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Memo to Mayor and City Council/Case No.'s P 03-09 and CU 03-25 <br />September 15, 2003 <br />Page 2 <br /> <br />· Memo from the City Engineer <br />· Resolution No. 03- <br /> <br />Overview <br /> <br />Existing Conditions <br /> <br />The property is 6 acres in size. The front 2.44 acres is flat and vacant. The east 3.61 acres <br />slopes down to a large open water wetland. The area around the wetland is wooded. Prior to <br />the applicant purchasing the property, Houles Service Station and Collins Bothers Towing <br />impound lot were located on this property. <br /> <br />The site is bounded by 171~ Avenue on the north, Highway 10 on the west, an auto repair <br />business on the east and commercial property to the south. The property is within the urban <br />service area and is serviced by city sewer and water. <br /> <br />Preliminary. and Final Plat <br /> <br />The applicant is proposing to plat the parcel in to one 2.44-acre lot and a 3.61-acre outlot. <br />Lot 1 will have frontage on Highway 10 and 171~ Avenue. Lot 1 is the developable portion <br />of the property and will be developed with the proposed convenience store/auto service <br />facility and car wash. Outlot A will be developed at some point in the future. The applicant <br />will be working with the city on a possible road alignment through the outlot. When the <br />alignment is finalized, Outlot A will be platted as part of a second phase. <br /> <br />The Park and Recreation Commission recommended cash tO meet the park dedication <br />requirements for this plat. <br /> <br />Since Highway 169 is an inter-regional corridor and the proposal includes a proposed access <br />from Highway 169, access to this project will be reviewed by MNDOT. <br /> <br />Since this is a one lot plat and no road construction is involved, the applicant is also <br />requesting final plat approval at this time. There is a resolution attached granting final plat <br />approval. <br /> <br />Development Plans <br /> <br />Access and Parking <br /> <br />The site plan includes three access driveways. One access is from Highway 10; it will be <br />right-in and right-out. There are two access drives from 171~t Avenue, one is right-in only <br />and the second is full access. There is sufficient stacking room to accommodate cars waiting <br />to use the car wash. The stacking lane is located at the rear of the building and should not <br />interfere with normal customer traffic flow. <br /> <br />S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\CC9-15.doc <br /> <br /> <br />