Loading...
5.1 PCSR 11-24-2015Request for Action To Item Number Planning Commission 15.1 Agenda Section Tmeeting Date Prepared by ,Planning Items November 24, 2015 Chris Leeseber , Senior Planner Item Description Reviewed by Request by Big Tex Trailer World for a Conditional Zack Carlton, Planning Manager Use Permit to allow trailer sales and service at Reviewed by 17369 U.S. Highway 10, Case No. CU 15-21 — Public Hearin Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions: 1. The Conditional Use Permit shall not be recorded until all conditions have been substantially completed. 2. The authorized use shall not begin until the Conditional Use Permit is recorded. 3. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire. 4. The Conditional Use Permit is not a building permit and the applicant must apply for and receive approval of required building and sign permits before construction may begin. 5. The main building on the western parcel (75-733-0215) must connect to city services by June 1, 2016. 6. The two subject parcels shall be combined. 7. A landscape plan shall be approved by city staff. 8. Landscaping improvements shall be installed by June 1, 2016. 9. All asphalt areas be seal coated. 10. All parking stalls for trailers and vehicles shall be marked as required by ordinance. 11. The building shall be inspected by the city's Building Official and Fire Marshal to verify compliance with all building and fire codes. 12. Concerns identified by the Building Official and Fire Marshal shall be addressed. Background/Discussion Big Tex Trailer World, Inc. (Big Tex) is requesting a Conditional Use Permit (CUP) for the property located at 17369 Hwy 10 for trailer sales and service. Analysis Zoning and Comprehensive Plan The subject property is zoned C-3 Highway Commercial where trailer sales and service are allowed as a CUP. The land use of the subject property is Focused Are Study (FAST) and falls in the district known as The Pinnacle. The Pinnacle is the far northwest area of the FAST between the rail line and Highway 10/169. Access is challenging for much of the area, but an opportunity exists with strong highway visibility. The timing of access changes along Highway 10/169 will have a large effect on development and redevelopment in this district. 1// E® E® 1 1 NATURE With limited access and numerous small parcels, it is unlikely major redevelopment will occur in this sub- area in the near-term. Rather, capitalizing on recent investments with the extension of Vance Avenue, select small industrial users with limited access needs and relatively limited investment fit for the undeveloped portion of the district. The Pinnacle district was created to allow other similar uses in the area to remain. Transportation/ Circulation The proposed project is occurring on two adjacent parcels, the western lot fronting Highway 10/169 and the eastern lot fronting Vance Street. The sites main access will be on the "frontage road" of Highway 10/169. The applicant currently does not have plans to utilize Vance Street for access but may utilize it in the future. At that time, proper permits and reviews will need to take place. Parking The ordinance requires 23 parking stalls and the site plan shows 23. The majority of the site is composed of impervious surfacing, much of it asphalt. The condition of the asphalt varies across the site. Staff recommends that all asphalt areas be seal coated and all parking stalls for trailers and vehicles shall be marked as required by ordinance to ensure there is adequate space for emergency vehicles to circulate on the site. The ordinance provides for minimum stall size and aisle width. Utilities The 7,500 square foot main building used for office is located on the western lot and the 4,000 square building used for truck bed inventory storage is located on the eastern lot. City water is available to the western lot and city sanitary sewer is available to the eastern lot. The business will primarily occur on the western lot. During the point of sale of a parcel, the city requires hook up to city services. Although this property is not being sold, but leased to the applicant pending approval of the CUP, requirement #4 of granting approval of a CUP states: Dill be served adequately by... water and sewer ystem. A CUP could be denied for not meeting this condition. Staff recommends the main building on the western parcel (75-733-0215) connect to city services by June 1, 2016. Landscaping The applicant's site plan indicates that landscaping will be