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Council approves Holiday Station redevelopment at 677 Concord St. S.; conditions include truck-parking ban and trash-enclosure relocation
Summary
The council approved site plan, conditional-use permits and a master sign plan for a new Holiday Station convenience store and fueling facility at 677 Concord Street South, with conditions on landscaping, signage, trash handling and a prohibition on long-term/overnight truck parking.
The South Saint Paul City Council voted to approve development applications for Holiday Station Stores on Aug. 18, granting conditional-use permits, site-plan review and a master sign plan for a new gas station and convenience store at 677 Concord Street South. The council adopted the site approvals by roll call (motion and second; vote recorded 7–0). The staff report and planning commission recommended approval with conditions.
City planning staff described the proposal: a 6,200-square-foot convenience store that will include a Godfather’s Pizza Express, a 4,800-square-foot fuel canopy, six standard fuel pumps, two high-speed diesel pumps, two EV chargers, and a truck turnaround. The facility is proposed to operate 24 hours a day with about 10 employees per shift. Staff said the site is guided commercial in the city’s 2040 comprehensive plan and zoned general business.
Staff and the Planning Commission reviewed design, landscaping and parking. The applicant proposed about 36 parking stalls plus roughly 12 under the canopy; staff said that exceeds the code’s baseline requirement for this mixed-use site. Staff and the commission worked with the applicant on an enhanced landscaping plan that includes approximately 27 overstory trees and ornamental fencing along the Concord Street frontage. The master sign plan calls for a total of about 396 square feet of signage across monument and wall signs and canopy signage, which is within limits approved under the master sign-plan rules.
Conditions of approval require the applicant to secure building permits, implement the approved landscaping, enter into stormwater and public-improvement escrows, relocate the Bremer Bank trash enclosure now on the subject parcel, and abide by a condition requested by the planning commission that prohibits long-term or overnight truck parking on the site. Staff noted the city engineer had no unresolved concerns after reviewing the applicant’s traffic study. Because part of the parcel had been in an earlier planned-unit development (PUD), the council also approved removing the subject parcel from the prior PUD; that removal is subject to separate recorded conditions and documentation.
Representatives for the applicant and the property owner (including Chris Novak of True North Investment) spoke in favor of the project; there were no public comments at the planning commission meeting or at the council’s hearing. Council members asked staff to correct a minor typo in the conditions (fencing along the western property line, not the eastern) before finalizing documents and asked staff to follow up on possible tax valuation impacts.
