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Home My WebLink About#14 - Kwik Trip CUPCITY COUNCIL DATE: 10/15/2019 TO: City Council FROM: Ken Roberts, Planning Director AGENDA ITEM: Conditional Use Permit - Kwik Trip Convenience Store/Fuel Station REVIEWED BY: Ben Prchal, City Planner Jack Griffin, City Engineer Greg Malmquist, Fire Chief SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a request from RPS Legacy Desoto Properties and Kwik Trip, Inc. for a conditional use permit (CUP) for the construction of a Kwik Trip convenience store/fuel station with a car wash. The City Code requires City approval of a conditional use permit for this request as gasoline (fuel) stations and car washes require approval of a conditional use permit in the Commercial zoning district. This request is for the property located immediately east of Inwood Avenue (CSAH 13) and immediately south of 5th Street North. Staff is recommending approval of the requests subject to compliance with the conditions as noted in this report. GENERAL INFORMATION Applicant: RPS Legacy Desoto Properties and Kwik Trip, Inc. (Nathan Byron); PO Box 2107, La Crosse, WI 54603. Property Owners: RPS Legacy Desoto Properties, Little Canada, MN 55117 Location: Vacant site lying immediately east of Inwood Avenue North (CSAH 13), immediately south of 5th Street North. PID Number: 33.029.21.13.0017. Request: Application for minor subdivision and conditional use permit approval of a gasoline (fuel) station with a convenience store and a car wash. Existing Land Use and Zoning: Vacant land. Current Zoning: C – PUD: Commercial PUD (part of the Inwood PUD) Surrounding Land Use and Zoning: North – vacant land, guided for C – Commercial (across 5th Street); west – Golf Course in Oakdale across Inwood Avenue; south – Existing storm water ponding area; east – vacant commercial/high density residential planned land (Inwood PUD) on the south side of 5th Street North Comprehensive Plan: MU-C (Mixed use Commercial) History: The City Council approved the general concept plan for the Inwood PUD on September 16, 2014, the preliminary plat on December 2, 2014 and the Final Plat on May 19, 2015 for Phase 1. Since then, the City has approved several additions for the 2 Inwood PUD, all for property north of 5th Street North. The site for Kwik Trip was graded as part of the Inwood PUD. Public Utilities (sewer and water) are available to the site from 5th Street with the primary street access from 5th Street North. The Planning Commission reviewed this request on August 12, 2019 and recommended approval, subject to the conditions in the staff report. Deadline for Action: Application Complete – 7/12/2019 60 Day Deadline – 9/11/2019 Extension Letter Mailed – No (Applicant agreed to time extension) 120 Day Deadline – 11/09/2019 Applicable Regulations: Chapter 153 – Subdivision Regulations §154.106 Conditional Use Permits Article 14 – Commercial Districts (C) Article 7 – Specific Development Standards (§154.305) §150.270 Storm Water, Erosion, and Sediment Control §150.035 Lighting, Glare Control and Exterior Lighting Standards PLANNING AND ZONING ISSUES The proposed Kwik Trip site is guided for MU-C (Mixed Use Commercial) in the City’s 2040 Comprehensive Plan. The overall subdivision and site plan have been prepared in order to meet the standards for the Commercial zoning district in terms of lot size, lot widths, building setbacks and other design criteria. It should be noted that while a neighborhood convenience store is a permitted use in the Commercial zoning district, the City Code lists gasoline stations as a conditional use. In addition, car washes, while accessory to the gasoline station use, also are a conditional use. For these reasons, the applicant has applied for a conditional use permit for City approval of the gasoline station and car wash land uses. Minor Subdivision The City of Lake Elmo has received a request from RPS Legacy Desoto Properties and Kwik Trip, Inc. for a minor subdivision to subdivide 9.9 acres of land located within the Inwood PUD into three lots. The western most lot of 2.3 acres is proposed for the constructing a Kwik Trip convenience store/fuel station. The proposed plat would be for property currently owned by RPS Legacy Desoto Properties and would be located immediately east of Inwood Avenue (CSAH 13) and immediately south of 5th Street North. The parcel had been used for agricultural purposes before the development of the Inwood PUD. From staff’s perspective, the applicant’s subdivision proposal meets all the City submission requirements for a minor subdivision. The proposed plat is limited in scope and scale as there are no new proposed streets or public facilities proposed with the land subdivision (although watermain would be extended into the site to serve the Kwik Trip store). To better define what constitutes a project of limited scope or scale in staff’s judgment, a limited scale plat would involve subdivision of a limited number of parcels without the need for major infrastructure improvements (utility extensions, new public roads, etc.). In this context, the proposed plat is of limited scale and scope according to staff. The proposed plat would subdivide the subject property into three parcels; one parcel (Lot 1, Block 1) for the proposed Kwik Trip and two outlots for a future development adjacent to the proposed 3 Kwik Trip. The proposed size of the site (Lot 1) for the Kwik Trip is 98,881 square feet, or 2.27 acres. The proposed area for Outlot A would be 1.9 acres, which will likely be used for future commercial development while Outlot B is proposed to be 5.72 acres which is guided for high- density residential development in the Inwood PUD. Staff provided a more extensive review and recommendation about the proposed subdivision (to be known as Inwood 6th Addition) in a separate report. Kwik Trip Zoning and CUP Review In reviewing the applicable requirements from the City’s zoning and subdivision regulations, staff has found that the proposed project is in conformance with these requirements. More specifically, staff reviewed the proposed motor fuel station/convenience store in light of the following: • Lot Size. The proposed lot being platted for the commercial use is 98,881 square feet, which exceeds the minimum lot size requirement of 20,000 square feet per the Commercial zoning district. • Building Setback Requirements. The proposed gasoline station/convenience store meets the required building setbacks (front: 30 feet, corner side yard: 25 feet, interior side yard: 10 feet and rear yard: 10 feet) for the Commercial district. In addition, the car wash meets the 10- foot setback requirement for accessory buildings. • Parking Setbacks. The proposed parking stalls all meet the required parking setback requirements per the Commercial zoning district. • Impervious Surface. The maximum amount of impervious surface in the Commercial zoning district is 75%. The propose project complies with this requirement, as there is 68,845 square feet of pervious surface proposed, which is 69% of lot area. • Parking Stalls. Per the City’s off-street parking requirements, gasoline stations are required to have one parking stall for every 250 square feet of gross floor area used for sales. Using this calculation, staff determined that 23 parking stalls would be required. The applicants are proposing 30 standard and 2 handicap parking stalls, easily meeting the City’s parking requirement. • Specific Development Standards – Gasoline Stations and Car Washes. The City adopted specific development standards (§154.305) for gasoline stations and car washes, both of which are included in this development proposal. In reviewing these standards, staff found that the application was in compliance with the specific development standards related to these two land uses, including the following: o Access to a Collector. The proposed gas station meets the minimum lot size requirements and has access to a collector street (5th Street North.). o Canopies. The proposed canopy meets the required setback of 20 feet from all property lines. In addition the canopy columns reflect the design and building materials of the principal building. o Outdoor Displays. Proposed outdoor merchandise is either located under the canopy or adjacent to the principal structure, meeting all setback requirements. o Car Wash Enclosure. The proposed car wash has doors that enclose the car wash while in operation. 4 o Sounds from Speakers. The car wash area is not within close proximity to any residential districts or properties. Any sounds from speakers related to the car wash should not negatively impact any residential properties. Based on Staff’s review of the proposed Site Plan and the supporting plans for the proposed gasoline station and car wash, the applicant’s plans meet or exceed all applicable Zoning Code requirements for gasoline stations and car washes in Commercial districts. In terms of parkland dedication, the Subdivision Ordinance requires any property being developed in Commercial districts to pay a fee as determined by Resolution by the City Council. Currently, the fee for parkland dedication for commercial properties is $4,500 per acre of land subdivided for commercial use. In this case, the applicant is proposing to subdivide 2.27 acres of land for Kwik Trip. The remaining land is being left in two outlots. Using the $4,500 fee per acre, the applicant will be required to provide $10,215 (2.27 acres x $4,500 per acre = $10,215) to the City to meet the City’s parkland dedication requirement. Staff would recommend that the developer/applicant provide this fee to the City in advance of releasing the final plat for recording (Condition #4). Finally, as the gasoline station and car wash is considered a conditional use in the Commercial zoning district, the applicant has applied for a conditional use permit (CUP). Per the procedure described in Article 3 of the Zoning Code (§154.106), the City is required to make findings related to the proposed conditional use. Generally speaking, these finding are required to ensure that no negative impacts to the adjacent properties or broader community are associated with the proposed use. Staff reviewed all 12 required findings per the procedure for CUPs and found the proposed use should meet all City criteria for granting a