04-20-2005 - Laserfiche WebLink

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Snyders Report to the PC April 20, 2005 Page 4 Garbage Enclosure: A garbage enclosure is shown on the plans at the northeast corner of the property. The enclosure is located so that it will not obstruct the drive-through traffic. Specific plans for the enclosure were not submitted and staff is recommending that the enclosure be constructed of the same materials as the building. Chain link fencing is not a permitted enclosure material. Economic Development: It has been frequently noted in the past that the City has too many gas stations. Unfortunately, the City is unable to prohibit certain types of business if the zoning is proper. Thus, communities are susceptible to an over-abundance of a specific land use with few controls in place to moderate or minimize certain uses. Some may now say that the City has too many drug stores. It should be pointed out that this redevelopment would not ADD a drug store to the community—it would simply serve to level the playing field a bit for Snyders, the City’s first drug store, which feels it is at a competitive disadvantage by being tucked back within Moundsview Square. Traffic: The proposed redevelopment would likely decrease the amount of traffic entering and exiting the development. A typical drug store generates roughly 195 vehicle trips per day while estimated vehicle trips per day for a gasoline station are 845. County Road 10 (CR 10) Corridor Improvement Program (CIP): As the Commission is well aware, the City is in the midst of a corridor redevelopment and improvement project to improve the function, safety and appearance of County Road 10. The proposed redevelopment would bring a brand new building to an otherwise unnoteworthy corner of the City and eliminate a gas station in the process. City staff has asked that Snyders consider installing a bituminous trailway from Long Lake Road south to Edgewood Drive at their expense, in return for the siting of the stormwater feature on City land. The proposed redevelopment would be consistent with the identified goals and vision for the corridor in terms of the following: • Improve the physical appearance of the corner with a new building and landscaping. • Removal of a gas station and associated underground storage tanks in very close proximity to the City’s water supply. • Provide onsite stormwater management, rate control and filtration in an area not currently served by such a hydrological amenity. • Installation of another link of the corridor trailways system, providing pedestrians and people on bikes with a location separate and apart from the traveled roadways of County Road 10. • Promote economic redevelopment within the corridor. Development Review Summary: The proposed redevelopment of the Gas for Less site at 2525 County Road 10 to a Snyders Drugstore would be consistent with the City’s Zoning Code (subject to variance approval), Comprehensive Plan and Corridor Improvement Program. Staff has prepared a resolution in support of the redevelopment subject to conditions which include the following: