HomeMy WebLinkAbout5.d. Request by Holiday Stationstores for a Condition Use Permit to allow for the expansion of the existing canopy onsiteEXECUTIVE SUMMARY
Planning Commission Regular Meeting: April 25, 2023
Tentative City Council Meeting: May 16, 2023
AGENDA ITEM: 23-15-CUP Request by Holiday
Stationstores, LLC for a Conditional Use
Permit to allow for the expansion of the
existing canopy and onsite
improvements.
AGENDA SECTION:
Public Hearing
PREPARED BY: Julia Hogan, Planner AGENDA NO. 5.d.
ATTACHMENTS: Site Location; Property Survey; Existing
Site Plan; Proposed Canopy
Expansion/Improvement Site Plan;
Grading Plan
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend approval of the Conditional Use Permit to allow for the expansion of
the existing canopy and onsite improvements, subject to the following conditions:
1)Applicant shall obtain a building permit for any renovation requiring a permit.
2)The applicant receives all applicable state, county and city licenses.
3)Applicant must provide a response/statement from the MPCA considers the
proposed installation of the new underground storage tanks to be complaint with all
measures necessary to protect underground drinking water supply in the area.
4)No public address system, music, or TV located on site shall be audible from a
noncommercial or nonindustrial use or district.
SUMMARY
Applicant &
Property Owner: Holiday Stationstores, LLC
Site Location: 15066 Chippendale Ave
Site Area: 1.1 Acres
Land Use Des.: CC-Community Commercial
Current Zoning: C4-General Commercial
The Planning Commission is being asked to consider an application for a Conditional Use Permit to allow
for the expansion of an existing canopy and onsite improvements at the existing Holiday Station Store at
15066 Chippendale Ave. Staff is recommending approval of the conditional use permit subject to the
conditions.
PROPOSAL
The applicant came forward to the City requesting to add an expansion and as well as make improvements
to the existing Holiday Stationstore off of Chippendale Ave. The Holiday was built back in 1985, prior to
when conditional use permits were required for nonservice motor fuel stations within the C4-Genreal
Commercial zoning district. With the request to make improvements to the site, the City is requiring the
2
applicant to obtain a conditional use permit for the site as well.
The applicant is requesting to add an expansion off the existing canopy on site to be able to add an
additional 3 fuel dispensers and adding LED lighting to the canopy. They will also be adding new
underground tanks, a new diesel dispenser and island, new pump islands under the existing canopy, a new
step in freezer, a new storage shed, and also relocating the existing parking onsite to the north to
accommodate the expansion of the canopy. They will also be demoing the existing trash enclosure and
replacing it. These improvements and additions to the site can be seen in the site plans that were submitted
by the applicant and included in the attachments of this report.
Across Country Road 42 from this site is a City Wellhead. The City has a Wellhead Protection Plan with
regards to regulating underground storage tanks which speaks on the existing federal and state regulations
provide adequate controls to manage underground storage tanks within the DWSMA (Drinking Water
Supply Management Area). Since Holiday is adding new underground tanks to their site a condition of
approval will note that a response/statement from the MPCA stating that by meeting the requirements of
the permit through the state the MPCA considers the proposed installation to be compliant with all
measures necessary to protect underground drinking water supply in the area. This will need to be
submitted to the City prior to City Council review.
CONDITIONAL USE PERMIT
Legal Authority. Conditional use permits (CUP) are considered quasi-judicial actions. In such cases, the
City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance
and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it
must be approved.
Purpose. The purpose of conditional use permits is to allow for those uses which are not generally
suitable by right within a given zoning district but may be suitable under some circumstances. The burden
of demonstrating the proposed use meets the criteria for granting a conditional use permit and meeting all
applicable standards lies with the applicant.
As a conditional use, nonservice motor fuel stations are subject to the general CUP standards outlined in
Section 11-10-7 as well as the standards specific to this use in section 11-4-13.D. These standards evaluate
the City’s land use and zoning performance standards and the potential impact of the proposed use on the
surrounding neighborhoods. Many of the findings have already been proven due to the fact that this
Holiday Stationstore has been operating since the 1980s.
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the
neighborhood or the city.
Finding: The existing Holiday Stationstore will not be detrimental to the public health, safety, or
general welfare of the neighborhood or the City of Rosemount. This business has been on this site
since the 1980s and has functioned without issue. The requested expansion and improvements to
the site will improve the character of the property.
2. Will be harmonious with the objectives of the comprehensive plan and city code
provisions.
Finding: The subject property is currently zoned C4-General Commercial and guided for CC-
Community Commercial. The City Code allows for nonservice motor fuel stations as a Conditional
Use within the C4 zoning district.
According to the comprehensive plan, the Community Commercial land use designation is
3
intended to provide retail, professional offices, and personal services that serve the daily and
weekly needs of the residents of Rosemount. The existing fuel station is a personal service that
serves residents of Rosemount daily and weekly.
