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<br />Case File: CU 07-01 <br />Page 3 <br /> <br />. <br /> <br />will not, in particular, create trqffic congestion or interference with trqffic on ac:fjacent and neighboring public <br />thoroughfares. <br />5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will be <br />detrimental to af!Y persons or proper!J! because if excessive trqffic, noise, smoke, fumes, glare, odors, dust or <br />vibrations. <br />6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor importance. <br />7. Will fullY complY with all other requirements if this Code, including af!Y applicable requirements and <br />standards for the issuance if a license or permit to establish and operate the proposed use in the ciry. <br /> <br />If denial of such a permit should occur, it shall accompany recommendations or determinations by <br />fmdings or a report stating how the proposed use does not comply with the standards set forth in <br />Section 30-654. <br /> <br />Analysis <br /> <br />. <br /> <br />As previously mentioned there are development standards within Mississippi Ridge. The proposed <br />fmish materials for the Super America C-store and carwash consist of split face single-score <br />pigmented concrete block in shades of "mocha brown" and "brick red." The finish materials appear <br />consistent with the development standards. The Site Plan indicates there is an attached dumpster <br />enclosure on the south side of the building. The dumpster enclosure should be constructed of the <br />same materials as the principal building. <br />Signage - All freestanding signs shall be setback 10 feet from all property lines. Monument signs are <br />permitted for each freestanding building within Mississippi Ridge. The maximum height is 10 feet <br />and the maximum sign area is 100 square feet. The sign should be constructed of brick or face <br />brick; the proposed sign meets this standard. The C-store and the carwash each are allowed two <br />wall signs not to exceed seven percent (7%) of the building wall. The C-store's wall signage is <br />counted on the canopy. The signage area is consistent with this standard. The development <br />standards specifically states "Awning and canopy signs shall not be illuminated." The proposed <br />awning is shown with illumination, which is not consistent with the Mississippi Ridge standards and <br />should be removed. <br /> <br />ComDrehensive Plan <br /> <br />The subject site is guided Highway Business in the Elk River Comprehensive Land Use Plan. <br />Highway Business uses is the most intensive form of commercial development in the city. <br />Businesses may be large in terms of both size and traffic generation. A gas station is consistent with <br />this Comprehensive Land Use Plan designation. <br /> <br />Natural Resources <br /> <br />Natural Resources Inventory (NRI) - The NRI does not indicate any natural resources on the <br />property. <br /> <br />Parks <br /> <br />Park and Recreation issues were addressed at the time of subdivision. <br /> <br />. <br /> <br />S:\pLANNING\Case Files\2007\CUP\CU 07-01 Super America\Report CU 07-01.docS:\pLANNING\Case Files\2007\CUP\CU 07-01 Super <br />America \Report CU 07-01.doc <br />