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<br />Signage <br /> <br />One 4ft x 3ft (12sf) ground sign is proposed south of the driveway near CSAH 32/CR J (Ash <br />Street). The sign is proposed within the private driveway easement. Technically, the sign would <br />be considered an off-premise sign and not allowed; however, staff would support the sign as a <br />condition of the Conditional Use Permit. The easement owners need to formally amend the <br />existing easement or draft and record and new document to allow for the sign. The easement <br />shall clearly detail who is responsible for maintenance and removal of the sign. <br /> <br />A sign permit application would be required using the site plan to show the exact location of <br />the sign. Per City Code Chapter 1010, a ground sign for non-residential uses in a R, Rural zoning <br />district may only be 8ft in height. The sign shall not be located in the Ash Street right-of-way or <br />within the vision triangle. <br /> <br />Impervious Surface Coverage <br /> <br />Rurally zoned parcels do not have a Maximum Impervious Surface Coverage requirement. The <br />gravel driveway and agricultural building create approximately 7,000 5,100sf impervious <br />surface. The entire site is 39.87 acre. <br /> <br />Traffic Study <br /> <br />CSAH 32/CR J (Ash Street) is an A-Minor Expander Arterial road. <br /> <br />A Traffic Study was prepared by S2 Traffic Solutions. The study notes 2022 MNDOT traffic <br />counts on Ash Street carries 5,122 vehicles per day. Peak hour traffic was assumed as 12% of <br />daily volume or 615 vehicles. The estimated peak hour traffic associated for just the Christmas <br />Tree farm is 65 customers per hour or 130 trips. <br /> <br />Per the study, the Level of Service on Ash Street will continue to operate at a Level A with the <br />worst movement, southbound left operating at a Level B. Sight distance was also analyzed and <br />the driveway was determined to have adequate distance to provide safe operations. Turn lanes <br />were also analyzed and determined not to be needed for either northbound or southbound <br />traffic. <br /> <br />Anoka County Highway Department reviewed the land use application. In lieu of turn lanes, <br />portable changeable message signs (CMS) will need to be installed in both directions prior to <br />the opening of the farm each year. The signs shall be active at all times while the farm is in <br />operation and open to the public. <br /> <br />Environmental Review <br /> <br />An environmental assessment worksheet is not required for an agricultural Christmas tree farm. <br />7