3. Will be designed, constructed, operated, and maintained so as to be compatible or similar
in an architectural and landscape appearance with the existing or intended character of the
general vicinity and will not change the essential character of that area, nor substantially
diminish or impair property values within the neighborhood.
Finding: The proposed changes are to expand on to the exiting canopy onsite, which exteriorly the
expansion will match the existing canopy. The existing parking will be moving further north on the
property but will be in the same vicinity as where the current parking spaces are.
4. Will be served adequately by existing (or those proposed in the project) essential public
facilities and services, including streets, police and fire protection, drainage, structures,
refuse disposal, water and sewer systems and schools.
Finding: The existing fuel station is served adequately by existing essential public facilities and
services.
5. Will not involve uses, activities, processes, material equipment and conditions of operation
that will be hazardous or detrimental to any persons, property, or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare or odors.
Finding: The proposed expansion and improvements will not generate any additional external
impacts that would be expected from the existing convenience store/gas station. The closest
residential structure is 150-feet away across County Road 42 with the majority of the surrounding
uses being commercial.
6. Will have vehicular ingress and egress to the property which does not create traffic
congestion or interfere with traffic on surrounding public streets.
Finding: The proposed canopy expansion will not interfere with the existing drive aisle. The
applicant is proposing moving the current parking spaces on the north end of the expansion
further north for a larger drive aisle. The property’s existing vehicular ingress and egress will
remain as presently located on the site.
7. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of
major importance and will comply with all local, state, and federal environmental quality
standards.
Finding: The proposed use will not result in the destruction, loss, or damage of a natural, scenic,
or historic feature of major importance and will comply with all local, state, and federal
environmental quality standards.
8. These standards apply in addition to specific conditions as may be applied throughout this
code.
Finding: Nonservice motor fuel stations are also subject to the specific conditional use permit
standards in 11-4-13.D.
The proposed use must comply with the specific performance standards for nonservice motor fuel
4
stations. These standards along with staff findings are detailed below.
1. The site and building(s) shall be designed to limit the effects of this use on adjacent
properties and public rights of way. No gasoline pumps shall be located on a site abutting
any residential use or district. Sites or properties separated by a public right of way shall
not be considered abutting.
Finding: This property abuts up to two separate road ways, which are County Road 42 and
Chippendale Ave. The areas to the south and east of the site are both commercial uses. This site
does not abut up to any residential use or districts.
2. The principal building shall be the primary source for screening the gasoline pumps from
adjacent properties and/or rights of way. Landscaping and berming shall be a secondary
source for screening gasoline pumps. Should landscaping and berming be found
ineffective by the city, the city may approve screening walls and/or decorative fencing as
an alternative. Screening walls shall be constructed of the same materials as the principal
building and shall not extend more than twenty-five feet (25') without a change in
architecture to reduce their mass and appearance. The secondary source of screening
(landscaping and berming or walls and/or decorative fencing) shall provide a minimum
ninety percent (90%) opacity screen to a height of four feet (4').
Finding: Since this Holiday Stationstore has been operating on this site for 30 plus years, there is
established screening currently on site. There are trees located along all sides of the property, with
the majority of them being on the east side and on west side, which abuts up to Chippendale Ave.
With the proposed parking on site moving further north, the applicant will be adding
berming/additional landscaping for screening requirements and they plan to add additional
landscaping on western side of the property as well.
3. Stacking for gas pumps shall be provided for at least one car beyond the pump island in
each direction in which access can be gained to the pump. Each space shall be a
minimum of nine feet (9') wide by eighteen feet (18') long.
Findings: The applicants site plans shows that there is room a for at least one car beyond the pump
island in each direction for both the existing pump islands and the proposed new ones.
4. Stacking areas shall be designed and located to minimize noises, emissions, and headlight
glare upon adjacent properties and shall not interfere with circulation through any required
parking, loading, maneuvering or pedestrian area.
Finding: The proposed additional berming/landscaping will assist in limiting headlight glare across
of County Road 42 and Chippendale Ave and the existing landscaping will continue to screen
headlight glare to the east of the property. The staking areas on site do not interfere with
circulation or any required parking, loading, maneuvering or pedestrian area.
5. Fuel pumps shall be installed on pump islands. Pump islands shall be elevated six inches
(6") above the traveled surface of the site and shall conform to the applicable principal
building setback. Additionally, there shall be sufficient area around the pump island(s) to
allow for safe and efficient movement of vehicles through the site, with a minimum twenty-
four feet (24') between pump rows, measured curb face to curb.
Finding: The applicant has submitted plans showing the existing pump islands and as well as the
proposed additional pump islands that would be located under the canopy expansion. The plans
5
show sufficient area around the pump islands to allow for safe and efficient movement of vehicles
through the site and meets the requirement of at least 24-feet between pump rows.
6. Underground fuel storage tanks are to be positioned to allow adequate access
by motor fuel transports and unloading operations that do not conflict with circulation,
access and other activities on the site.