brought into compliance as weather permits. By ordinance, a CUP will fully comply with all other requirements of this code (30-654 a 7). In situations where the landscaping for an existing building does not meet the requirements, the City Council has historically reduced the requirement in scale with the proposed development. The overall exterior perimeter of the two properties is approximately 1,700 feet. Section 30-934 of the city code states the number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of the described area as measured in feet divided by 40. This would result in 42 trees being required if a new project on a vacant parcel. The subject properties have trees and credit may be given for those trees provided that such trees satisfy the requirements of size and species. Credit may not exceed 50 percent of the total requirements. Staff K\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-2415.docx has requested a detailed landscape plan showing the existing trees (types and sizes), any proposed landscape additions, and anything that is being removed to determine if any credit can be given. Staff visited the site and noted that many of the existing trees are located on the eastern lot. The applicant is utilizing about one third of the site for sales and the remaining useable space for additional product display area. Staff recommends that one third of the requirement, or 14 trees, be required. There are three landscaped island separating the "frontage road' and the parking area. Two of these are constructed with curb and gutter, each containing two trees resulting in a four tree credit. The third one is constructed of loosely laid retaining wall blocks with no trees. Staff recommends that this island be constructed with curb and gutter to match the other islands on this and the neighboring parcel and three deciduous trees be planted in the island. This will satisfy Section 30-935 requiring all off-street parking areas having unpaved, landscaped islands that are reasonably distributed throughout the parking area. The applicant shall provide a landscape plan showing where the remaining seven (7) trees are proposed to be planted. A landscape plan can be approved by city staff. Staff recommends the landscaping shall be installed by June 1, 2016. Signage The site contains two freestanding signs that are being removed and no new freestanding signage is being proposed. One wall sign is being proposed on the western elevation of the main building. Sign permits are require for any signage. Lighting Site lighting was not mentioned in the submitted information. Any lighting for the property/project will need to meet the minimum standards set forth in Section 30-937 of the city code. Lot Combination Staff is recommending that the two parcels be combined. This will alleviate any ordinance issues that might come up with a single business on two parcels such as parking areas that cross over property lines. Currently the parking lots are legal non -conforming as they do not meet setback requirements. The 4,000 square accessory building is on a parcel without a principal use. The ordinance does not allow this and again it is a legal non -conforming use. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: lY/ill 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 orgeneral welfare of the neighborhood or the city. The use will not as it is a commercial use in a commercial zoning district. 2. Dill be consistent with the comprehensive plan. It is consistent with comprehensive plan. 3. Will not impede the normal and orderjdepelopment and improvement of surrounding vacant property. N:\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-24-15.docs It will not impede the normal and orderly development in the area. The zoning and land use guides the area for this type of use. 4. Vill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create trac congestion orinterference with trac on adjacent and neighboring public thoroughfares. City services are available to the two properties proposed to be used. The site can be served adequately by water and sewer systems. 5. W1711 not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons orpmperty because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. There is no residential district near the area and the area is guided for commercial uses and traffic. No excessive noise, smoke, fumes, glare, odors, dust or vibrations are expected from the proposed use. 6. lY/ill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. It will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. W1 ill fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate thepmposed use in the city. It will comply with all other requirements of this Code. