6.2B PCSR 03-22-2016 - Laserfiche WebLink

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The applicant is seeking approval to operate an auto body repair business out of a 2,407 square foot facility (building) located at 21475 Highway 169. There is another structure on site that is approximately 1,500 square feet that will be utilized as office and storage space. The applicant has been operating the proposed business on the adjoining property since 1998 staff is unaware of any concerns,issues, or complaints with the use on the subject property. Analysis Comprehensive Plan The Gravel Mining Area Land Use,Transportation, and Utility Plan guides the properties for Highway Business uses where commercial uses are allowed and encouraged. The proposed use is consistent with the comprehensive plan. Transportation/Circulation Access to the site is off of Highway 169 in the northwest corner of the site. A portion of the driveway crosses over the neighboring property to the north. Staff recommends that a cross access easement be obtained. The driveway is located with the setback requirements but does not require a variance as it is an existing driveway. A gravel access road has been added from south to north across the entire property within the last two years. This includes the newly graded proposed vehicle storage area east of the building. The resulting runoff from this new impervious surface (gravel is defined as impervious per MPCA guidelines) must be treated. The MnDOT has reviewed this application and provided comments on piping, curb and gutter, hydraulics, turn lanes, and permits. Their comments are outlined in the attached memo dated March 15, 2016. Parking The parking requirements for the proposed use are one stall for every 300 square feet of area. The building is 2,407 square feet in size,requiring eight (8) stalls. The submitted plans show seven (7) parking stalls on the existing pavement. Five of these parking stalls are located on the apron of the west side of the building. These stalls are directly in front of the two garage doors located in the west elevation of the building and could create conflict with the use of the building. An area of proposed vehicle storage/employee parking located southeast of the building can be considered proof of parking. This area is new impervious surfacing and must be treated. Staff is recommending the area be screened. Utilities The subject site has two active septic tanks and two active drainfields. Both systems will need to provide certificates of compliance. Grading/Drainage All areas of impervious surface must be treated. The applicant shall submit calculations and designs of stormwater Best Management Practices (BMP's) that meet this. N:Allepartments\Community Development\Planning\Case Files\CUP\CU 16-09 I-Iaugland\CU 16-09 sr PC 3-22-16.docx