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• <br />Spirit Hills. <br />Page 8 of 12 <br />Motor Fuel Station <br />The Motor Fuel Station has satisfied the conditions set forth in Section 7, Subdivision <br />3.H.2 of the Zoning Ordinance with the conditions that: <br />1. No exterior audio system shall be used in the operation of the facility. <br />2. No illuminated signage shall be allowed on the protective canopy except <br />for the south side facing Birch Street. <br />3. The hours of operation shall be limited to 5:00 a.m. to 11:00 p.m. <br />4. Deliveries to the station shall be limited to the hours between 8:00 a.m. to <br />1:00 p.m. <br />Accessory Drive - through Facility <br />The Accessory Drive - through Facility has satisfied the conditions set forth in Section 7, <br />Subdivision 3.H.5 of the Zoning Ordinance. <br />Environmental Board: The Environmental Board reviewed the proposed <br />development on April 24, 2002 and recommended approval. Their comments, where <br />applicable, have been incorporated into this report. <br />Rice Creek Watershed District Review: The Rice Creek Watershed District <br />• (RCWD) granted a TWAFAA (Table With Authorization For Administration Action) on <br />February 27, 2002, pending resolution of Wetland Conservation Act (WCA) issues. The <br />issues have been satisfied and the final permit has been issued. <br />Site Improvement Performance Agreement: The applicant will be required to enter <br />into a performance agreement with the City and post all the necessary securities <br />required by it. <br />Planning & Zoning Board: The Planning and Zoning Board reviewed the <br />application at their July 10, 2002 meeting and recommended approval with the <br />conditions. The P& Z action is attached. <br />RECOMMENDATION <br />The proposed Spirit Hills development has raised specific concerns regarding the <br />impact of the development on adjacent residential uses as well as its impact on the <br />surrounding transportation infrastructure. The City's Comprehensive Plan designates <br />the site for commercial land use. Commercial land uses are going to generate <br />additional traffic and have the potential to adversely impact adjacent residential uses. <br />The opportunity /challenge is to effectively integrate the development to minimize or <br />eliminate these impacts. <br />• The Spirit Hills development has been held to a high level of site and architectural <br />design to insure integration with existing residential uses. Where applicable, staff is <br />recommending conditions of approval to off-set potential adverse affects. From this <br />