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Financial Impact None Attachments ■ Location Map ■ Applicants Narrative ■ Site Plan ■ Landscape Plan ■ Utility Plan ■ Elevation • Photo of Existing Signage ■ Photos of Product Type N:\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Te -,\(,U 15-21 sr PC 11-24-15.docc Big Tex TrAers A4� Conditional Use Permit Case No: CU 15-21 'ver City of Elk River, MN CONDITIONAL USE PERMIT APPLICATION 17369 Hwy 10 NW, Elk River, MN Big Tex Trailer World, Inc. d/b/a Big Tex Trailers presents this request for a conditional use permit for the property located at 17369 Hwy 10 NW, Elk River, MN for the following proposed uses: trailer sales, trailer parts sales, and a trailer service facility. The property is currently zoned C3 Highway Commercial. Our proposed uses are allowed as a Conditional use in this district. The uses also meet the near term zoning and land use requirements of The Pinnacle District, as defined in the Focused Area Study (FAST). Big Tex Trailers will complement, and is consistent with the other established adjacent businesses and dealerships along the Highway 10 and Highway 169 corridor. We feel and hope you agree, Big Tex Trailers would be a great addition to the Elk River business community. Big Tex Trailer World, Inc. is a national retail trailer sales, trailer parts retailer and trailer service provider with over 40 locations across 15 states. Activities at these locations include trailer sales, trailer part sales and trailer servicing operations. We will employ six to eight employees within the first six months and anticipate needing additional employees as we become established in the market. Comparable sized Big Tex facilities generate annual sales of eight to fifteen million dollars with an annual payroll of four hundred thousand to six hundred fifty thousand dollars. Our employees will be consumers, as well as active members of the local community. The financial impact to the City of Elk River and its citizens will be substantial, based on the taxes generated and the Big Tex payroll spent with local merchants. Big Tex Trailers, as an organization, is a very civic and social minded company. Local sports team sponsorships, fundraiser donations, loaner trailers for use by civic groups and local schools and employee volunteer participation projects are just some of the things that Big Tex Trailers contributes to the community. After successfully obtaining the conditional use permit approval, Big Tex Trailers will lease the premises located at 17369 Hwy 10 NW, Elk River, Minnesota. Based upon our inspections of the property, this project will include the following: The building facade and signage will be updated based on current sign standards and any required sign permit approval in the style of Exhibit A. No new structures will be added, no structural modifications will be made to existing facility, although minor interior repair work may be needed. The normal business hours for this type of facility are from 8 AM to 6 PM, Monday through Friday and 8 AM to 4 PM on Saturdays, Currently none of our facilities are open on Sundays. We will utilize for our operations, the parking lot areas shown on the enclosed site plan for trailer parking and display. We will provide 6 parking spots designated for employee parking. Customer parking will include 2 ADA spots as shown on the site plan. We respectfully request your support and approval of our Conditional Use Permit, as we look forward to being an integral part of the Elk River Community. DATE RECEIVED ' (j /;7 ( i Big Tex Trailer World is the Trailer King! Big Tex Trailer World has climbed to number one in trailer sales in North America. We sell professionally built trailers at 29 strategically placed locations across the USA. We carry the largest selection of inventory and the best brands in the industry. Our Big Tex Trailer World company carries Big Tex Trailers, CM Trailers, CM Truck Beds, S&H Trailers, Haulmark, Master Tow Dallies, and Wells Cargo, just to name a few. Here at Big Tex Trailer World we are proud to be #1 in trailer sales in the entire US, Big Tex Trailers has professionally built, quality made trailers at 30 locations that have been strategically placed all throughout the US. This is to ensure that everyone can access our quality