conditional use permit. As part of the draft findings for recommending approval of the request, staff has included the required findings that relate to the conditional use permit. REVIEW AND ANALYSIS As currently submitted, the proposed minor subdivision and Kwik Trip facilities will meet all applicable City requirements for conditional approval. Any deficiencies or changes that staff has identified are listed in the recommended conditions of approval. Also, the City has received a detailed list of comments from the City Engineer and City’s Landscape Architect about the proposed gasoline station, in addition to informal review by the City’s Fire Chief and Building Official. I have attached the written review comments from the City Engineer and Landscape Architect for consideration by the City Council. In addition to the general comments that have been provided in the preceding sections of this report, Staff would like the City Council to consider the following discussion areas as well: • Comprehensive Plan. The proposed subdivision and commercial use are consistent with the 2040 Lake Elmo Comprehensive Plan for this area of the city. • Zoning. The zoning for this part of the Inwood PUD is C-PUD (Commercial PUD). The submitted development plans demonstrate compliance with the City’s Commercial zoning district standards and are consistent with the approved PUD. Neighborhood Convenience Store is a permitted use in the Commercial zoning district, while gasoline station and car wash are conditional uses. The applicants have applied to the City for a conditional use permit for the fuel station/convenience and car wash in conjunction with the platting request. 5 • Subdivision Requirements. The City’s Subdivision Ordinance includes a fairly lengthy list of standards that must be met by all new subdivisions, and include requirements for blocks, lots, easements, erosion and sediment control, drainage systems, monuments, sanitary sewer and water facilities, streets, and other aspects of the plans. City Staff have not identified any conflicts or major issues with this proposal in regards to the City’s Subdivision Ordinance. • Access. In terms of access, the proposed site plan for the development shows two access driveways to 5th Street North along the northern boundary of the site. To account for the appropriate access spacing necessary for 5th Street, the applicants originally showed the western access to be a right-in, right-out (limited access) into the Kwik Trip site and the driveway farther to east would provide full access to this site and property to the east, supporting all turning movements. The City Engineer has reviewed the proposed access locations and found them to be acceptable with the proposed access spacing. He did however, have other concerns with the proposed driveways. o Western (intermediate) Right-In/Right-Out Out Access. To provide access to the proposed gasoline station, the applicant is proposing two access locations (west and east) along 5th Street North. The City Engineer reviewed the proposed access locations and found the spacing to be acceptable. For the western access point, the developer originally proposed to construct the driveway for traffic to move right in and right out. They also are proposing to add a right turn lane to the eastbound drive lanes on 5th Street to help facilitate access into the site. Staff is recommending that the proposed western access be permitted only as a right- in only. This is because traffic leaving the site at this location may be tempted to do a U-turn at Irene Avenue to then proceed west on 5th Street to Inwood Avenue The proposed design width for this driveway is 40 feet which is too wide for a right-in only driveway. Staff is comfortable working with the applicant to arrive and the best suited design for the right-in only western access (Condition #1b). The applicant recently provided staff with a revised site and landscaping plan showing the western access driveway for ingress only into the site. o Eastern Shared Access. The developer also is showing a driveway across from the future Irene Avenue. This driveway location would serve as a full access (right and left turns in and out) and is consistent with the spacing requirements for access and driveways along 5th Street. Staff is recommending the developer review the design width of the eastern shared full access driveway. It is proposed to be 30 feet wide but with the expected traffic movements and turn lanes, the developer may want to expand it to 40 feet in width to allow for both right and left turn lanes to exit the site. The suggested expansion of 10 feet of additional width would allow better circulation in and out of the proposed gasoline station, as well as whatever future use is located on Outlot A. In addition to the suggested modification to the design of the eastern access drive, staff also is recommending that the applicant provide an access easement along the portion of shared access driveway that is located on Outlot A (Condition #2). The goal is to ensure that Kwik Trip and the users of the development on Outlot A have dedicated full access to the eastern driveway. • Landscaping. The applicant has submitted a Landscape Plan (Sheet L1) as part of the proposed gasoline station. The City’s landscaping provisions (§154.258) require 1 tree per 6 50 feet of street frontage. In addition to street plantings, the City’s requirements include 5 trees per developed acre. Given these requirements, staff calculated that 13 street trees are required (based on approximately 630 total feet of street frontage on 5th Street and Inwood Avenue) and 12 interior trees are required (5 trees per acre). In addition, the Code requires the developer to plant 1 tree for every 50 feet of perimeter parking lot frontage. In this case, that would require 3 trees. The total required amount of trees per staff’s calculation is 28 trees. The applicants are proposing to plant 25 trees of both deciduous and coniferous varieties, thus proposing three fewer trees than required by the City Code. In addition to the trees, the applicants are proposing a variety of shrubs and planted beds. Staff distributed the original proposed Landscape Plan to the City’s Landscape Architect for his review. I have attached his comments for your reference. Staff would recommend as a condition of approval (Condition #5) that the applicant update the Landscape Plan to meet all City requirements and to reflect the changes suggested by the City’s Landscape Architect. The applicant submitted a revised landscape plan to the City (dated September 19, 2019) showing the revised driveway into the site while addressing the landscaping concerns of staff and those of the neighbors living northeast of the site. This latest plan includes four Norway Spruce trees to be planted on the north side of the parking and driveway area (near the picnic tables) to help with screening of the site. The City’s landscape architect reviewed this latest plan and found it was in compliance with all City requirements except that it was missing one hackberry tree. The applicant will need to add this tree to their final plans before the City will issue a building permit for this development. The City also requires that developers keep all plantings out of drainage and utility easements. Staff is recommending that any modifications related to the number or location of trees, the plant species or location be incorporated in the Final Landscape Plan for City approval before the City issues a building permit. • Architectural Design Review. City staff reviewed the architectural plans and architectural renderings of the proposed Kwik Trip gasoline station and car wash for consistency with the Lake Elmo Design Guidelines and Standards Manual. Overall, Staff finds that the proposed building meets the guidelines and standards for Commercial development contained within the manual and would offer the following review comments: o Building Materials. The proposed building is chiefly constructed of red modular brick. Accent materials include limestone and tan brick soldier course. The proposed building materials meet the City standards for building materials in the Commercial district. o Streetscape. A significant portion of the proposed landscaping is located along the public right-of-way for 5th Street North. The City Code requires that a landscape frontage strip at least five feet wide be provided between parking areas and public street, sidewalks or paths. This area is to provide screening that is between 3.5 feet and 4 feet in height and not be less than 50 percent opaque on a year-round basis. The City’s landscape architect is recommending that the applicant change the plans to add landscaping/screening along 5th Street as required by the City Code. o Storage Areas. The City requires that trash collection areas be located out of the view of the public right-of-way. The proposed site plan indicated that the trash collection 7 area will be enclosed and located in the southwest part of the site. The proposed trash collection area meets the intent of the standard. o Entry. The proposed convenience store has accent treatments of both limestone and tan brick soldier course around the entryway. In addition, the peaked roof at the entry provides an additional architectural feature. • Photometric Plan. To demonstrate compliance with the City’s sign and exterior lighting ordinances, the applicant has submitted a Photometric Plan. The Photometric Plan includes information about the lighting fixtures proposed for the site. In addition, it provides information about the light intensity, measuring the foot candles across the entire site and beyond. Based on the plan, the applicants are proposing pole lights that are 16 feet in height and that include a LED fixture with a 90 degree cutoff. In addition, the proposed lighting internal to the canopy are recessed LEDs. From staff’s review of the photometric plan, the proposed lighting is consistent with the City’s ordinance, as the plan does an effective job of limiting light from being directed outside of the property. Generally speaking, the foot-candle reading at or near the property boundaries are all very low and are consistent with the ordinance. In addition, the 16-foot pole lights do not exceed the maximum height allowed for such lighting (30 feet