Finding: The applicant has submitted a site plan showing where the fuel storage tanks are located
and as well as a diagram of how the site has adequate access for motor fuel transports to access the
site without conflict.
7. A protective canopy structure may be located over the pump islands, subject to the
following standards:
a. The edge of the canopy shall maintain setbacks as required for the principle
building.
b. The architectural design, colors, and character of the canopy shall be consistent with
the principal building on the site. The canopy posts/signposts shall not obstruct
traffic or the safe operation of the gas pumps.
c. The canopy shall not exceed eighteen feet (18’) in height and must provide at least
fourteen feet (14’) of clearance to accommodate a semitrailer passing underneath.
The height of the canopy may be increased should the city council determine the
architectural design enhances the site and/or is more consistent with the principal
building.
d. The canopy fascia shall not exceed three feet (3’) in vertical height.
e. Canopy lighting shall consist of canister spotlights recessed into the canopy. No
portion of the light source or fixture may extend below the bottom face of the
canopy. Total canopy illumination shall not exceed one hundred fifteen (115) foot-
candles below the canopy at ground level. The fascia of the canopy shall not be
illuminated.
f. Signage may be allowed on a canopy, however such signage will apply toward the
allowable sign area for the principal building and/or ground sign.
Finding: The applicant will be expanding on to the existing canopy and adding 3 additional fuel
dispensers. The expansion of the canopy will be on the north end of the existing canopy and will
also include LED lighting within the expansion. The expansion’s design, color and character will
be consistent to both the existing building and as well as the existing canopy.
8. No public address sytem shall be audible from a noncommercial or nonindustrial use or
district.
Finding: The applicant did not provide information regarding public address systems or speaker
systems on site, but since there are noncommercial/nonindustrial districts across County Road 42
from this site a condition of this approval will note that no public address system shall be audible
form any residential use or district.
9. The sale, storage, or display of vehicles is prohibited.
Finding: There have not been any previous issues at this site with the sale, storage, or display of
vehicles and the applicant has not indicated that this is something they are looking to do.
10. No outside storage, display, or services shall be allowed except as follows:
6
a. Propane sales limited to twenty (20) pound capacity tanks may be located outside
provided the tanks are secured in a locker and the use meets all state building and
fire codes.
b. Sale or display of goods shall be allowed on the private sidewalk immediately in
front of the principal building, provided that a minimum four foot (4') clearance is
maintained for pedestrian access and that the display does not exceed four feet (4')
in height and is maintained in an orderly fashion. Display shall not block the
handicap accessible route.
c. Sale or display of goods shall be allowed in an area underneath the canopy adjacent
to the pump island provided that the display does not exceed three feet (3') in
height or extend beyond the concrete base of the pump island. This area shall be
maintained in an orderly and safe fashion and in accordance with applicable state
fire code regulations.
Finding: The applicant’s site plan does not show an area where outdoor storage is located. The
applicant does plan to add a new storage shed, which will help alleviate the need for outdoor
storage.
11. Any repair, assembly, disassembly or maintenance of vehicles shall require an additional
conditional use permit subject to the performance standards outlined in this subsection for
automotive repair.
Finding: The applicant has not indicated that repair, assembly, disassembly or maintenance of
vehicles would be happening onsite. If that changes then the applicant will be required to obtain an
additional conditional use permit.
12. A car wash facility not accessory to automobile repair or
a nonservice motor fuel station shall require an additional conditional use permit subject to the
performance standards outlined in this subsection for car wash, full or self-service.
Finding: There is no car wash associated with this nonservice motor fuel station, and there are no
plans to add one with the intended improvements.
RECOMMENDATION
Based on the information contained in this report and provided by the applicant, staff is recommending
approval of the request for a conditional use permit for the Holiday Stationstore to expand the existing
canopy and to make added improvements on site.
OU
OU
OU
OU
OU
OU
OU
O
U
O
U
OU
OU
OU
OU
OU
OU
O
U
O
U
O
U
OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU
W W
W
W
OU
TV
T
ST
S
G
FO
X
E
WETLAND
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
NO
P
A
R
K
I
N
*
C 0
E;ISTIN* SITE PLAN
BDB22022
E;ISTIN* SITE PLAN - :IT+ AERIAL OVERLA<
0 SCALE " 200'-0"
STORE
DRA:N B< DATE
PRO-ECT
PDUFHO ID 30002
=RQLQJ DHVLJQDWLRQ CXUUHQW
OYHUOD\ DLVWULFW
PDUFHO SL]H 0 ACRES
SHWEDFNV BXLOGLQJ BXIIHUV
)URQW
SLGH
RHDU
PDUNLQJ
-RHTXLUHG RHWDLO SHU 20 JURVV S) IORRU DUHD
--- 300 20
-PURYLGHG
--SWDQGDUG '['
--ADA SSDFH '[' ZLWK AFFHVV SWDOO
-TOTAL PROVIDED
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION REVISION
ST
O
R
E
2
2
2
2
0
C
+
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
0
O
8
N
T
0
N
#2222
NORT+ERN TIER
B8SINESS 8NIT
TR8E NORT+
PLAN NORT+TOTAL SITE
S) 00
ACREA*E 0
C-STORE S) 30000
CAR :AS+ S) NA
SALES S) 233
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
.
