4.3 PCSR 08-22-2017 - Laserfiche WebLink

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Analysis Comprehensive Plan The comprehensive plan guides this property as Highway Business. The Highway Business land use ranges from moderate to high intensity forms of commercial development in Elk River. Businesses in this category may be the largest both in terms of size and traffic generation while also providing services and convenience types of business. Market orientation tends to be regional in nature. Development orientation tends to be toward regional highways. Future Highway Business developments should be located within the Urban Service Boundary and adjacent to regional highways with both visibility and access. The use will be consistent with the comprehensive plan. Parking Section 30-903 of the city code indicates the number of parking spaces for convenience stores but not gas pumps. Since there will be no convenience store located on the site in conjunction with gas pumps, staff is recommending the total number of parking spaces for the supermarket be maintained. Landscaping The development standards outlined in the PUD states visually and environmentally satisfying landscape be provided in the development. Staff recommends providing new landscape islands to replace the island being impacted and to help direct traffic on site. Façade and Exterior Walls As previously mentioned there are development standards within PUD. The proposed materials for the gas station canopy consist of steel roof decking and painted aluminum decorative fascia. The canopy will be painted off-white to match the colors of the existing Coborn's building on site. Staff feels the proposed canopy meets the architectural design standards outlined in the PUD agreement. Signage The applicant is proposing to utilize the existing freestanding sign in the development,along with signage on the canopy. The signage on the canopy will need to meet the design standards outlined in the PUD agreement. Staff feels the proposed signage meets the signage design standards outlined in the PUD agreement. Drainage and Utility Easement The proposed location of the gas station canopy is over an existing drainage and utility easement and stormwater pipe. The applicant is proposing to vacate the easement,relocate the stormwater pipe and provide a new easement over the new stormwater pipe.A condition of this CUP is that all necessary documentation and approvals be obtained for the new stormwater pipe prior to construction and operation of the gas station. Staff feels the proposed plan will meet all requirements. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-18 Swan Companies\4-Planning Commission\CU 17-18 4.3 PC 8-22- 17.docx