maximum height for lights in non-residential districts with cutoff 90 degrees or less). When City staff reviews the building permit for the proposed gasoline station, a more in-depth review of the proposed lighting will be completed to ensure conformance to the City’s ordinance. • Signage Plan. As part of the plat and conditional use permit applications, the applicants have submitted a signage plan. The signage plan includes multiple sign types, including wall signs, canopy signs and a monument or ground sign. From a high level review perspective, it appears that the proposed signage will meet the City’s Sign Ordinance. However, the applicant will be required to submit sign permits for the proposed signage, at which time staff will conduct a more in-depth review. Staff is recommending that the applicant submit sign permits for any proposed signage (Condition #6) • City Engineer Review. The City Engineer has provided the Planning Department with a detailed comment letter as a summary of his review of the proposed minor subdivision and the gasoline station. The majority of the Engineer’s comments relate to traffic and access management. In addition, the Engineer identifies other aspects of the proposed plan that currently do not meet City Engineering Standard, including utilities, grading and erosion control. As a condition of approval, staff is recommending that all modification requested by the City Engineer in his memo dated August 6, 2019 be incorporated into Final Plans before City approval of the building permit (Condition #1). • Traffic Study. The City Engineer noted in his review of this proposal the need for a traffic study. The applicant completed a traffic study (dated September 20, 2019) for the proposed development. The traffic study concludes that “in the 2020 Build condition, it is anticipated that vehicles will experience large delays and queueing when attempting to access Inwood Avenue from 5th Street. Additionally, under the 2020 Build scenario, all three volume-based signal warrants are fulfilled. Based on these conditions and the review provided in this assessment, it is recommended that a traffic signal be installed at the Inwood Avenue/5th Street intersection to alleviate the excessive queueing and delays with the build of the proposed gas station.” (Please see the attached traffic study for more information.) The City 8 forwarded the traffic study to Washington County but we have not yet received any review comments from the county about the study or its findings. The intersection of Inwood Avenue and 5th Street has three “legs” – 2 that are the County’s responsibility and one (5th Street) that is the City’s responsibility. In discussing the need for a traffic signal system at this intersection with County staff, they estimated that such a system at would cost about $300,000. That means that $100,000 (one-third) of that cost would be the responsibility of the City. As part of the City approval of the Inwood PUD and as required in the Inwood Development Agreement, the developer of Inwood paid the City $43,725 toward the cost of the future traffic signal for this intersection in 2015. This means the City would now need to contribute about $57,000 - $60,000 toward the cost of the traffic signal. In light of these costs and the increased traffic at the intersection generated by the proposed Kwik Trip (as shown in their traffic study), the City may want to approach Kwik Trip about making a financial contribution to the City toward the cost of the future traffic signal system for the intersection of Inwood Avenue and 5th Street North. An alternative would be for the City Council to delay the approval of the project (or deny the project) until such as the City and Washington County have completed the planning and budgeting for the traffic signal system at Inwood Avenue and 5th Street North. • Fire Department Review. The Fire Chief has reviewed the proposed gasoline station project plans. He found they are generally consistent with City requirements but did provide the following comments: The following items need to be addressed: • Must meet all applicable codes in the 2015 MN State Fire Code. • Ensure proper emergency vehicle access throughout the site. • Fire hydrant locations throughout the site to be reviewed by Fire Chief, Public Works Director and City Engineer. • Additional items to be addressed as we move forward: o Emergency Fuel Shut Off o FDC (Fire Department Connection) Location o Lockbox o Location of annunciator panel • Provide basic overhead view foot print plan of the building, non-architectural, showing rooms, access, utility locations, etc. Additional review and approval of the project plans by the Fire Chief will be required upon the submission of the building permit. • Trails and Sidewalks. There is an existing concrete sidewalk on the south side of 5th Street adjacent to the project site. The applicant is proposing to relocate a part of the sidewalk to accommodate the proposed right-hand turn lane in to the site. 9 • Watershed Districts. The project area lies within the South Washington Watershed District (SWWD). It should be noted that the developer must meet all the rules of the SWWD and will need to secure permits from the SWWD in order to proceed with the development as planned (Condition #3). Based on the above Staff report and analysis, staff is recommending approval of the conditional use permit for the proposed Kwik Trip convenience store/fuel station and car wash on the corner of Inwood Avenue and 5th Street North, subject to the conditions of approval. The recommended conditions are as follows: Recommended Conditions of Approval: 1) All required modifications to the proposed plat and project plans as requested by the City Engineer in a review memo dated August 6, 2019 shall be incorporated into the final plat and project plans before the City approves the building permit for the gasoline station. Required modifications include, but are not limited to, the following: a. The design of the east-bound right turn lane proposed for the western access on 5th Street must be revised to incorporate a 150-foot full width turn lane with a 5:1 taper to account for the design speed of the road as suggested by the City Engineer and the supporting consultant. b. The design of the western driveway access onto 5th Street must be revised per the recommendation of the City Engineer to accommodate right turns in only. The design of the access must be approved by the City before the City approves the building permit. c. The width of the eastern full access driveway may need to be modified to 40 feet to allow for one inbound lane (16 feet wide) and two outbound lanes (left and right turn lanes, 12 feet wide). 2) The applicant shall provide for an access easement over the entire portion of the shared western driveway located on Lot 1, Block 1 to provide dedicated access for Outlot A. 3) The developer shall acquire the needed permits from South Washington Watershed District before starting any grading or development activity on the site. 4) The applicant shall pay the City a parkland dedication fee in the amount of $10,215 before the City releases the minor subdivision or final plat for recording. 5) The Landscape Plan shall be updated and reviewed by the City’s Landscape Architect. Any modifications requested by the Landscape Architect or the City Engineer shall be incorporated into the Final Landscape Plan before the City approves the building permit for the gasoline station. 6) The applicant shall secure a sign permit from the City for all signage associated with the proposed gasoline station. 7) The applicant placing signs within their site to: a. Remind visitors that the western access driveway is for enter only and exits are not allowed. 10 b. Direct visitors to use the eastern access to 5th Street for existing the site. 8) Before starting any site work and before recording the Final Plat, the Developer shall enter into a Developers Agreement or Site Work Agreement with the City. This agreement shall be in a form acceptable to the City Attorney and shall delineate who is responsible for the design, construction, and payment of public improvements and other site management and operation considerations including erosion control and construction staging. 9) If necessary, the applicant shall update the traffic impact study for the project based on the review comments of Washington County. Additional improvements may need to be incorporated into the project depending on the outcome of additional review or study revisions. DRAFT FINDINGS Staff is recommending that the City Council consider the following findings with regards to the proposed conditional use permit for a Kwik Trip fuel station/convenience store and car wash to be located on the southeast corner of Inwood Avenue and 5th Street: • That the proposed Kwik Trip fuel station/convenience store will meet all City zoning ordinance requirements, such as landscaping, erosion and sediment control. • That the proposed Kwik Trip fuel station/convenience store will be consistent with the City’s engineering standards provided the developer updates the plans to address the City Engineer’s comments documented in a letter August 6, 2019. • That the proposed architectural design of the gasoline station, canopy and car wash are consistent with the Lake Elmo Design Guidelines and Standards Manual. • That the proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or City. • That the use or development conforms to the City of Lake Elmo Comprehensive Plan. • That the use or development is consistent with the Inwood PUD and will be compatible with the existing neighborhood. • That the proposed use meets all specific development standards for such use listed in Article 7 of the Zoning Code. • That the proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of the area. • That the proposed use will not be hazardous or create a nuisance as defined under the Zoning Code to existing or future neighboring structures. • That the proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems. • That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. 