d
w
g
,
6
/
2
4
/
2
0
2
2
1
:
5
4
:
1
3
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
23'-4"30'-5"
APPROACH
22
'
-
9
"
15
'
-
0
"
VENT STAND
7'-0"45'-0"
BUILDING
3'
61'-10"29'-6"
APPROACH
26'-0"29'-1"25'-4"
19'-0"25'-1"
HO
L
I
D
A
Y
ST
A
T
I
O
N
S
T
O
R
E
TRADEMARK
FLAG POLE
CO
N
C
.
AS
P
H
A
L
T
CO
N
C
.
AS
P
H
A
L
T
---225.00---
---225.21---
--
-
2
1
7
.
9
8
-
-
-
--
-
2
0
8
.
3
3
-
-
-
18
'
-
0
"
20
'
-
6
"
UT
I
L
I
T
Y
E
A
S
E
M
E
N
T
S
33
'
-
8
"
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
15
'
-
0
"
29
'
-
0
"
30
'
-
0
"
19
'
-
0
"
5'
-
0
"
80
'
-
0
"
BU
I
L
D
I
N
G
39
'
-
1
1
"
37
'
-
8
"
3'
30
'
-
5
"
3'
44
'
-
0
"
45'-4"39'-2"41'-4"
AIR HOSE
ON BLDG
9'-0"8'-1".
18
'
-
9
"
4'-1"
34
'
-
0
"
NO
P
A
R
K
I
N
G
ADA VAN ACCESSIBLE PARKING
SIGNAGE ON SIGN POST
ACCESS AISLE SIGNAGE ON SIGN
POST
ACCESS AISLE AND NO
PARKING LETTERS
8'-8"7'-7"9'-0"
TYP.
C 1.0A1EXISTING SITE PLAN - WITH AERIAL OVERLAY
1.0A SCALE : 1" = 50'-0"
STORE
DRAWN BY:DATE:
PROJECT:
Parcel ID: 347115001012
Zoning Designation (Current):
Overlay District:
Parcel Size: 1.10 ACRES
Setbacks:Building Buffers
Front
Side
Rear
Parking
-Required: Retail: 1 per 250 gross SF floor area
---(3,600) / 250 = 15
-Provided:
--Standard (9.5'x18') = 16
--ADA Space (9.5'x18' with Access Stall = 1
-TOTAL PROVIDED: 17
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
U
N
T
,
M
N
#2746222
NORTHERN TIER
BUSINESS UNIT
BDB
EXISTING SITE PLAN
6/24/2022
TRUE NORTH
PLAN NORTHTOTAL SITE
SF =47,959.00
ACREAGE =1.10
C-STORE (SF)=3,600.00
CAR WASH (SF)=N/A
SALES (SF)=2,373.46
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
.
d
w
g
,
6
/
2
4
/
2
0
2
2
1
:
5
4
:
1
5
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
NO
P
A
R
K
I
N
*
C 0*
E;ISTIN* SITE PLAN - *REEN SPACE
0*SCALE " 0'-0"
E;ISTIN* SITE PLAN
BDB
STORE
DRA:N B< DATE
PRO-ECT
PDUFHO ID 30002
=RQLQJ DHVLJQDWLRQ CXUUHQW
OYHUOD\ DLVWULFW
PDUFHO SL]H 0 ACRES
SHWEDFNV BXLOGLQJ BXIIHUV
)URQW
SLGH
RHDU
PDUNLQJ
-RHTXLUHG RHWDLO SHU 20 JURVV S) IORRU DUHD
--- 300 20
-PURYLGHG
--SWDQGDUG '['
--ADA SSDFH '[' ZLWK AFFHVV SWDOO
-TOTAL PROVIDED
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION REVISION
ST
O
R
E
2
2
2
2
0
C
+
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
0
O
8
N
T
0
N
#2222
NORT+ERN TIER
B8SINESS 8NIT
2022
TOTAL SITE
S) 00
ACERA*E 0
*REENSPACE
SITE 00
PROVIDED S) 2
PROVIDED 3
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
.
d
w
g
,
7
/
8
/
2
0
2
2
1
0
:
1
6
:
2
0
A
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
23'-4"30'-5"
APPROACH
22
'
-
9
"
15
'
-
0
"
VENT STAND
7'-0"45'-0"
BUILDING
3'
61'-10"29'-6"
APPROACH
26'-0"29'-1"25'-4"
19'-0"25'-1"
HO
L
I
D
A
Y
ST
A
T
I
O
N
S
T
O
R
E
TRADEMARK
FLAG POLE
CO
N
C
.
