4.4 PCSR 08-22-2017 - Laserfiche WebLink

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Development(PUD),is 1.00 acre in size,and is located north of 171"Avenue,east of Yale Street and west of US Hwy 10. The PUD has development standards outlined in the PUD Agreement;each development in this PUD is subject to those standards.According to the PUD Agreement the retail sale of gasoline requires a CUP for the proposed eight double-sided fuel pumps. The proposed Casey's will have a 4,810 square foot convenience store the will employ 20-25 employees. The hours of operation are as follows: Monday-Sunday 6:00 a.m. —11:00 p.m. Possible Extended Hours 5:00 a.m.— 12:00 a.m. It is unclear if the gasoline pumps will be accessible outside of the proposed hours of operation. 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. Setbacks The PUD does not specify building setbacks. However,zero lot line development is permitted with a CUP.The applicant is proposing a 10 foot side yard setback for the convenience store. Staff does not see any concerns with the proposed setbacks. Parking Section 30-903 of the city code indicates the number of parking spaces for convenience stores to be at least one space per 200 square feet of floor area,but not less than six spaces.The proposed 4,810 square foot convenience store will require 24 parking spaces.The applicant is proposing 15 designated parking spaces,in addition to 16 available spaces at the fuel pumps.Please note three of the designated parking spaces are located in front of the dumpster and recycle area. The zoning code does not define parking space. Does the Planning Commission feel the proposed parking spaces at the fuel pumps meet the required parking? Additionally,a landscaped island is required for every 15 parking stalls per Section 30-935 of the city code. The applicant has stated they will be providing one landscaped island east of the indicated parking stalls. Since an additional 16 spaces are provided at the fuel pumps a second landscaped island will be required to be provided on site to meet the city code regulations. Both islands must be provided on a site plan. N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-21 Casey's\4-Planning Commission\CU 17-21 4.4 PC 8-22-17.docx