11 • That the proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. • That vehicular approaches to the property will not create traffic congestion or interfere with traffic on surrounding public thoroughfares after the installation of a traffic signal system at the intersection of Inwood Avenue and 5th Street North. • That the proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. RECCOMENDATION: Staff and the Planning Commission recommend approval of the Conditional Use Permit for the proposed Kwik Trip gasoline station/convenience store and car wash to be located on the southeast corner of Inwood Avenue and 5th Street North. Staff and the Planning Commission are recommending approval of the conditional use permit subject to the conditions of approval as listed in the Staff report. Suggested motion: “Move to adopt Resolution 2019 – 077 approving the Conditional Use Permit for the proposed Kwik Trip fuel station/convenience store and car wash to be located on the southeast corner of Inwood Avenue and 5th Street North, subject to the conditions of approval as drafted by Staff and based on the findings of fact listed in the Staff Report.” ATTACHMENTS: 1. Project Narrative/Cover Letter dated 7-10-19. 2. City Maps and Project Plans (scanned) 3. Final Site Survey 4. Inwood 6th Addition Minor Subdivision (Preliminary Plat) 5. Kwik Trip Construction Plans (15 pages) 6. Proposed Building Elevations 7. Kwik Trip Architectural Rendering 8. Kwik Trip Signage Plans (8 pages) 9. City Engineer Review Memorandum dated August 6, 2019 10. Revised Site/Landscape Plan dated 9-19-19 11. Landscape Architect’s review dated 9-29-19 12. Neighbor e-mail comments dated 8-05-2019 13. Traffic Study dated September 20, 2019. 14. Resolution 2019 – 077 approving a CUP "NO BUILDINGS OBSERVED" 8 8 8 8 8 8IN W O O D A V E N ( C . S . A . H . N O . 1 3 ) 5TH STREET N 5T H S T R E E T N IS L A N D T R A I L IS L A N D T R A I L 1 of AL T A / N S P S L A N D T I T L E S U R V E Y REVISIONS 1. 2. 3. 4. 5. 6. DRAWN BY: FILE NO: bjs 1870 PR O P O S E D K W I K T R I P 1 0 7 8 S I T E (O u t l o t O , I N W O O D ) La k e E l m o , M i n n e s o t a 38 9 0 P h e a s a n t R i d g e D r i v e N E , S u i t e 1 0 0 , B l a i n e , M N 5 5 4 4 9 Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G f: \ j o b s \ 7 9 6 1 - 7 9 8 0 \ 7 9 6 7 - k w i k t r i p # 1 0 7 8 - l a k e e l m o \ c a d c 3 d \ s u r v e y \ 7 9 6 7 _ a l t a . d w g Sa v e D a t e : 03 / 0 7 / 1 9 ISSUE DATE:3/07/19 OUTLOT O, INWOOD, ALTA/NSPS LAND TITLE SURVEY WASHINGTON COUNTY, MINNESOTA ~ o f ~ ~ fo r ~ KWIK TRIP, INC. VICINITY MAP CONTROL POINTS 1 1 8 LEGEND KW I K T R I P , I N C . P. O . B O X 2 1 0 7 16 2 6 O a k S t r e e t La c r o s s e , W I , 5 4 6 0 2 REGISTERED LAND SURVEYOR 40361 TH O M A S R .BA L L U F F S T A T E OF M I N N E S OTA 1 OWNER: OWNER: OW N E R : OW N E R : OW N E R : OW N E R : OW N E R : OW N E R : OWN E R : OW N E R : OW N E R : OWNER: OWNER: VICINITY MAP LEGEND Thomas R. BalluffName: Signature: Date:6/28/19 License #:40361 I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. SITE DATA of PR E L I M I N A R Y P L A T REVISIONS 1. 2. 3. 4. 5. 6. DRAWN BY: ISSUE DATE: KCM 6/28/19 IN W O O D 6 T H A D D I T I O N La k e E l m o , M i n n e s o t a f: \ j o b s \ 8 0 6 1 - 8 0 8 0 \ 8 0 7 8 - i n w o o d s e n i o r a p a r t m e n t s \ c a d c 3 d \ s u r v e y \ p r e l i m i n a r y \ 8 0 7 8 _ p r p . d w g Sa v e D a t e : 06 / 2 8 / 1 9 FILE NO:1870 2 1 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G RP S L E G A C Y L L C 29 3 5 C o u n t r y D r i v e , S u i t e 1 0 0 Li t t l e C a n a d a , M N 5 5 1 1 7 INWOOD 6TH ADDITION OWNER: OWNER: OW N E R : OW N E R : OW N E R : OW N E R : OW N E R : OW N E R : OWN E R : OW N E R : OW N E R : OWNER: OWNER: VICINITY MAP LEGEND Thomas R. BalluffName: Signature: Date:6/28/19 License #:40361 I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. of EX I S T I N G C O N D I T I O N S REVISIONS 1. 2. 3. 4. 5. 6. DRAWN BY: ISSUE DATE: KCM 6/28/19 IN W O O D 6 T H A D D I T I O N La k e E l m o , M i n n e s o t a f: \ j o b s \ 8 0 6 1 - 8 0 8 0 \ 8 0 7 8 - i n w o o d s e n i o r a p a r t m e n t s \ c a d c 3 d \ s u r v e y \ p r e l i m i n a r y \ 8 0 7 8 _ e x c o n . d w g Sa v e D a t e : 07 / 1 0 / 1 9 FILE NO:1870 2 2 38 9 0 P h e a s a n t R i d g e D r . N E # 1 0 0 , B l a i n e , M N Ph o n e : 7 6 3 - 4 8 9 - 7 9 0 0 F a x : 7 6 3 - 4 8 9 - 7 9 5 9 EN V I R O N M E N T A L ◦ E N G I N E E R I N G ◦ S U R V E Y I N G RP S L E G A C Y , L L C 29 3 5 C o u n t r y D r i v e , S u i t e 1 0 0 Li t t l e C a n a d a , M N , 5 5 1 1 7 BENCHMARKS LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 1078 G000 CO V E R S H E E T KWIK TRIP STORE #1078 CITY SUBMITTAL SHEET INDEX G000 COVER SHEET SP1 EXISTING CONDITIONS & REMOVALS PLAN SP2 SITE PLAN (LAYOUT) SP2.1 SITE PLAN (KEYNOTE) SP3 GRADING, DRAINAGE, & EROSION CONTROL PLAN SP4 UTILITY PLAN SP4.1 UTILITY PLAN (STORM SEWER) SP5 STORMWATER POLLUTION PREVENTION PLAN SP6 DETAILS SP7 DETAILS SP8 DETAILS SP9 DETAILS L1 LANDSCAPE PLAN L2 LANDSCAPE PLAN E1 PHOTOMETRIC LIGHTING PLAN OWNER KWIK TRIP, INC NATHAN BYOM 1626 OAK STREET LA CROSSE, WI 54602 PHONE: 608-791-7448 EMAIL: nbyom@kwiktrip.com CIVIL ENGINEER CARLSON MCCAIN, INC. JOSEPH RADACH 3890 PHEASANT RIDGE DR NE, #100 BLAINE, MN 55449 PHONE: 763-489-7912 EMAIL: jradach@carlsonmccain.com SITE DESIGNER CARLSON MCCAIN, INC. JOSEPH RADACH 3890 PHEASANT RIDGE DR NE, #100 BLAINE, MN 55449 PHONE: 763-489-7912 EMAIL: jradach@carlsonmccain.com SURVEYOR CARLSON MCCAIN, INC. THOMAS BALLUFF 3890 PHEASANT RIDGE DR NE, #100 BLAINE, MN 55449 PHONE: 763-489-7913 EMAIL: tballuff@carlsonmccain.com SITE LOCATION MAP AERIAL LOCATION MAP CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA IN W O O D A V E N ( C S A H N O . 1 3 ) 5TH STREET N SITE SITE Know what's below. before you dig.Call R 1078 SP1 EX I S T I N G C O N D I T I O N S & R E M O V A L S P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP2 SI T E P L A N ( L A Y O U T ) LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP2.1 SI T E P L A N ( K E Y N O T E ) LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP3 GR A D I N G & E R O S I O N CO N T R O L P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP4 UT I L I T Y P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP4.1 UT I L I T Y P L A N ( S T O R M S E W E R ) LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-2092 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 Know what's below. before you dig.Call R 1078 SP5 ST O R M W A T E R P O L L U T I O N PR E V E N T I O N P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 “” 1078 SP6 DE T A I L S LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 1'-0" DIA 5' - 0 " 8" 1' - 6 " OR PAVEMENT CONCRETE FOOTING BLUE HDPE BOLLARD COVER FINISH GRADE VAN ACCESSIBLE STEEL BOLLARD ADA ACCESSIBLE SIGNAGE- ADHESIVE STICKER, WHITE LETTERS WITH BLUE REFLECTIVE BACKGROUND, ADHERE TO HDPE BOLLARD COVER DIA. VAN ACCESSIBLE BO T T O M O F S I G N DELIVERY VEHICLES UNLOADING IN FRONT OF ACCESSIBLE SPACES ARE IN VIOLATION DELIVERY VEHICLES UNLOADING IN FRONT OF ACCESSIBLE SPACES ARE IN VIOLATION ADD STORE PHONE # TO BOLLARD (MUST BE VISABLE) STORE # XXX-XXXX VEHICLE ID REQUIRED UP TO $200 FINE FOR VIOLATION VEHICLE ID REQUIRED UP TO $200 FINE FOR VIOLATION 6" 12" MIN. CONCRETE SLAB-ON-GRADE WITH #3 REBAR COMPACTED AGGREGATE BASE COMPACTED SUB-GRADE GEOTEXTILE FABRIC (TYPE V) AS DETERMINED BY GEOTECHNICAL ENGINEER (I.E. OVER TANKS & AT ENTRANCES) HEAVY DUTY INCREASE TO 8" THICK W/ #4 REBAR SPACED 36" O.C. AS NOTED ON PLANS NOTE: PAVEMENT SECTION TO BE VERIFIED W/ GEOTECHNICAL REPORT. SPACED 36" O.C. SAND SUBBASE & DRAINTILE AS DETERMINED BY GEOTECHNICAL ENGINEER 1078 SP7 DE T A I L S LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 DESIGNED TO FIT 48"-60" DIAM. STRUCTURES 53 MT. ARCHER ROAD, LYME, CT. 06371 (800) 504-8008 FAX: (860)434-3195 UN L 20K DS L 2 12K 20KUN L 8 8 PR E M SPLIT 20K E8 5 1078 SP8 DE T A I L S LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 1078 SP9 DE T A I L S LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. JTR 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:06/28/19 License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Joseph T. Radach, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 45889 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 1078 L1 LA N D S C A P E P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 06/28/19 James A. Kalkes, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 45071 JAK 1.A MINIMUM OF (1) TREE PER 50 LF OF STREET FRONTAGE. ·TOTAL STREET FRONTAGE = 630 LF. ··630/50 = 13 TREES REQUIRED 2.ADDITIONALLY, (5) TREES SHALL BE PLANTED PER (1) ACRE OF DEVELOPED LAND OR DISTURBED BY DEVELOPMENT ACTIVITY ·OVERALL SITE ACREAGE = (98,974sf) =2.27 ac ··2.27 x 5 =12 TREES REQUIRED 4.AT LEAST 25% OF TREE COUNT SHALL BE DECIDUOUS OR CONIFEROUS 5.IRRIGATION SHALL BE PROVIDED FOR ALL SOD/SEED AND LANDSCAPE AREAS PER LAKE ELMO DETAILS/SPECIFICATIONS LAKE ELMO LANDSCAPE CODE 34-271 35-221 25-131 (OLD MNDOT 260) & ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1) 25-131 FOR GENERAL STABILIZATION (USE EROSION CONTROL BLANKET OF PAD AREAS FOR SLOPES OVER 3:1) SEED MIX LEGEND (FOR ALL SHEETS) Malus x 'Spring Snow' Picea glauca var. Densata LANDSCAPE LEGEND Syringa Reticulata Picea abes SHADEMASTER HONEYLOCUST HACKBERRY SUGAR MAPLE NORTHWOODS MAPLE Acer rubrum 'Nothwoods' Acer saccharum Celtis occidentalis Gleditsia triacanthos var. inermis 'Shademaster' JAPANESE TREE LILAC SPRING SNOW CRABAPPLE BLACK HILLS SPRUCE NORWAY SPRUCE LANDSCAPE QUANITIES 703 0 - 2 0 9 2 T R I - F O A M P U M P I N G P L A N T 1078 L2 SH R U B P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 7967-00 2019-06-28 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 06/28/19 James A. Kalkes, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 45071 JAK LANDSCAPE LEGEND PAGE 1 of 3 MEMORANDUM Date: August 6, 2019 To: Ken Roberts, Planning Director Re: Inwood 6th Addition – Kwik Trip Cc: Chad Isakson, P.E., Assistant City Engineer Preliminary Plat Review From: Jack Griffin, P.E., City Engineer An engineering review has been completed for the Inwood 6th Addition – Kwik Trip Convenience Store. A Preliminary Plan submittal was received on July 12, 2019. The submittal consisted of the following documentation prepared by Carlson McCain:  Inwood 6th Addition Preliminary Plat dated June 28, 2019.  Kwik Trip Store #1078 Site Plans dated June 28, 2019.  