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Memo to Planning Commission/CU 02-26 October 8,2002 Page 2 • Analysis Overview The subject property is located on the riverside of Highway 10 south of the 101 bridge. Located on the property is an 18,616 square foot building that used for car sales,repair and maintenance. The applicant is proposing to add a two-story addition totaling 10,716 square feet for a car wash, detail shop, body shop, and a frame shop. Zoning Requirements The building meets the setbacks of the C3 Zoning District: Required Setback Provided Setback Front 25' 160' Side 20' 105' & 200' Rear 40' 243' The existing building has 352 parking stalls,most of which are for the purpose of displaying new and used vehicles on the site. The site meets the ordinance standards in terms of required parking. Wild and Scenic/Shoreland Regulations • The subject property is adjacent to the Mississippi River;therefore,both the Shoreland and Wild and Scenic Regulations apply. The applicant is proposing grading in the northwest corner of the site adjacent to the bluff line. No grading should occur within 20 feet of the bluff as prohibited by the Shoreland Ordinance. The applicant has amended the site plan to avoid impact to the bluff line and the tree line. A small retaining wall will be constructed near the tree line for the parking area,however,this will not impact the bluff zone. No trees larger than 4" in diameter can be removed from the bluff area. The DNR is required to comment on the request,as this is a Conditional Use Permit and does affect the shoreland area. Patricia Fowler has provided comment based on the latest revision. There are no concerns expressed in her e-mail to staff. Other requirements of the Wild and Scenic include the use of neutral colors on the building and downcast lighting in the parking lot and on the building to reduce the impact to the river. Access and Circulation As proposed,there is currently only one access into the site near the southeast corner of the property. During staff review it was noted that a second access point should be provided into the large parking area,in order to have adequate emergency vehicle access. Staff would recommend a second access in the northeast corner of the site for general traffic,as well as • emergency vehicles. The revised plan indicates a second access. S:\PLANNING\Case Files\CU 02-26 Saxon\10-8 PC memo.doc