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Memo to Planning Commission/Case No.'s P 03-09 and CU 03-25 August 20,2003 Page 2 • Overview Existing Conditions The property is 6 acres in size. The front 2.44 acres is flat and vacant.The east 3.61 acres slopes down to a large open water wetland. The area around the wetland is wooded. Prior to the applicant purchasing the property,Houles Service Station and Collins Bothers Towing impound lot were located on this property. The site is bounded by 171'Avenue on the north,Highway 10 on the west, an auto repair business on the east and commercial property to the south.The property is within the urban service area and is serviced by city sewer and water. Preliminary Plat The applicant is proposing to plat the parcel in to one 2.44-acre lot and a 3.61-acre outlot. Lot 1 will have frontage on Highway 10 and 171'Avenue. Lot 1 is the developable portion of the property and will be developed with the proposed convenience store/auto service facility and car wash:The outlot will be developed at some point in the future.The applicant will be working with the city on a possible road alignment through this outlot.When the alignment is finalized,the property will be platted as part of a second phase. The Park and Recreation Commission recommended cash to meet the park dedication • requirements for this plat. Since Highway 169 is an inter-regional corridor and the proposal includes a proposed access from Highway 169, access to this project will be reviewed by MnDOT. Development Plans Access and Parking The site plan includes three access driveways. One access is from Highway 10;it will be right-in and right-out.There are two access drives from 171'Avenue, one is right-in only and the second is full access.There is sufficient stacking room to accommodate cars waiting to use the car wash.The stacking lane is located at the rear of the building and should not interfere with normal customer traffic flow. Most of the parking spaces are located around the perimeter of the site.There are 13 spaces along the front of the building.The site plan shows 63 parking spaces, not including spaces at the pump islands. If the spaces at the pump islands are included,there are 77 parking spaces available.The zoning code requires 61 parking spaces. No provisions are included to allow for semi-tractor accessibility or parking other than for deliveries. • Grading,Drainage and Utilities S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\PC8-20.doc