selection of trailers, trailer parts and trailer accessories at rock bottom prices. Big Tex Trailer World carries the largest inventory of trailers around, and carries only the best trailer brands in the industry. Types of Trailers You Can Find at Big Tex Trailer World Big Tex Trailer World strives to provide you with only the best trailers made of the highest quality. This is why we cavy professionally built trailers by the best names in the trailer industry such as Big Tex and C&M. We carry a wide variety of styles of trailers to choose from at Big Tex Trailer World such as flatbed utility trailers, steel & aluminum cattle trailers, goosenecks, dump beds, and tilt trailers. Our company also carries open & enclosed race haulers, cargo trailers, livestock trailers, construction trailers, concession trailers, heavy duty tagalongs and many other types of quality trailers to help you haul almost anything! Besides an impressive inventory, no other company can even come close to matching our quality trailers. That's right! Along with our quality haulers, we have rock -bottom prices and exceptional customer service that you'll have to see to believe. For these reasons and more, Big Tex Trailer World has become number one in America's trailer industry. We Offer a Vast Selection of Trailer Parts & Accessories to Choose From Big Tex trailers can meet the needs of consumers and companies both big and small_ Whether you simply need a 6'x 8' utility trailer or a whole fleet of trailers, we have got you covered. Did we mention you can also order any trailer parts that you need to repair your trailer yourself? That's right, customers can order from Big Tex Trailers or choose to have us complete the repairs for you at one of our 29 locations across the United States, Some of the many brands of trailer parts that we offer are B&W Trailer Hitches, Towrax, Fulton, Hopkins Electrical, and Dexter Axle. We also carry Curt, Tex Trail Trailer Parts, Ram Jacks, Bulldog Couplers and Tekonsha Brake Controllers. If you have any questions about the trailers and trailer parts that we offer; we are always here to help. Please feel free to contact us today at 1-855-5-BIG-TEX. We would love to hear from youl Big Tex Trailer World Also Offers Low Cost, On -Site Trailer Repairi When you think abouts trailer dealer, you often do not think about trailer repairs as well. However, at Big Tex Trailer World, we believe that you should be able to purchase, rent, modify or repair your trailer at the same place you bought it. This simply makes sense! Therefore at Big Tex Trailer World we have a highly skilled and experienced team of trailer repair specialists that will perform your required repairs or modifications for you quickly and affordably. Even if you did not buy your trailer from us here at Big Tex Trailer World, we could still provide you with low cost, top quality trailer repairs; often performed the same day. i �c W W laaalS aoueA uo sailp aql of "doid eql jo aeaa agl I.uwl sdnNooq aannas pue aalem op of 6uio6 aae ugap 'aw pue jaumo Auadoid alep jalel gonw a le pag!wggns ueld pue 6u!aaau!6us ll!m am smoi6 sseu!snq se papaau aq of punol si ssaooe ue 11 auo asegd ul laaJlS aouen saaoe ao aoual aeaJ anowaa of 6u!uu!66eq eql ui sueld ON 30N33 ANTI NIVHO E)NIlSIX3 � kyr m li ZCO W x J R Low W Z J Q zz< o..j 31VrJ � cc Cl) oCLt Q H u'itM o Y m x FSR CL C O DNDIHVd X 3AOldW3 c W Q LU 31VrJ �a T V W C W � D o rL pa}lugdsuaa puL, pall!W aq of E W diad AVIdsia a311dal �o a a sle!uwad V slenuue jol pasty a8 of N N S038 U3MOId ONLLSIX3 33UHI 0 E N L co 0 cn c» Cl) c� C fz cn a— i U 0 0) 0 0 0 c .Q co U U c J C co 4- 0 0 U oui-1 A:Iadoid W04 SATS 910d 6UIISIX3 yloq anouaaa a3ainoHs ssdaJ OL AMH sn X30iy TR!-lllll_ERS Conditional Use Permit Application 17369 US Highway 10 NW, Elk River, MN 0,Beacon" Sherburne County, MN Tree Illustration Overview Legend () Townships Sections Roads 0 Plats "X" — Tree Locations 7 Trees located between access road and Hwy 10 4 Trees in landscaped parking area Approx. 20 trees located at rear of property 0 132 feet © Bolton & Menk, Inc - Web GIS 11/5/2015 10:41 AM Elk -..