Additional car wash and
canopy area plans as well as revised site and building plans shall be submitted for review and
approval of the City Planner and City Engineer prior to City Council consideration of the project.
Signage. A detailed sign plan has not been submitted as required (the building occupant had not
been secured at the time of submittal), however, the general area of sign locations has been
noted. A wall sign is desired upon the north and east (CSAH 19) sides of the building as
indicated on the elevation drawings, however, the site plan shows a wall sign only on the east
side as well as a pylon sign at the corner of CSAH 19 and 57th Street. Detailed sign plans should
be submitted which identifies the business name, location, sizes, colors, heights, lighting and
materials of desired signs. It should be noted that during staff discussion of this project the
applicant suggested that an auxiliary sign for the convenience store was desired off-site within
the Cedar Creek Industrial Park in order to gain freeway exposure. This is not permitted under
the City's Sign Ordinance and therefore shall not be allowed. Sign requirements have been
indicated as follows:
Illuminated Signs. The Sign Ordinance requires that any illuminated sign located on a lot adjacent to or across
the street from any residential district which is visible from the homes shall not be illuminated at any time
between the hours of 11 :00 pm and 7:00 am, when the use is not open for business.
. Front Wall Signs. Not more than one (1) sign shall be permitted on the front (CSAH 19) side of a principal
building. The total area of such sign may not exceed forty (40) square feet. If illuminated the source of light
shall not be visible. Signs constructed of metal and illuminated by any means shall maintain a free clearance
to grade of nine (9) feet unless it is grounded.
Side and Rear Wall Signs. A sign or signs shall be permitted on the rear and/or side walls of principal buildings
according to the following: The total area of rear and/or wall signs shall not exceed nine (9) square feet and
may only designate delivery areas. An exception to this requirement can be made for the proposed
development because the entrance is located on the side of the building. The side wall may be signed in
accordance with the front wall provisions, however, the total sign area may not exceed forty (40) feet.
Ground Signs. Not more than one (1) ground sign shall be permitted on any lot. The total area of such sign
shall not exceed forty (40) square feet. Signs constructed of metal and illuminated by any means shall maintain
a free clearance to grade of nine (9) feet unless it is grounded. No metal ground sign shall be located within
eight (8) feet vertically and four (4) feet horizontally of electric wires or conductors. No ground sign shall
exceed thirty (30) feet in height. Actual sign height is determined by the grade of the road from which the sign
gains its principal exposure (CSAH 19). Sign area applies to one face of a two-faced sign, two faces of a four-
faced sign, etc. The ground sign must be setback from property lines a distance often (10) feet.
. Canopy Signs. Lettering or letters shall not project above, below or beyond the physical dimensions of the
awning or canopy. Lettering or letters shall not be larger from top to bottom than twelve (12) inches. Lettering
or letters shall not denote other than the name and address of the business conducted therein and/or a product
or products sold or service rendered therein. Lettering or letters shall be included in calculating the maximum
sign area of the permissible wall sign.
. Fuel Price Sign. One single or double faced ground sign per frontage on a public street, not to exceed eighty
(80) square feet on either side; or one wall sign not to exceed eighty (80) square feet. Each sign shall be affixed
to the standard of a ground sign (30 foot limit) or light fixture. One reader board not to exceed thirty-two (32)
square feet.
Parkside Comm. Center Report - Page 8
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Lighting. As mentioned previously, detailed plans have not been submitted which specify the
style, height, strengthlwattage and distribution of lights proposed on the property. The two street
lights shown near the entrance as well as the fuel pump island' canopy raise ,concerns relative to
the glare of lights onto the public right-of-way and neighboring residences. A photometric plan
shall be submitted for review and approval by the City Planner and City Engineer which indicates
the foot candle power of lights to ensure that they are in compliance with ordinance requirements.
Screening and Landscaping. As specified previously, the median area which parallels 57th Street
must be landscaped and/or fenced to create a solid visual screen to a height of six (6) feet in
order to be in compliance with Section 1000.7 of the City Zoning Ordinance. The plan
appropriately includes a row of evergreen trees along the western property border adjacent to
Parkside 3rd Addition. At the time of planting, the evergreen trees must bo no less than three (3)
feet high.
Developers Agreement. A developers agreement will be required for the project to best facilitate
the shared access that is required and future adjacent commercial developments. In addition
specific requirements may be set by the City Council under the Conditional Use Permit and items
such as hours of operation must be defined.
CONCLUSION
The proposed convenience store, fuel station and car wash development is in conformance with
the majority of Zoning and Subdivision Ordinance criteria, however, there are several outstanding
issues to resolve. For this reason, our office recommends approval of only the preliminary plat
at this time, pending submittal of necessary/revised plans. The decision to approve or deny the
requested Conditional Use Permit's is viewed as a policy decision to be made by the City Council.
The Executive Summary of this report outlines recommended conditions of approval should the
decisions be made in favor of the Conditional Use Permit's.
pc: Gary Hale
Linda Houghton
Mike Couri
Pete Carlson
Pilot Land Development Company
Parkside Comm. Center Report - Page 9
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A-1, Agricultural Rural
A-2, Agricultural Transitional
R-1A, Low Density Single Family
R-1, Single Family
R-2, Single & Two Family
R-3, Single & Two-Family
R-4, Low Density Multiple Family
R-5, Medium Density Multiple Family
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OFFICIAL ZONING MAP
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'ii-W, Business Warehouse
1-1, Light Industrial
1-1A, Limited Industrial
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