AS
P
H
A
L
T
CO
N
C
.
AS
P
H
A
L
T
---225.00---
---225.21---
--
-
2
1
7
.
9
8
-
-
-
--
-
2
0
8
.
3
3
-
-
-
18
'
-
0
"
20
'
-
6
"
UT
I
L
I
T
Y
E
A
S
E
M
E
N
T
S
33
'
-
8
"
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
15
'
-
0
"
29
'
-
0
"
30
'
-
0
"
19
'
-
0
"
5'
-
0
"
80
'
-
0
"
BU
I
L
D
I
N
G
39
'
-
1
1
"
37
'
-
8
"
3'
30
'
-
5
"
3'
44
'
-
0
"
45'-4"39'-2"41'-4"
AIR HOSE
ON BLDG
9'-0"8'-1".
18
'
-
9
"
4'-1"
34
'
-
0
"
NO
P
A
R
K
I
N
G
ADA VAN ACCESSIBLE PARKING
SIGNAGE ON SIGN POST
ACCESS AISLE SIGNAGE ON SIGN
POST
ACCESS AISLE AND NO
PARKING LETTERS
8'-8"7'-7"9'-0"
TYP.
C 1.0W
1 EXISTING SITE PLAN
1.0W SCALE : 1" = 50'-0"
EXISTING SITE PLAN
BDB
STORE
DRAWN BY:DATE:
PROJECT:
Parcel ID: 347115001012
Zoning Designation (Current):
Overlay District:
Parcel Size: 1.10 ACRES
Setbacks:Building Buffers
Front
Side
Rear
Parking
-Required: Retail: 1 per 250 gross SF floor area
---(3,600) / 250 = 15
-Provided:
--Standard (9.5'x18') = 16
--ADA Space (9.5'x18' with Access Stall = 1
-TOTAL PROVIDED: 17
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
U
N
T
,
M
N
#2746222
NORTHERN TIER
BUSINESS UNIT
6/24/2022
TRUE NORTH
PLAN NORTHTOTAL SITE
SF =47,959.00
ACREAGE =1.10
C-STORE (SF)=3,600.00
CAR WASH (SF)=N/A
SALES (SF)=2,373.46
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
.
d
w
g
,
6
/
2
4
/
2
0
2
2
1
:
5
4
:
2
3
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
DD D AA
ABAGAH BA
K
W
ZY K
NO
P
A
R
K
I
N
G
C 2.0
PROPOSED CANOPY
EXPANSION
BDB6/22/2022
OPTION 1
1 PROPOSED SITE PLAN - WITH AERIAL OVERLAY
2.0 SCALE : 1" = 200'-0"
STORE
DRAWN BY:DATE:
PROJECT:
Parcel ID: 347115001012
Zoning Designation (Current):
Overlay District:
Parcel Size: 1.10 ACRES
Setbacks:Building Buffers
Front
Side
Rear
Parking
-Required: Retail: 1 per 250 gross SF floor area
---(3600) / 250 = 15
-Provided:
--Standard (9.5'x18') = 16
--ADA Space (9.5'x18' with Access Stall = 1
-TOTAL PROVIDED: 17
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
U
N
T
,
M
N
#2746222
NORTHERN TIER
BUSINESS UNIT
TRUE NORTH
PLAN NORTHTOTAL SITE
SF =47,959.00
ACREAGE =1.10
C-STORE (SF)=3,600.00
CAR WASH (SF)=N/A
SALES (SF)=2,373.46
NOTE:
THIS PLAN REPRESENTS A CONCEPT
LAYOUT ONLY, DRAWN OVER AN AERIAL
IMAGE AND HAS NOT BEEN VERIFIED WITH
A PROFESSIONAL LAND SURVEY. ALL
PROPERTY LINES, DIMENSIONS, AND
DRAWN ELEMENTS WILL NEED TO BE
REDRAWN TO MATCH SURVEYED SITE
CONDITIONS WHEN AVAILABLE.
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
o
p
t
1
.
d
w
g
,
6
/
2
2
/
2
0
2
2
1
:
4
9
:
2
0
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
38'-0"30'-0"
APPROACH
23
'
-
0
"
15
'
-
0
"
VENT
STAND
7'-0"45'-0"
BUILDING
3'
61'-0"30'-0"
APPROACH
28'-0"13'-0"25'-2"
19'-0"25'-0"
HO
L
I
D
A
Y
ST
A
T
I
O
N
S
T
O
R
E
TRADEMARK
DEMO FLAG POLE
CO
N
C
.
AS
P
H
A
L
T
CO
N
C
.
AS
P
H
A
L
T
---225.00---
---225.21---
--
-
2
1
7
.
9
8
-
-
-
--
-
2
0
8
.