- River Legend 1j City Limits Sections Quarter Quarter Sections GPS Lift Station GPS Sanitary Manhole Sanitary Manhole Air Release Manhole Sanitary Valve Manhole Sanitary Clean Out Sanitary Lift Station Wet Well Sanitary Gravity Pipe Forcemain Storm Manhole Manhole Clean Out Special Structure Storm Catch Basin Storm Apron Outlet Control Structure Outlet Control Structure O Emergency Overflow Overflow Structure Storm Pipe Storm Ponds Municipal Pond . Private Pond Disclaimer. This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposesonly. The City of Elk River is not .esnnnanle fnr ani in—u ars- herein rnntain,dd. a IItj — w f V IIt/ILIiu VI11Et VVA LW SJ %W IJW -V-&_WVIiu -- Building will byrep ainted our comp Y an colors and'-- _ flat non lighted letters affixed to the fascia in compliance with Sec. 30-871. - C-3 highway commercial district. 0 Sec. 78-71. - Connection required. The following buildings shall be required to be connected to the city water utility: (1) All buildings connected to the water utility on the date of adoption of the ordinance from which this article is derived shall remain connected to the water utility for so long as the building is occupied or used for any purpose. (2) All buildings constructed after such date on property to which water utility service is available at the time a certificate of occupancy is issued for the building shall be required to connect to the water utility prior to occupancy. (3) All buildings to which water utility service becomes available following legal occupancy of the building shall be required to connect to the water utility, provided that the water utility is within 300 feet of the structure requiring service and the water utility is located in a public right-of-way or easement for utility purposes adjacent to the property, as follows: a. Connection shall be required if either the well or septic system serving the building fails; and b. Connection shall be required prior to sale of the building or the property on which the building sits. (Ord. No. 09-02, § 1, 3-2-2009; Ord. No. 12-18, § 1, 12-10-2012) Page 1 Aze,fi BigTexTrailers Conditional Use Permit ver E ♦ w e .. � •.1dkL � h 96 �, NI 4P -,S 1, , mw 75,902-3310 r r C# Bit K 7 Bix Tex Trailers Con itiot l Use Perremit: 5-740"-0040• d 00 6 { Case No: CU 15-1 DRi_T. �r W C J Q% CL 0 Q 0 W C _LM W 0 d C X Lu L � 0 W O 0 J E � N © Q 2 N N N a c� 2 ADA 6 employee and 15 Customer parking sites 20 FT DEE1?4 Fr DRIVE ALLEY N T W W- m� ia w � CL N M Xv W. WD W w� J OC W Elk Elk River Main Building 50 x 150 Existing Overhang W H a BBUILD NGCUT 30X40 wa } Z Q. w a LU EXISTING SU 50 x 80 ADDITIONAL TRAILER PARKING AND DISPLAY Tree count and Lanscaping to brought up to current standards as weather permits Comp Plan &Zoning ■ C-3 Highway Business ■ Focused Are Study (FAST) ■ Proposed use fits both Transportation ■ Highway 10/169 west side ■ Vance Street east side ■ No access to Vance currently Parking ■ 23 stalls required, 23 shown ■ Impervious surfacing ■ Conditions vary ■ Seal coat and stalls marked U tilitie s ■ Hook required at POS ■ Property being leased ■ CUP #4 - LVill be served adequatejbj... water and sewer system. ■ A CUP could be denied for not meeting this condition. f. �J River Legend City Limits �rg v • g Sections ry '� - --- Quarter Quarter Sections F, 0 GPS Lift Station o GPS Sanitary Manhole 6 Sanitary Manhole o Ail-Pelease Manhole Sanitary Valve Manhole 17$69 Sanitary Clean Out BE Sanitary Lift Station a Wet Well — Sanitary Gravity Pipe Forcemain Storm Manhole b Manhole 11061 clean Out Special Structure ■ Storm Catch Basin AL• Storm Apron Outlet Control Structure p Outlet Control structure - o Emergency Overflow U „ Overflow Structure 73I{D173RDAIIENW –7F3RDAVEMW73RU — Storm Pipe ` NVv' 4VFNW Storm Ponds PV e .J, Municipal Pond Private Pond omit ffo 40 oisciaimer. This tlrawirg is nehher a legally recortletl map r a u rvey antl is not int-d.d,o he usetlasone. Tiwhis 0 132 Feet tlra wing k a com pilar Ion of recortls, into rmat k n, a ntl tlata bc—d in a rlauscity. m unty,andstateoffkes,andother sa ff xting the area shown, and isto he used for (9 Bolton&Menk, lnc-Web GIS 11/5,1261510:41AM refer epurposesonly.The Citpof Elk River is not �onnenonlcfnran,rinaern ra�la. nnrcin rn n,a mPn Landscaping ■ Vacant lot new project — 42 trees ■ A third of the prop utilized ■ Recommending 14 trees be added ■ Curb and gutter third island lip Legend ❑ Townships Sections - Roads #, ti P �` ;'� ❑Plats it 107 ft IR 173RD AVE NW "X" — Tree Locations 7 Trees located between access road and Hwy 10 4 Trees in landscaped parking area Approx. 