Kwik Trip Store #1078 Storm Water Management Plan dated June 28, 2019. STATUS/FINDINGS: Engineering has prepared the following review comments based on the plans submitted. PRELIMINARY PLAT AND EASEMENTS 1. Outlot ownership should be identified on the Preliminary Plat and on the Preliminary Plans. Outlots A and B should be shown as Developer owned. 2. Lot lines and easements are not shown consistently between the Preliminary Plat and the Preliminary Plans. The plans must be revised to accurately reflect the proposed plat. The lot lines and easement locations may be subject to revision once they can be accurately reviewed with respect to the proposed improvements. 3. Drainage and utility easements must be provided for any public utilities constructed as part of the project, including City owned watermain and hydrants, with the easements shown on the preliminary plans. 4. Consideration should be given to adjusting the east lot line of Outlot A further west to facilitate a shared commercial driveway access between Outlot A and Outlot B. See comment #3 below for Site Plans, Traffic and Access Management. 5. Final Construction Plans and Specifications must be prepared in accordance with the latest version of the City Engineering Design Standards Manual, using City details, plan notes and specifications and meeting City Engineering Design Guidelines. The Final Construction Plans must include detailed existing condition information surrounding the plat boundaries to demonstrate that the proposed improvements match at the construction limits. Additional existing condition information is required along 5th Street North including existing small utilities, lane widths and pavement markings, existing street signs, and other features that may be impacted by the improvements. SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT 1. Access Management Guidelines were reviewed and approved along 5th Street North as part of the Inwood PUD Preliminary Plat/Plan application process (see SRF Consulting review memo dated December 15, 2014). The Preliminary Plans were amended to eliminate access between Inwood Avenue (CSAH 13) and Irene Avenue in accordance with this memorandum. Irene Avenue is located approximately 660 feet east FOCUS ENGINEERING, inc. Cara Geheren, P.E. 651.300.4261 Jack Griffin, P.E. 651.300.4264 Ryan Stempski, P.E. 651.300.4267 Chad Isakson, P.E. 651.300.4285 PAGE 2 of 3 of Inwood Avenue which meets the City’s access spacing requirements for streets and commercial driveways along a collector roadway. 2. The Kwik Trip Store site improvements show a proposed full access commercial driveway along the south leg at Irene Avenue and an intermediate right‐in/right‐out access to be located approximately half way between Inwood Avenue and Irene Avenue with the construction of a right turn lane. These improvements have also been reviewed by SRF Consulting with the following recommendations:  The proposed full access commercial driveway at Irene Avenue is consistent with the approved preliminary plans and access spacing requirements for 5th Street north. Right and left turn lanes are already in place in anticipation of this intersection.  The proposed intermediate right‐in commercial driveway access is acceptable with modifications to the proposed right turn lane. The right turn lane should be constructed using a 150‐foot full width turn lane with 5:1 taper for a total turn lane length of 210 feet.  The proposed intermediate right‐out commercial driveway access should be eliminated. It is recommended to design this driveway access as right‐in only with internal signage directing traffic to the full driveway access intersection at Irene Avenue. A “No U‐turn” sign should also be placed on eastbound 5th Street at the intersection with Irene Avenue. If a right‐out access is permitted traffic safety concerns exist with vehicles attempting U‐turns at Irene Avenue and 5th Street which is an uncontrolled intersection. 3. It is recommended that both the full access at Irene Avenue and the intermediate right‐in access be constructed as shared commercial driveways to further manage access spacing along 5th Street North.  The full commercial driveway access at Irene Avenue should be constructed as a shared access to both Outlot A and Outlot B.  It appears from the site plans that the right‐in access driveway is proposed as a shared access between Lot 1, Block 1 and Outlot A, with the lot line dividing the access road. 4. Inwood Avenue (CSAH 13) and 5th Street North Traffic Signal. A traffic impact study must be completed to review and evaluate the impacts to the intersection at Inwood Avenue (CSAH 13) and 5th Street North. A financial contribution to traffic signal should be considered. MUNICIPAL WATER SUPPLY 1. The proposed property is located in the Southwest Planning MUSA and water system high pressure zone. 2. Water availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the WAC/Connection charges for each building. 3. Connection to the municipal water supply is readily available to serve this property. Based on the proposed Inwood PUD 6th Addition plat lines, the existing watermain stub for the Kwik Trip Store (Lot 1, Block 1) will now be located on the new Outlot A and may need to be extended across a portion of Outlot A to serve Lot 1, Block 1. The applicant will be required to connect, at its sole cost, to the existing 8‐inch DIP stub on Outlot A, and/or the existing 16‐inch HDPE pipe located along Inwood Avenue, and extend watermain and any required hydrants internal to the site. 4. The project proposes to extend a 6‐inch DIP watermain internal to the site with a hydrant placed near the rear of the proposed building. The portion of the watermain internal to the site that serves a hydrant must be City owned and operated and may need to be upgraded to an 8‐inch DIP pipe based on fire suppression requirements. The applicant must submit fire suppression requirements for the building to determine the size of watermain up to each hydrant. 5. The applicant will be responsible to place hydrants throughout the property at the direction of the Fire Department. All fire hydrants and connecting watermains shall be owned and maintained by the City. 6. The applicant may be required to construct a looped watermain with a second connection point, depending upon site layout, or connect to the existing 16‐inch HDPE pipe located along Inwood Avenue. 7. Any watermain lines serving hydrants placed internal to the site will require minimum 30‐foot easements centered over the hydrant and pipe. Easements must be dedicated to the City and be provided in the City’s standard form of easement agreement. PAGE 3 of 3 MUNICIPAL SANITARY SEWER 1. The proposed property is located in the Southwest Planning MUSA current Regional Sewer Staging Plan and would discharge to the MCES WONE Interceptor. 2. Sewer availability charges and connection charges will apply to the service connections. A Met Council SAC determination will be required to determine the SAC/Connection charges for each building. 3. Connection to the municipal sanitary sewer system is readily available to serve this property. The applicant will be required to connect, at its sole cost, to the existing 8‐inch PVC stub that was installed to serve this property. A 6‐inch diameter private sewer service is proposed to be extended internal to the site to serve the Kwik Trip Store. No public sanitary sewer mains are proposed to be extended internal to the site. 4. Based on the proposed Inwood PUD 6th Addition plat lines, the existing sanitary sewer stub for the Kwik Trip Store (Lot 1, Block 1) will now be located on the new Outlot A and will need to be extended across a portion of Outlot A to serve Lot 1, Block 1. A private sewer service easement may be needed between the property owners of Outlot A and Lot 1, Block 1. STORMWATER MANAGEMENT 1. A State and South Washington Watershed District (SWWD) permit will be required. The site plan is subject to a storm water management plan meeting State, SWWD and City rules and regulations. 2. The storm water management report indicates that the existing storm water facilities for this property, located just south of the property, have been designed for Lot 1, Block 1 and Outlot A to each be 75% impervious. The narrative also indicates that the proposed Kwik Trip site (Lot 1, Block 1) is proposed to be 70% impervious. Therefore, no additional storm water BMPs are proposed. Preliminary Plat approval should be contingent upon verification of these assumptions by the SWWD and City storm water consultant. 3. The applicant is proposing a private storm sewer system internal to the commercial site to collect and convey storm water runoff. The storm water will be discharged to the City owned storm water pond and infiltration basin located to the south of the proposed site. This system was constructed as part of the Inwood PUD development and will be turned over to the City upon acceptance of the Inwood PUD 1st Addition development improvements. 4. A new (2nd) storm water discharge location to the existing storm water pond is proposed. A sump manhole is shown on the plans as required with a SNOUT oil and debris stop device. The sump manhole and SNOUT device should be relocated from manhole #102 to manhole #101. 5. The storm sewer system constructed for this development should remain privately owned and maintained. The applicant will be required to execute and record a Stormwater Maintenance and Easement Agreement in the City’s standard form of agreement. The agreement should provide a maintenance plan defining the maintenance responsibilities for the private owner, the type of maintenance and the maintenance intervals, including the SNOUT oil and debris stop device. 6. The storm sewer minimum pipe size should be 15‐inch diameter pipe. 