Site Information: 

Address: 1605 Windermere Way 

Property Owner: DR Horton Inc. of MN

Lot Area: 1.99 Acres

Current Zoning: B-1, Highway Business 

2040 Comp. Plan: Mixed Use Commercial Center

Paul Holsberger of Bergmann, representing Holiday Stationstores/Circle K has applied for a Conditional Use Permit to allow for the construction of a roughly 6,658 square-foot fuel station / car wash at 1605 Windermere Way.  Fuel stations and car wash facilities are both conditional uses in the B-1, Highway Business zone, so a conditional use permit is required. The property is within the Windermere PUD and development of the site requires an amendment to the Windermere PUD, which will be reviewed by the Planning Commission and City Council. The site is currently an outlot and the applicant has applied for a final plat, which will be reviewed by the City Council. 

The proposed fuel station has eight pump islands on the east side of the site and is proposed to operate 24 hours per day with approximately 10 employees. 

Review Discussion:

Below is the review of the review comments received from other departments and outside agencies and comments from the Planning and Development Department on this request. 

Building Design: 

The proposed building materials are Nichiha simulated stone and Nichiha fiber cement panels, which are approved building materials in the B-1, Highway Business zone. The front facade of the building has 20.7% window coverage, where 25% is required, so additional windows or larger windows will be required to meet City Code requirements. 

The proposed canopy over the fuel pumps is mainly red. Due to this property being adjacent to residential properties, staff is recommending that the main color of the canopy be adjusted to match one of the main colors of the building and have columns encapsulated in the same Nichiha simulated stone on the building. Staff is requiring that a roof be added to the trash enclosure to comply with City Code requirements. 

Site / Landscaping Design: 

Staff has been working with the applicant on the circulation of the site, specifically vehicle stacking for the car wash. The proposed plan meets the code requirement of stacking for three vehicles and offers an overflow area on the north side of the site for additional vehicles. 

This site is encumbered by perimeter drainage and utility easements as well as a natural gas pipeline easement. The applicant is proposing landscaping within some of the easements. Engineering staff have commented that overstory trees are not permitted in the perimeter easements. With permission from Shakopee Public Utilities and the Engineering Department, some of the trees may be shifted to the boulevard of Windermere Way. 

It is expected that there will be pedestrian traffic crossing Windermere Way from the Blakeley Apartments and residential properties south of this development, so staff have also added a condition that a sidewalk access to this site align with a sidewalk access to Windermere Way from The Blakeley. This condition was also a condition of approval for The Blakeley. 

Car Wash: 

The applicant is proposing an automatic car wash stall on the west side of the building. The provided stacking space meets City Code requirements. Staff is recommending that the hours of operation be prohibited between 9:00 p.m. and 7:00 a.m. due to the noise generated by the dryer and the site's proximity to residential properties. The applicant will also be required to provide the specifications of the dryer equipment to confirm compliance with the noise standards of City Code. 

Signage: 

The applicant is proposing two pylon signs. City Code allows one freestanding sign for this site. Staff is recommending that one monument style sign consistent with City Code be permitted on this site. 

The applicant is proposing two Circle K signs on the canopy. City Code allows one canopy sign. Staff is comfortable with allowing a second canopy sign, as this site is located on a corner. 

Staff recommends that LED banding on the building and freestanding signage / canopy not be permitted due to the proximity of residential properties. An electronic message center would be permitted as either wall or freestanding sign square-footage, provided the brightness standards and frequency of display changes comply with City Code. 

Overall, staff recommends the Board of Adjustment and Appeals approve the Conditional Use Permit.