3
3
-
-
-
18
'
-
0
"
20
'
-
6
"
UT
I
L
I
T
Y
E
A
S
E
M
E
N
T
S
10
'
-
7
"
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
15
'
-
0
"
29
'
-
0
"
30
'
-
0
"
19
'
-
0
"
5'
-
0
"
80
'
-
0
"
BU
I
L
D
I
N
G
39
'
-
1
1
"
36
'
-
1
1
"
4'
-
0
"
29
'
-
5
"
4'
-
0
"
28
'
-
0
"
45'-5"39'-1"41'-6"
D D D AA
AB
AGAH
BA
K
W
Z Y K
AIR HOSE
ON BLDG
4'-0"
NO
P
A
R
K
I
N
G
DEMO ADA VAN ACCESSIBLE
PARKING SIGNAGE ON SIGN POST
DEMO ACCESS AISLE SIGNAGE ON
SIGN POST
GRIND OFF EXISTING ACCESS
AISLE STRIPING AND NO
PARKING LETTERS
9'-0"
TYP.
19
'
-
0
"
GRIND OFF EXISTING ACCESS AISLE
STRIPING, HANDICAP SYMBOL AND
PARKING STRIPING
4'
-
0
"
35
'
-
0
"
57
'
-
3
"
EX
I
S
T
I
N
G
C
A
N
O
P
Y
32
'
-
3
"
AD
D
I
T
I
O
N
NO
P
A
R
K
I
N
G
RELOCATED
FLAG POLE
BOARD ON
BOARD TRASH
ENCLOSURE
(NEW)
NEW STRIPING IN
EXISTING PARKING
SPACE
9'-0".9'-0".
INSTALL NEW SIGN POST AND ADA
VAN ACCESSIBLE PARKING SIGNAGE.
INSTAL PER HOLIDAY PARKING
STANDARDS @ 60" AFF
INSTALL NEW SIGN POST AND
ACCESS AISLE SIGNAGE. INSTAL PER
HOLIDAY PARKING STANDARDS @ 60"
AFF
DEMO EXISTING PUMPS,
CONCRETE AND ISLAND FORMS
DEMO CURBS
22
'
-
1
"
NEW ISLANDS AND
PIPING UNDER EXISTING
CANOPY NEW STEP IN FREEZER
NEW 10x12 STORAGE SHED
ON CONCRETE SLAB
DEMO EXISTING TRASH
ENCLOSURE
C 2.0A1POPOSED SITE PLAN - WITH AERIAL OVERLAY
1.0A SCALE : 1" = 50'-0"
STORE
DRAWN BY:DATE:
PROJECT:
Parcel ID: 347115001012
Zoning Designation (Current):
Overlay District:
Parcel Size: 1.10 ACRES
Setbacks:Building Buffers
Front
Side
Rear
Parking
-Required: Retail: 1 per 250 gross SF floor area
---(3600) / 250 = 15
-Provided:
--Standard (9.5'x18') = 16
--ADA Space (9.5'x18' with Access Stall = 1
-TOTAL PROVIDED: 17
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
U
N
T
,
M
N
#2746222
NORTHERN TIER
BUSINESS UNIT
NOTE:
THIS PLAN REPRESENTS A CONCEPT
LAYOUT ONLY, DRAWN OVER AN AERIAL
IMAGE AND HAS NOT BEEN VERIFIED WITH
A PROFESSIONAL LAND SURVEY. ALL
PROPERTY LINES, DIMENSIONS, AND
DRAWN ELEMENTS WILL NEED TO BE
REDRAWN TO MATCH SURVEYED SITE
CONDITIONS WHEN AVAILABLE.
BDB
PROPOSED CANOPY EXPANSION
6/22/2022
OPTION 1
TRUE NORTH
PLAN NORTHTOTAL SITE
SF =47,959.00
ACREAGE =1.10
C-STORE (SF)=3,600.00
CAR WASH (SF)=N/A
SALES (SF)=2,373.46
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
o
p
t
1
.
d
w
g
,
6
/
2
2
/
2
0
2
2
1
:
4
9
:
2
4
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
NO
P
A
R
K
I
N
*
NO
P
A
R
K
I
N
*
C 0*
PROPOSED SITE PLAN - *REEN SPACE
0*SCALE " 0'-0"
PROPOSED CANOP<
E;PANSION
BDB
STORE
DRA:N B< DATE
PRO-ECT
PDUFHO ID 30002
=RQLQJ DHVLJQDWLRQ CXUUHQW
OYHUOD\ DLVWULFW
PDUFHO SL]H 0 ACRES
SHWEDFNV BXLOGLQJ BXIIHUV
)URQW
SLGH
RHDU
PDUNLQJ
-RHTXLUHG RHWDLO SHU 20 JURVV S) IORRU DUHD
--- 300 20
-PURYLGHG
--SWDQGDUG '['
--ADA SSDFH '[' ZLWK AFFHVV SWDOO
-TOTAL PROVIDED
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION REVISION
ST
O
R
E
2
2
2
2
0
C
+
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
0
O
8
N
T
0
N
#2222
NORT+ERN TIER
B8SINESS 8NIT
2022
OPTION
TOTAL SITE
S) 00
ACERA*E 0
*REENSPACE
SITE 00
PROVIDED S) 3
PROVIDED 30
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
o
p
t
1
.