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 · · · 1078 L1 LA N D S C A P E P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 7967-00 2019-09-19 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 PRELIM I N A R Y 09/19/19 Ryan J. Ruttger, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 56346 RJR 1.A MINIMUM OF (1) TREE PER 50 LF OF STREET FRONTAGE. ·TOTAL STREET FRONTAGE = 630 LF. ··630/50 = 13 TREES REQUIRED 2.ADDITIONALLY, (5) TREES SHALL BE PLANTED PER (1) ACRE OF DEVELOPED LAND OR DISTURBED BY DEVELOPMENT ACTIVITY ·OVERALL SITE ACREAGE = (98,974sf) =2.27 ac ··2.27 x 5 =12 TREES REQUIRED 3.ADDITIONALLY, (1) TREE PER 50 LF OF PARKING LOT FRONTAGE. ·TOTAL PARKING LOT FRONTAGE = 1450 LF. ··150/50 =3 TREES REQUIRED 4.IRRIGATION SHALL BE PROVIDED FOR ALL SOD/SEED AND LANDSCAPE AREAS PER LAKE ELMO DETAILS/SPECIFICATIONS LAKE ELMO LANDSCAPE CODE 34-271 35-221 25-131 (OLD MNDOT 260) & ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1) 25-131 FOR GENERAL STABILIZATION (USE EROSION CONTROL BLANKET OF PAD AREAS FOR SLOPES OVER 3:1) SEED MIX LEGEND (FOR ALL SHEETS) Malus x 'Spring Snow' Picea glauca var. Densata LANDSCAPE LEGEND Picea abes SHADEMASTER HONEYLOCUST HACKBERRY SUGAR MAPLE NORTHWOODS MAPLE Acer rubrum 'Nothwoods' Acer saccharum Celtis occidentalis Gleditsia triacanthos var. inermis 'Shademaster' SPRING SNOW CRABAPPLE BLACK HILLS SPRUCE NORWAY SPRUCE LANDSCAPE QUANITIES Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Ken Roberts, City of Lake Elmo Planning Director From: Lucius Jonett, Wenck Landscape Architect Date: September 29, 2019 Subject: City of Lake Elmo Landscape Plan Review Kwik Trip Store #1078, Review #2 Submittals  Revised Landscape Plans, dated 09/19/2019, received 09/20/2019. Location: Southeast quadrant of Inwood Ave N (CSAH NO 13) and 5th Street N , Lake Elmo, MN) Land Use Category: Commercial Planned Unit Development Surrounding Land Use Concerns: None. Special landscape provisions in addition to the zoning code: None. Ken Roberts Planning Director City of Lake Elmo July 22, 2019 2 T:\6443 Lake Elmo\23 Kwik Trip - Store #1078\01 Preliminary Plat\01 Plan Review\2019-09-20\2019-09-26 Kwik Trip Store 1078 Landscape Plan Review.docx Tree Preservation: A. A tree removal plan has been submitted showing all trees to be removed. All trees are less than the significant tree definition and no mitigation is required. B. There are no specimen trees identified in the tree inventory. C. Tree replacement is not required because no significant trees are being removed. D. This project is commercial development; therefore mitigation replacement trees can be included toward landscape required tree counts, however there are no mitigation trees required. Landscape Requirements: The master landscape plans does not meet the code required number of trees. Master Plan Master Plan (Code Required) Proposed Street frontage 630 Lineal Feet Lake Shore 0 Lineal Feet Stream Frontage 0 Lineal Feet Total Linear Feet 630 Lineal Feet /50 Feet = Required Frontage Trees 13 Trees Development or Disturbed Area - SF Development or Disturbed Area 2.27 Acres *5 = Required Development Trees 12 Trees Interior Parking Lot Spaces* 18 Spaces /10 = Required Parking Lot Trees 0 Trees Perimeter Parking Lot Frontage Length 150 Lineal Feet /50 = Required Frontage Strip Trees 3 Trees Required Mitigation Trees 0 Required Number of Trees 28 Total Trees to Date 27 * Parking lot landscaping or screening trees are included in landscape required tree counts. None if 0 - 30 Parking Spaces 1. A minimum one (1) tree is proposed for every fifty (50) feet of street frontage. 2. A minimum of five (5) trees are proposed to be planted for every one (1) acre of land that is developed or disturbed by development activity. The landscape plans do meet the minimum compositions of required trees: • At least 25% of the required number of trees shall be deciduous shade trees Ken Roberts Planning Director City of Lake Elmo July 22, 2019 3 T:\6443 Lake Elmo\23 Kwik Trip - Store #1078\01 Preliminary Plat\01 Plan Review\2019-09-20\2019-09-26 Kwik Trip Store 1078 Landscape Plan Review.docx • At least 25% of the required number of trees shall be coniferous trees • Up to 15% of the required number of trees may be ornamental tree Master Plan Qty % Composition Deciduous Shade Trees 13 48% Coniferous Trees 10 37% Ornamental Trees 4 15% Tree Count 27 A. A landscape plan has been submitted that does meet all requirements B. The landscape plan does meet the landscape layout requirements C. Interior Parking Lot Landscaping – The development does include interior parking lots however its less than 30 parking space. No additional tree planting is needed. D. Perimeter Parking Lot Landscaping – The development does include perimeter parking lots along 5th Street. Perimeter parking lot landscaping meets all requirements. E. Screening – Screening is not required by City code. Special Landscape Considerations: A. 5th Street – The development is along 5th Street and will modify some of the existing boulevard. The landscape plan meets the required 5th Street landscape requirements. Findings: 1. The revised landscape plan addresses all previous findings from the previous review on July 22, 2019. 2. The submitted landscape plan does not meet the required number of trees. The table lists 4 hackberry trees and only 3 are shown on the plan. If the 4th hackberry tree is placed on the plan, the table will be correct and the minimum number of trees and diversity requirements per ordinance will be met. Recommendation: It is recommended that a condition of approval include: 1. Submit a revised landscape plan placing a 4th hackberry tree on the plan. Sincerely, Lucius Jonett, PLA (MN) Wenck Associates, Inc. City of Lake Elmo Municipal Landscape Architect 7030-209 2 T R I - F O A M P U M P I N G P L A N T CA R WA S H NO PA R K I N G LO A D I N G ZO N E UNL 20 K DSL 2 12 K 20 K UNL 88 PREM SP L I T 2 0 K E85 · · · 1078 L1 LA N D S C A P E P L A N LA K E E L M O , M I N N E S O T A IN W O O D A V E N & 5 T H S T R E E T N WI T H S I N G L E B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 0 7 8 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 7967-00 2019-09-19 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING 3890 Pheasant Ridge Dr, #100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 PRELIM I N A R Y 09/19/19 Ryan J. Ruttger, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 56346 RJR 1.A MINIMUM OF (1) TREE PER 50 LF OF STREET FRONTAGE. ·TOTAL STREET FRONTAGE = 630 LF. ··630/50 = 13 TREES REQUIRED 2.ADDITIONALLY, (5) TREES SHALL BE PLANTED PER (1) ACRE OF DEVELOPED LAND OR DISTURBED BY DEVELOPMENT ACTIVITY ·OVERALL SITE ACREAGE = (98,974sf) =2.27 ac ··2.27 x 5 =12 TREES REQUIRED 3.ADDITIONALLY, (1) TREE PER 50 LF OF PARKING LOT FRONTAGE. ·TOTAL PARKING LOT FRONTAGE = 1450 LF. ··150/50 =3 TREES REQUIRED 4.IRRIGATION SHALL BE PROVIDED FOR ALL SOD/SEED AND LANDSCAPE AREAS PER LAKE ELMO DETAILS/SPECIFICATIONS LAKE ELMO LANDSCAPE CODE 34-271 35-221 25-131 (OLD MNDOT 260) & ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKET SODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1) 25-131 FOR GENERAL STABILIZATION (USE EROSION CONTROL BLANKET OF PAD AREAS FOR SLOPES OVER 3:1) SEED MIX LEGEND (FOR ALL SHEETS) Malus x 'Spring Snow' Picea glauca var. Densata LANDSCAPE LEGEND Picea abes SHADEMASTER HONEYLOCUST HACKBERRY SUGAR MAPLE NORTHWOODS MAPLE Acer rubrum 'Nothwoods' Acer saccharum Celtis occidentalis Gleditsia triacanthos var. inermis 'Shademaster' SPRING SNOW CRABAPPLE BLACK HILLS SPRUCE NORWAY SPRUCE LANDSCAPE QUANITIES From:Amland Melissa To:Ken Roberts; Melissa Douglas Subject:Kwik Trip Proposal Date:Monday, August 5, 2019 4:14:37 PM Caution: This email originated outside our organization; please use caution. To: Lake Elmo Planning Commission From: Ben and Melissa Douglas, 8769 Upper 7th Place North, Lake Elmo Re: Proposed Kwik Trip Station at Inwood at 5th We are homeowners in the Inwood neighborhood who received a letter regarding the proposed use of a vacant lot at 5th and Inwood for a Kwik Trip gas station. We are writing to let you know that we are vehemently against this request for several reasons. First of all, we feel there is no reason for a gas station at this location. There is already a Kwik Trip at Hudson Blvd N. and Keats Avenue. There are also several gas stations just west of our neighborhood in Oakdale on 10th Street at Helmo Avenue and then again just across 694 at both 11th St. N. and Hadley Avenue. Going east on 10th Street, there is a Marathon at Lake Elmo Avenue. Hagberg’s on County 14 also has a gas station. Adding another gas station to the area will not provide any additional benefit to the residents of Lake Elmo. If you are truly trying to serve the residents of Lake Elmo by adding another gas station, you should consider allowing the building of another gas station further out from the proposed area. Second, research has proven that gas stations and convenience stores drive down property values for homes close to the them. Why should the homeowners suffer when we were here first? Gas stations/convenience stores do not belong next to homes. Again, research has shown that gas stations lead to an increase in accidents, both traffic and pedestrian (and the intersection of Inwood and 5th is already way too busy!) and robberies. The reason we chose to live in the Inwood neighborhood is because it is a quiet, peaceful residential neighborhood with great walking trails. Adding a busy gas station and convenience store will completely destroy the feeling of this neighborhood. Third, we have environmental concerns as well despite all the safety guidelines, gas stations, must follow, they can still pose significant exposures including ground level ozone from gasoline fumes groundwater hazards from petroleum leakage, and carbon monoxide from idling vehicles. There is also, light, sound and air pollution from the gas station, all of which are migraine triggers for me. Adding a gas station so close to our home, could greatly add pollution to our neighborhood and exacerbate my chronic migraines which have been much better maintained since moving to this neighborhood. Thank you for your time, Ben and Melissa Douglas 1 SE Main Street #204, Minneapolis MN 55414 888.232.5512 www.SpackConsulting.com Technical Memorandum To: Nate Byom, Development Coordinator/Project Manager – Kwik Trip From: Jonah Finkelstein, P.E. Date: September 20, 2019 Re: Lake Elmo Kwik Trip Purpose of Report The purpose of this study is to determine the traffic impacts associated with the build out of a proposed Kwik Trip development in Lake Elmo, Minnesota. Specifically, Inwood Avenue/5th Street is being analyzed to determine whether a traffic signal will be required as a result of the full buildout of the development. The site plan used for analysis is provided in the attachments. Study Objectives The