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Memo to the Planning Commission/P 00-16 September 26,2000 Page 2 • Overview Elk River Muffler and Brake is requesting a conditional use permit in order to construct a 6000 SF auto repair facility on a 1.64-acre parcel in the I1 zoning district. The facility will be located along 171st Street NW with access off of the Ulysses Street right-of-way. Auto repair shops are a conditional use in the I1 zoning district. An amendment to the conditional use permit will be required for the 6300 SF future expansion. Existing Conditions The lot is mostly open with a few trees and a portion of a wetland in the southwest corner. There is also a gas line easement that crosses the property along the Ulysses Street alignment. Analysis: Access A temporary driveway will be constructed on the Ulysses Street right-of-way from 171st Avenue. In the future, when Ulysses Street is extended, the IIportion of the driveway in the right-of-way will be removed and access will be directly onto the extended Ulysses Street. Gas Easement As proposed, the entrance into the site and a significant portion of the parking lot are located on top of a Northern Natural Gas Easement. The applicant will be required to obtain written approval from Northern Natural Gas for the site development within the easement. Wetland Conservation Act The applicant proposes to dike off a portion of the existing wetland to create a sedimentation/retention pond. The amount of wetland impacted by the excavation and filling is less than the De minimus and is exempt from WCA requirements. The Army Corps has been notified as part of a joint notification and additional permits may be required (See attached letter) Grading Drainage and Erosion Control (See attached Howard R. Green memorandum) • \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-36.doc