7.2.B. SR 06-19-2017 - Laserfiche WebLink

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Transportation/Circulation The site will be accessed via Quinn Avenue on the west side and there is adequate circulation within the site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn lane for westbound Highway 10. This will eliminate the access to 6`'' Street from Proctor Avenue as 6`''Street will be a cul-de-sac or disappear entirely. With the current plan, a new east-west connection between Proctor and Quinn Avenues would be established in the future along the north side of the subject site. The county completed a traffic analysis for this segment of Proctor Ave in May of this year,and the northerly connection is not their preferred location. The county's preferred roadway location is along the south side of the subject site, and runs through the current plan being considered. The master plan shifts the project site north, and places the roadway connection at the county's desired location. Abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. The southernmost five parcels will eventually lose direct access to Proctor Avenue and, under the applicants current plan,will only be accessible from the west via the 6`'' Street cul-de-sac. Parking The site will provide 28 parking stalls for trucks from the Beaudry Oil&Propane fleet. There will also be 4 parking stalls for employee and customer parking,which meets the ordnance requirements. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility of parking tanked vehicles longer than allowed by code. Grading/ Drainage As the majority of the project is proposed to be impervious, there remains little opportunity for infiltration or placement of a stormwater pond. To meet the city's stormwater standards, the project includes an underground storm detention area. The City Engineer has requested that it be shifted to the north side of the parking lot. Landscaping Per the city ordinance, 28 trees are required with the development of the property. The submitted landscape plan identifies 6 trees. Staff recommends a majority of the trees be planted along Proctor Avenue to screen the parked vehicles from view of the public and along the south property line to screen the existing residential homes. A landscape plan shall be approved by city staff prior to the CUP being recorded. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. mill not endanger, injure or detrimentally affect the use and enjoyment of otber property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The property is surrounded by industrial and commercially zoned properties, the same as the subject property. The use will not endanger,injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety,morals, comfort, convenience or general welfare of the neighborhood or the city. N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2b sr.docx