objectives of this study are: i. Document how the study intersections and roadways currently operate. ii. Forecast the amount of traffic expected to be generated by the proposed development. iii. Determine how the study intersections and roadways will operate in the future with and without the proposed development. iv. Recommend appropriate mitigation measures if poor operations are identified. The roadways corridors studied in this document include those surrounding the proposed site, which are: i. Inwood Avenue (County Road 13) ii. 5th Street For the purposes of this traffic study, the study intersections closest to the proposed development and where the greatest traffic related impact are expected were chosen for review. These include: i. Inwood Avenue/5th Street ii. 5th Street/Western Right-in Access iii. 5th Street/Eastern Access It should be noted traffic expected from the proposed development will have minor impacts on other corridors and intersections beyond those studied here. Spack Consulting 2 of 9 Lake Elmo Kwik Trip Traffic Assessment Existing Conditions The proposed site is located southeast of the intersection of Inwood Avenue/5th Street intersection in Lake Elmo, Minnesota. Table 1 shows the characteristics of the key roadway corridors around this site. Table 1 – Roadway Characteristics Name Average Daily Traffic (ADT)1 Speed Limit Lanes Fixed Route Transit Peds/ Bicycles Inwood Avenue 17,900 55 mph 4 lanes divided None Sidewalk west side 5th Street 1,400 40 mph 2 lanes divided None Sidewalks both sides 1 Source: Volume data collected by Spack consulting in August 2019. Trip Generation and Trip Distribution Table 2 shows the expected trip generation, based on methods published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. This manual compiles traffic studies from across the country to determine rates for various land uses. For each analysis, the raw trip generation was divided among two types of trips – new, and pass- by. • Pass-by trips are those vehicles already on the roads which will stop at the development site in the future. Pass-by trips are removed from the adjacent roadways existing through movements and added to the turning volumes at site accesses. • New trips represent traffic increasing the overall number of vehicles at the intersections. These trips are new to the surrounding roadways and are added to the volumes at the site accesses. For this study, the breakdown between there type of trip generation are 56% pass-by trips and 44% new trips. The trip generation in Table 2 shows the detailed trip generation for the development. Spack Consulting 3 of 9 Lake Elmo Kwik Trip Traffic Assessment Table 2 – Detailed Site Trip Generation ITE Land Use Code Description (size) Daily AM Peak Hour PM Peak Hour New Pass-by New Pass-by New Pass-by Enter Exit Enter Exit Enter Exit Enter Exit Enter Exit Enter Exit 945 Gasoline/Service Station with Convenience Market (20 fuel positions) 872 872 1,110 1,110 89 89 114 114 98 98 125 125 To get an idea of where traffic is coming from and how it will access the site, a trip distribution pattern was developed. This pattern is based on previously collected traffic volumes around the site. The estimated percentage of trips using each study roadway are listed below. • 49% using Inwood Avenue to/from the south • 48% using Inwood Avenue to/from the north • 3% using 5th Street to/from the east Traffic Forecasting The impacts of the proposed development are studied in 2020. To forecast future traffic volumes in the study area outside of the proposed development’s traffic, the general growth in traffic is also considered. Based on historic traffic data on the study roadways, a growth rate of approximately 4.5% per year was calculated. This growth rate was applied to all movements in the study network except for those accessing the Kwik Trip development since those movements are accounted for in the development’s trip generation. Applying this background growth rate to the existing traffic volumes established the 2020 No - Build forecasts. Daily Volume Capacity Analysis While many factors contribute to a road feeling congested, the two biggest factors are volume, how many vehicles are using the road, and capacity, how many vehicles the road can accommodate per day. Transportation professionals use these pieces of information to create a ratio of volume to capacity. For example, a road with a volume to capacity ratio of 1.0, where the traffic demand is nearly equal to the traffic supply, will feel congested to motorists. Below is a rough guide of the daily traffic volumes different types of roads can accommodate based on Exhibits 16-16 and 12-39 of the Highway Capacity Manual, 6th Edition. If the Average Daily Traffic (ADT) volume on a roadway is below the threshold, then it is considered un - Spack Consulting 4 of 9 Lake Elmo Kwik Trip Traffic Assessment congested. If the daily volume falls within the range, the road is almost congested, and if the daily volume is over the threshold, the road is congested. To provide an initial planning level screening, Chart 1 provides volume to capacity ratios of the study corridors with their existing volumes from Table 1. Chart 1 – Study Corridor Volume to Capacity As shown in Chart 1, the surrounding roadways are operating within the theoretical capacity of the roadways. Intersection Vehicular Analysis Individual intersections can perform poorly during peak periods while the overall roadway corridor is operating with an uncongested daily volume to capacity ratio lower than 1.0. Therefore, capacity analyses are performed for the study intersections to determine if they need improvements such as turn lanes or an upgrade in traffic control. The existing and forecasted turning movement volumes along with the existing intersection configurations and traffic control were used to develop the average delay per intersection in each study scenario. The western site access is not included in this analysis as it is a right-in entrance only. This means minimal to no delay will be experienced by vehicles utilizing this access. The delay and queue calculations were completed in accordance with the Highway Capacity Manual, 6th Edition using the Vistro software package. The full calculations for each study scenario, including Level of Service (LOS) grades and queue lengths, are included in the Attachments. Also, included in the Attachments is a guide explaining the Level of Service grade concept. Congested: volume/capacity of 1.0 0 0.2 0.4 0.6 0.8 1 1.2 Inwood Avenue 5th Street Vo l u m e t o C a p a c i t y R a t i o Existing 2020 No-Build 2020 Build Spack Consulting 5 of 9 Lake Elmo Kwik Trip Traffic Assessment Chart 2 (a.m. peak hour) and Chart 3 (p.m. peak hour) show the 95th percentile queue lengths on the busiest stop sign controlled approach at intersections with side street stop sign control. Average delays are not calculated for intersections with side street stop sign control because the vast majority of vehicles going through the intersection are on the main roadway and have zero delay, which leads to low overall average delays. At side street stop sign controlled approaches to busy roadways, the average delay for all the vehicles on the approach often exceeds 60 seconds. This can be the case for a few vehicles waiting at the stop sign where improvements would not be justified for the low traffic volume. Based on our experience, improvements are not warranted at these types of intersections until the 95th percentile queue at a stop sign is in the five to ten vehicle range. For this study, the 2020 build and no-build scenarios were analyzed for the Inwood Avenue/5th Avenue and 5th Avenue/Eastern Access intersections. The 5th Street/Western Access intersection is not included in the analysis as it is a right-in access only meaning vehicles experience no delay in all scenarios. Chart 2 – A.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections 0 1 2 3 4 5 6 7 8 9 95 t h P e r c e n t i l e Q u e u e s ( v e h i c l e s ) Existing 2020 No-Build 2020 Build Queue = 5 Spack Consulting 6 of 9 Lake Elmo Kwik Trip Traffic Assessment Chart 3 – P.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersections As seen in Charts 2 and 3 the westbound approach at the Inwood Ave/5th Street intersections sees longer than desirable queues in both the A.M. and P.M. peak hours. To better understand the magnitude of queuing experienced by vehicles traveling through this intersection, the delay results were further examined. Table 3 shows the level of service and delay results for the intersection. Table 3 – 2020 Build - Level of Service & Delay Results Intersection Movement A.M. Peak Hour P.M. Peak Hour Inwood Avenue/5th Street SB LT A (9.37 s/veh) C (17.19 s/veh) WB LT F (147.99 s/veh) F (1,521.22 s/veh) WB RT B (10.94 s/veh) C (18.90 s/veh) *Approach Level of Service (movement delay) As shown in Tables 3, extensive delays are expected to occur with the full buildout of the Kwik Trip development. Of specific concern is the westbound left-turn movement which is projected to experience excessive queueing during both the a.m. and p.m. peak hour. During the p.m. peak hour queues exceed 15 vehicles with an average movement delay of over 1,500 seconds per vehicle is experienced. Given the magnitude of the results of this analysis, mitigation is recommended to alleviate the extensive westbound queueing and delay. Signal Warrants The Minnesota Manual on Uniform Traffic Control Devices (MnMUTCD) outlines thresholds when it may be appropriate for a traffic control device at an intersection. The criteria, also called warrants, are applicable for all-way stop and traffic signal control. Generally, one or more warrants must be satisfied before a change to traffic signal control is considered, although meeting one or more warrants does not in itself require installation of a traffic co ntrol device. Roundabouts do not currently have warrants to guide their installation as they can be both safety 0 2 4 6 8 10 12 14 16 18 Inwood Avenue/5th Street Eastern Site Access 95 t h P e r c e n t i l e Q u e u e s ( v e h i c l e s ) Existing 2020 No-Build 2020 Build Queue = 5 Spack Consulting 7 of 9 Lake Elmo Kwik Trip Traffic Assessment measures and capacity mitigation. In general, a roundabout is considered warranted if the traffic signal warrants are