d
w
g
,
7
/
8
/
2
0
2
2
1
0
:
1
3
:
1
7
A
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
38'-0"30'-0"
APPROACH
23
'
-
0
"
15
'
-
0
"
VENT
STAND
7'-0"45'-0"
BUILDING
3'
61'-0"30'-0"
APPROACH
28'-0"13'-0"25'-2"
19'-0"25'-0"
HO
L
I
D
A
Y
ST
A
T
I
O
N
S
T
O
R
E
TRADEMARK
DEMO FLAG POLE
CO
N
C
.
AS
P
H
A
L
T
CO
N
C
.
AS
P
H
A
L
T
---225.00---
---225.21---
--
-
2
1
7
.
9
8
-
-
-
--
-
2
0
8
.
3
3
-
-
-
18
'
-
0
"
20
'
-
6
"
UT
I
L
I
T
Y
E
A
S
E
M
E
N
T
S
10
'
-
7
"
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
15
'
-
0
"
29
'
-
0
"
30
'
-
0
"
19
'
-
0
"
5'
-
0
"
80
'
-
0
"
BU
I
L
D
I
N
G
39
'
-
1
1
"
36
'
-
1
1
"
4'
-
0
"
29
'
-
5
"
4'
-
0
"
28
'
-
0
"
45'-5"39'-1"41'-6"
D D D AA
AB
AGAH
BA
K
W
Z Y K
AIR HOSE
ON BLDG
4'-0"
NO
P
A
R
K
I
N
G
DEMO ADA VAN ACCESSIBLE
PARKING SIGNAGE ON SIGN POST
DEMO ACCESS AISLE SIGNAGE ON
SIGN POST
GRIND OFF EXISTING ACCESS
AISLE STRIPING AND NO
PARKING LETTERS
9'-0"
TYP.
19
'
-
0
"
GRIND OFF EXISTING ACCESS AISLE
STRIPING, HANDICAP SYMBOL AND
PARKING STRIPING
4'
-
0
"
35
'
-
0
"
57
'
-
3
"
EX
I
S
T
I
N
G
C
A
N
O
P
Y
32
'
-
3
"
AD
D
I
T
I
O
N
NO
P
A
R
K
I
N
G
RELOCATED
FLAG POLE
BOARD ON
BOARD TRASH
ENCLOSURE
(NEW)
NEW STRIPING IN
EXISTING PARKING
SPACE
9'-0".9'-0".
INSTALL NEW SIGN POST AND ADA
VAN ACCESSIBLE PARKING SIGNAGE.
INSTAL PER HOLIDAY PARKING
STANDARDS @ 60" AFF
INSTALL NEW SIGN POST AND
ACCESS AISLE SIGNAGE. INSTAL PER
HOLIDAY PARKING STANDARDS @ 60"
AFF
DEMO EXISTING PUMPS,
CONCRETE AND ISLAND FORMS
DEMO CURBS
22
'
-
1
"
NEW ISLANDS AND
PIPING UNDER EXISTING
CANOPY NEW STEP IN FREEZER
NEW 10x12 STORAGE SHED
ON CONCRETE SLAB
DEMO EXISTING TRASH
ENCLOSURE
C 2.0W
1 PROPOSED SITE PLAN
2.0W SCALE : 1" = 50'-0"
PROPOSED CANOPY
EXPANSION
BDB
STORE
DRAWN BY:DATE:
PROJECT:
Parcel ID: 347115001012
Zoning Designation (Current):
Overlay District:
Parcel Size: 1.10 ACRES
Setbacks:Building Buffers
Front
Side
Rear
Parking
-Required: Retail: 1 per 250 gross SF floor area
---(3600) / 250 = 15
-Provided:
--Standard (9.5'x18') = 16
--ADA Space (9.5'x18' with Access Stall = 1
-TOTAL PROVIDED: 17
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
U
N
T
,
M
N
#2746222
NORTHERN TIER
BUSINESS UNIT
6/22/2022
OPTION 1
TRUE NORTH
PLAN NORTHTOTAL SITE
SF =47,959.00
ACREAGE =1.10
C-STORE (SF)=3,600.00
CAR WASH (SF)=N/A
SALES (SF)=2,373.46
NOTE:
THIS PLAN REPRESENTS A CONCEPT
LAYOUT ONLY, DRAWN OVER AN AERIAL
IMAGE AND HAS NOT BEEN VERIFIED WITH
A PROFESSIONAL LAND SURVEY. ALL
PROPERTY LINES, DIMENSIONS, AND
DRAWN ELEMENTS WILL NEED TO BE
REDRAWN TO MATCH SURVEYED SITE
CONDITIONS WHEN AVAILABLE.
