4.2B PCSR 06-28-2016 - Laserfiche WebLink

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The Gravel Mining Area Land Use,Transportation, and Utility Plan identifies the subject property as Highway Business and Low Density Residential. The proposed use is consistent with the Comprehensive Plan. Parking According to the submitted site plan, there are 46 proposed parking stalls. Parking requirements are not specifically called out for power shops. The closest category staff can find is for automobile repair service stations,which requires one parking space for each 300 square feet of floor area. This would require 160 parking stalls for the four proposed structures. Staff believes this is too high of a number based on the use and would recommend one parking stall per power shop be provided as well as showing proof of parking for an additional parking stall per power shop. The applicant indicated that 44 power shops will eventually be available on the subject site. Staff is recommending that 44 parking stalls be provided initially and 44 proof of parking stalls shall be shown on the subject site. Section 30-901(a) states all driving areas and parking areas shall be bounded by B612 concrete curb and gutter. The submitted plans do not indicate concrete curb and gutter. The site plan must be updated to reflect compliance with city requirements. During a separate CUP application by the applicant,on the adjoining property,the City Council waived the requirement to install concrete curb and gutter citing the track use is not permanent and that there will be large equipment and vehicles in and out of the property that could easily damage the curb and gutter. The current proposal will be a permanent use with standard vehicles and trailers utilizing the power shops, and staff recommends B612 concrete curb and gutter as required by ordinance Utilities Primary and secondary septic sites have been identified on the property. The subject property is not located in the Urban Service District. Although the current project does not require city services, some of the proposed permitted and conditional uses in the XCR district will require city services and this will have to be addressed in the future. Transportation/Circulation The Fire Department indicated that future access could be a concern according to the submitted site plan. At the time this staff report was drafted, staff has not received comments from MnDOT as it relates to the proposed changes in usage of the access point to this site. Landscaping Per ordinance, 62 trees are required for the subject property. The total number of required new trees may be offset by the retention of existing trees on the lot provided that such trees satisfy the requirements of this section as to size and species. Existing trees between four inches in diameter and less than eight inches in diameter will receive credit for one tree. Existing trees eight inches or greater in diameter will receive credit for two trees. It appears,by aerial photos, they can receive credit for 62 trees, satisfying the landscaping requirements. Staff will complete a site visit prior to the city council meeting to confirm. Environmental See the attached memo, dated June 14, 2016, from the Environmental Technician as it pertains to wetland delineation lines and storage of parts,waste, and other materials. N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-18 ERX Tech Shops\4-Planning Commission\CU 16-18 sr PC 6-28- 16.docx