20 trees located at rear of property W C J i Q% CL 0 0- E E 0 W C _LM W 0 d C X Lu L � 0 W O 0 J E � N © Q 2 N N N a c� Elk Elk River 2 ADA 6 employee and 15 Customer parking sites 20 FT DEE1?4 FT DRIVE ALLEY LU EXISTING RUILDIN Q 50 x 80 C7 ADDITIONAL TRAILER PARKING AND DISPLAY Tree count and Lanscaping to brought up to current standards as weather permits Q 0 0 O 0 e CD Cz c cu 0 C e a� e O a> Q 0 Q Main Building N W Lu 50 x 150 Co k: X mo Q Existing 0 a Overhang LL J (D a ILU U zro N Q Q 73 W ) W CUT BUIILD NG w� OC J �_ 30x40 cc W >- z Z Q aCc .4 wa LU EXISTING RUILDIN Q 50 x 80 C7 ADDITIONAL TRAILER PARKING AND DISPLAY Tree count and Lanscaping to brought up to current standards as weather permits Q 0 0 O 0 e CD Cz c cu 0 C e a� e O a> Q 0 Q t 4 � T �, ,�► � ala. .•"!. �� r �'V .r. _ M ''°@@>,,R� ►� ys•.: '4 1g��"��� SS � � � t Y r t�a�y.�`�p[�$�p �,,�.s/ie�¢y.Ij.� A wo \... �'` F .. n ,r$iebl i''iN Am®.aid. I yt • �� . � #� �..+����y � tee. _ ^ ` P .L � � T � � .���, fl �`� va�'�b '-04R' t� 3 1� �.rs _Y i 1F.'r�jf3,ax,• $. ' i .' :;• h 3,.aarxN.� a 1 e 1 V 411 y a �cr•�y lei i .. 1� ✓ �' 54$4 >� a 1 � � j� ' ':b f / <IuII` TltlwFh d \ ■ \ \ \ — »Al �� � ^ . w P� sump 41t- U■- - - \ . d• �' ` w Otsego r 'led" Al !BODYt� e g s w 101 qq s' 1 .Ay, .I. PF--rSUPPLY 111 ro,.. Signage ■ Two freestanding —removed ■ One wall -proposed ATLAS TAKING 9. J r I. Existi g 4 x 10 lighted Sign Box to be r _rmve Buildingwill be repainted our company colors and�..� _ Y flat non. lighted letters affixed to the fascia in compliance with Sec. 30-871. - C-3 highway commercial district. i/7 i�P7 I. Existi g 4 x 10 lighted Sign Box to be r _rmve Buildingwill be repainted our company colors and�..� _ Y flat non. lighted letters affixed to the fascia in compliance with Sec. 30-871. - C-3 highway commercial district. Lot Combination ■ Alleviate ordinance issues ■ Setbacks ■ Legal non -conforming structures W C J Q% CL 0 0- E E 0 W C _LM W 0 d C X Lu L � 0 W O 0 J E � N © Q 2 N N N a c� Elk Elk River 2 ADA 6 employee and 15 Customer parking sites 20 FT DEE1?4 FT DRIVE ALLEY LU EXISTING RUILDIN H l 11111 l l 11 l l 11 l l l l l � 50 X so Tree count and Lanscaping to brought up to current standards as weather permits Q 0 0 C 0 0 C CD Cz c cu 0 C e a� e O a> Q 0 Q Main Building N W Lu 50 x 150 m� XQ- Q Existing q a Cn Overhang j Q) ADDITIONAL T AILER ro a PARKING AN 73 Lu V)DISPLAY W ) W EXISTING w� OC J �_ 30x40 cc I— Q) > z LIM Q a CYC wa Tree count and Lanscaping to brought up to current standards as weather permits Q 0 0 C 0 0 C CD Cz c cu 0 C e a� e O a> Q 0 Q Applicable Regulation 7. Vill not endanger, injure or detri�nentczlly affect the use and enjoyment of other property in the iln�nediczte vicinity or the pudic health, safety, morals, comfort, convenience orgenerczl welfare of the neighborhood or the city. The use will not as it is a commercial use in a commercial Zoning district. Applicable Regulation 2. Vill be consistent with the comprehensive plan. It is consistent with comprehensive plan. Applicable Regulation 3. Vill not impede the normal and orderly development and improvelnent of surroarnding vacant property. It will not impede the normal and orderly development in the area. The zoning and land use guides the area for this type of use. Applicable Regulation 4. Vill be served adequategbj and will not adversely affect essential parblic facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, pczrks and schools; and will not, in particular, create traffic congestion or interference with traffic on czdjczcent and neighboring public thoroughfares: City services are available to the two properties proposed to be used. The site can be served adequately by water and sewer systems. Applicable Regulation 5. Vill not involve uses, activities, processes, materials, equipment and conditions of operation that mill be detrimental to any persons or property beazuse of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations There is no residential district near the area and the area is guided for commercial uses and traffic. No excessive noise, smoke, fumes, glare, odors, dust or vibrations are expected from the proposed use. Applicable Regulation 6. fVill not result in the destruction, loss or damage of cz natural, scenic or historic feature of major importance. It will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Applicable Regulation 7. fVill fully comply with czll other requirements of this Code, including any applicable reguirewents and standards for the issuance of cz license or permit to establish and operate the proposed use in the city. It will comply with all other requirements of this Code. Action Requested ■ Recommend, by motion, approval of the Conditional Use Permit with the conditions outlined in the memo. f L� 4 ff �4 r t . r. Ao7 •. .� N7* Leave Preview feedback Tip: \ Leave Preview I Feedback