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
0
2
2
2
S
T
P
o
p
t
1
.
d
w
g
,
6
/
2
2
/
2
0
2
2
1
:
4
9
:
3
2
P
M
,
b
b
r
a
a
t
e
,
DW
G
T
o
P
D
F
.
p
c
3
NEW VENT STAND
HO
L
I
D
A
Y
ST
A
T
I
O
N
S
T
O
R
E
TRADEMARK
FLAG POLE
---225.00---
---225.21---
--
-
2
1
7
.
9
8
-
-
-
--
-
2
0
8
.
3
3
-
-
-
SETBACK LINE 30'-0"
SE
T
B
A
C
K
L
I
N
E
2
0
'
-
0
"
44
'
-
0
"
AIR HOSE
ON BLDG
9'-0"8'-1".
18
'
-
9
"
4'-1"
34
'
-
0
"
NO
P
A
R
K
I
N
G
ADA VAN ACCESSIBLE PARKING
SIGNAGE ON SIGN POST
ACCESS AISLE SIGNAGE ON SIGN
POST
ACCESS AISLE AND NO
PARKING LETTERS
8'-8"7'-7"9'-0"
TYP.
NO
P
A
R
K
I
N
G
NO
P
A
R
K
I
N
G
RELOCATED
FLAG POLE
DEMO E;ISTING TRASH
ENCLOS8RE
CO
N
C
AS
P
H
A
L
T
CO
N
C
AS
P
H
A
L
T
INSTALL NEW SIGN POST AND ADA VAN
ACCESSIBLE PARKING SIGNAGE. INSTAL PER
HOLIDAY PARKING STANDARDS # 60" AFF
INSTALL NEW SIGN POST AND ACCESS AISLE
SIGNAGE. INSTAL PER HOLIDAY PARKING
STANDARDS # 60" AFF
DEMO ADA VAN ACCESSIBLE
PARKING SIGNAGE ON SIGN POST
DEMO ACCESS AISLE SIGNAGE ON
SIGN POST
GRIND OFF E;ISTING ACCESS AISLE
STRIPING, HANDICAP SYMBOL AND
PARKING STRIPING
DEMO E;ISTING P8MPS,
CONCRETE AND ISLAND FORMS
NEW ISLANDS AND
PIPING 8NDER E;ISTING
CANOPY
REMOVE E;IST FLAG
POLE AND SAVE FOR
RELOCATION
NEW 8NDERGRO8ND
TANKS
NEW DIESEL DISPENSER
AND ISLAND
NEW 6" DIA CONC FILLED BOLLARDS
WITH PVC COVERS TYP OF 5
NEW AREA LIGHT, MATCH E;IST
S8-30 - Single 8nit TrXcN
C 1.0TT
1 PROPOSED SITE PLAN - TR8CK T8RNING - S830
1.0TT SCALE : 1" 40'-0"
STORE
DRAWN BY:DATE:
PRO-ECT:
Parcel ID: 347115001012
=oning Designation CXrrent :
Overlay District:
Parcel Si]e: 1.10 ACRES
SetEacNs:BXilding BXIIers
Front
Side
Rear
ParNing
-ReTXired: Retail: 1 per 250 gross SF Iloor area
--- 3,600 / 250 15
-Provided:
--Standard 9.5'x18' 15
--ADA Space 9.5'x18' witK Access Stall 1
-TOTAL PROVIDED: 16
RE
V
I
S
I
O
N
D
E
S
C
R
I
P
T
I
O
N
RE
V
#
DA
T
E
OPTION / REVISION:
ST
O
R
E
2
7
5
6
2
2
2
15
0
6
6
C
H
I
P
P
E
N
D
A
L
E
A
V
E
RO
S
E
M
O
8
N
T
,
M
N
#2746222
NORTHERN TIER
B8SINESS 8NIT
TR8E NORTH
PLAN NORTHTOTAL SITE
SF 47,959.00
ACREAGE 1.10
C-STORE SF 3,600.00
CAR WASH SF N/A
SALES SF 2,373.46 BDB
PROPOSED CANOPY E;PANSION
1/9/2023
OPTION 3 REV 1
G:
\
C
A
D
\
S
T
A
T
I
O
N
\
2
0
1
\
2
2
2
\
F
Y
2
0
2
3
C
a
n
o
p
y
E
x
p
a
n
s
i
o
n
\
O
l
d
D
r
a
w
i
n
g
s
\
0
2
2
2
S
T
P
o
p
t
3
r
e
v
1
.
d
w
g
,
2
/
1
/
2
0
2
3
1
0
:
4
6
:
1
5
A
M
,
D
W
G
T
o
P
D
F
.
p
c
3
NO
P
A
R
K
I
N
G
NO
P
A
R
K
I
N
G