met. Signal warrant analyses were completed for the three study intersections using existing, 2020 No-Build, and 2020 Build scenarios. For this study, the three volume-based warrants were examined; Warrant 1 (Eight Hour Vehicular Volume), Warrant 2 (Four Hour Vehicular Volume), and Warrant 3 (Peak Hour Vehicular Volume). Detailed results are included in the Attachments. Table 4 shows the results of the warrant analyses. Table 4 – Signal Warrant Results Intersection Scenario Warrant 1 Warrant 2 Warrant 3 8 Hour 4 Hour Peak Hour Inwood Avenue/5th Street Existing Not Met Not Met Not Met 2020 No-Build Not Met Not Met Not Met 2020 Build Met Met Met As seen in Table 4, the Inwood Avenue/5th Street intersection is anticipated to meet all three volume-based signal warrants in the 2020 Build scenario. This suggests that the intersection does warrant updated traffic control under the 2020 Build scenario. Based on these results the study intersection was reanalyzed with the addition of traffic control. The traffic models were re-run with the addition of a fully actuated traffic signal with turn phasing for southbound traffic at Inwood Avenue/5th Street. Chart 4, Chart 5, and Table 5 show the resulting 95th percentile queues and level of service and delay results with the installation of the traffic signal. Chart 4 – Mitigated A.M. Peak Hour Queues: Inwood Avenue & 5th Street 0 2 4 6 8 10 12 14 16 18 Inwood Avenue/5th Street - Westbound Queues 95 t h P e r c e n t i l e Q u e u e s ( v e h i c l e s ) 2020 Build 2020 Build-Mitigated Spack Consulting 8 of 9 Lake Elmo Kwik Trip Traffic Assessment Chart 5 – Mitigated P.M. Peak Hour Queues: Inwood Avenue & 5th Street Table 5 – Level of Service & Delay Results Intersection Movement A.M. Peak Hour P.M. Peak Hour Inwood Avenue & 5th Street SB LT A (2.95 s/veh) A (6.69 s/veh) WB LT C (27.81 s/veh) C (26.94 s/veh) WB RT C (28.72 s/veh) C (29.17 s/veh) *Approach level of service (movement delay) As Chart 4, Chart 5, and Tale 6 show, the installation of a signal at the Inwood Avenue/5th Street intersections greatly reduces the queueing and delays to an acceptable level with westbound queues remaining below five vehicles and all approach delays operating at level of service C or better. Site Review The proposed development was reviewed for traffic related concerns. This review was completed using the site plan in the attachments. • Site Access Signage – Place signs at the western site access to remind visitors that the intersection is an enter only access and exits are not allowed. Provide signage on-site directing visitors to the eastern access for exiting. • Sidewalk Connections – Extend the proposed sidewalk from the picnic area to the north of the site to the existing 5th Street sidewalk. Conclusions Due to the volumes on the roadways surrounding this site in the 2020 Build condition, it is anticipated that vehicles will experience large delays and queueing when attempting to access Inwood Avenue from 5th Street. These large delays are not anticipated for inbound vehicles along Inwood Avenue or 5th Street. Additionally, under the 2020 Build scenario all three volume-based signal warrants are fulfilled. Based on these conditions, and the review provided in this 0 2 4 6 8 10 12 14 16 18 Inwood Avenue/5th Street - Westbound Queues 95 t h P e r c e n t i l e Q u e u e s ( v e h i c l e s ) 2020 Build 2020 Build-Mitigated Spack Consulting 9 of 9 Lake Elmo Kwik Trip Traffic Assessment assessment, it is recommended that a signal be installed at the Inwood Avenue/5th Street intersection to alleviate the excessive queueing and delays with the build of the proposed gas station. Attachments • Site Plan • Trip Generation Tables • Capacity Analysis • Warrant Analysis 1 CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION NO. 2019 - 077 RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A GASOLINE/FUEL STATION WITH CONVENIENCE STORE AND CAR WASH IN THE INWOOD PUD WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, RPS Legacy Desoto Properties, Little Canada, MN and Kwik Trip, Inc., PO Box 2107, La Crosse, WI, have submitted an application to the City of Lake Elmo (City) for a Preliminary Plat and Final Plat to be called Inwood 6th Addition on an approximately 9.9 acre site on the southeast corner of Inwood Avenue and 5th Street North in the Inwood PUD (PID: 33.029.21.13.0017), a copy of which is on file in the City of Lake Elmo Planning Department; and WHEREAS, RPS Legacy Desoto Properties, Little Canada, MN and Kwik Trip, Inc., PO Box 2107, La Crosse, WI, have submitted an application to the City of Lake Elmo (City) for a Conditional Use Permit to construct a gasoline/fuel station with a convenience store and a car wash; and WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.102; and WHEREAS, the Lake Elmo Planning Commission held public hearing on August 12, 2019 to consider the Minor Subdivision, Final Plat and Conditional Use Permit request; and WHEREAS, the Lake Elmo Planning Commission adopted a motion recommending approval of the Minor Subdivision, Final Plat and Conditional Use Permit subject to seven conditions of approval; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the Minor Subdivision, Final Plat and Conditional Use Permit as part of a memorandum to the City Council for the October 15, 2019 Council Meeting; and WHEREAS, the City Council reviewed the application at its meeting held on October 15, 2019 and made the following findings of fact: • That the proposed Kwik Trip fuel station/convenience store will meet all City zoning ordinance requirements, such as landscaping, erosion and sediment control. • That the proposed Kwik Trip fuel station/convenience store will be consistent with the City’s engineering standards provided the developer updates the plans to address the City Engineer’s comments documented in a letter August 6, 2019. 2 • That the proposed architectural design of the gasoline station, canopy and car wash are consistent with the Lake Elmo Design Guidelines and Standards Manual. • That the proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or City. • That the use or development conforms to the City of Lake Elmo Comprehensive Plan. • That the use or development is consistent with the Inwood PUD and will be compatible with the existing neighborhood. • That the proposed use meets all specific development standards for such use listed in Article 7 of the Zoning Code. • That the proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of the area. • That the proposed use will not be hazardous or create a nuisance as defined under the Zoning Code to existing or future neighboring structures. • That the proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems. • That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. • That the proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. • That vehicular approaches to the property will not create traffic congestion or interfere with traffic on surrounding public thoroughfares after the installation of a traffic signal system at Inwood Avenue and 5th Street North. • That the proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Conditional Use Permit for the proposed gasoline station with a convenience store and car wash to be located on 5th Street North in the Inwood 6th Addition subject to the following conditions: 1) All required modifications to the proposed plat and project plans as requested by the City Engineer in a review memo dated August 6, 2019 shall be incorporated into the final plat and project plans before the City approves the building permit for the gasoline station. Required modifications include, but are not limited to, the following: 3 a. The design of the east-bound right turn lane proposed for the western access on 5th Street must be revised to incorporate a 150-foot full width turn lane with a 5:1 taper to account for the design speed of the road as suggested by the City Engineer and the supporting consultant. b. The design of the western driveway access onto 5th Street must be revised per the recommendation of the City Engineer to accommodate right turns in only. The design of the access must be approved by the City before the City approves the building permit. c. The width of the eastern full access driveway may need to be modified to 40 feet to allow for one inbound lane (16 feet wide) and two outbound lanes (left and right turn lanes, 12 feet wide). 2) The applicant shall provide for an access easement over the entire portion of the shared western driveway located on Lot 1, Block 1 to provide dedicated access for Outlot A. 3) The developer shall acquire the needed permits from South Washington Watershed District before starting any grading or development activity on the site. 4) The applicant shall pay the City a parkland dedication fee in the amount of $10,215 before the City releases the minor subdivision or final plat for recording. 5) The Landscape Plan shall be updated and reviewed by the City’s Landscape Architect. Any modifications requested by the Landscape Architect or the City Engineer shall be incorporated into the Final Landscape Plan before the City approves the building permit for the gasoline station. 6) The applicant shall secure a sign permit from the City for all signage associated with the proposed gasoline station. 7) The applicant placing signs within their site to: a. Remind visitors that the western access driveway is for enter only and exits are not allowed. b. Direct visitors to use the eastern access to 5th Street for existing the site. 8) Before starting any site work and before recording the Final Plat, the Developer shall enter into a Developers Agreement or Site Work Agreement with the City. This agreement shall be in a form acceptable to the City Attorney and shall delineate who is responsible for the design, construction, and payment of public improvements and other site management and operation considerations including erosion control and construction staging. 9) If necessary, the applicant shall update the traffic impact study for the project based on the review comments of Washington County. Additional improvements may need to be 4 incorporated into the project depending on the outcome of additional review or study revisions. Passed and duly adopted this 15th day of October 2019 by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk