12/12/2007 P&Z Packet - Laserfiche WebLink

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Main Street Village page 10 • We also will need to establish the locations of monument and/or pylon signs, and show them on the revised plans. • Park Plan and Park Dedication: The parks plan shows Natural Resource Protection Areas corresponding to the locations of wetlands as revealed by the wetland delineation. These are wetland areas that will be protected by existing wetland law. As noted above, the wetland mitigation plan has been reviewed by the Rice Creek Watershed District. The protected wetlands will be covered by a drainage and utility easement. In August, the P & Z expressed the desire to see pedestrian and bike access to and through the project. This is worth examining because of the trails existing and planned on the abutting roads. The Park, Greenway, and Trail System plan shows a trail along Otter Lake Road and a bikeway and linking trail along Main Street. There is an existing trail on the east side of Otter Lake Road. There is an existing trail on the north side of Main St. starting at Otter Lake Road and going east. There is no trail currently abutting the project site. The Main Street/Otter Lake Road intersection is a good crossing point because it is signalized. However, getting to the project site should be addressed. Pedestrian and bicycle access to and circulation within the project is not indicated on the submitted plans. Park dedication for commercial development is $2175 per acre. For development that includes 24 acres of upland, this would be over $52,000. Dedication cash can be credited for trail construction that is part of a development project. Conditional Use Permits Several CUPS are needed for the project: a motor fuel station, a car wash, and two outdoor seating areas. The actual requirements in the Zoning Ordinance are attached to this report or reference. Motor Fuel Station: Section 7, Subd. 3.H.7. lists the requirements for a motor fuel station conditional use permit. The submittal complies with many of the CUP requirements. Unresolved issues are discussed below. The building meets the architectural standards. However, the submitted canopy design does not comply with our requirements on the following points: • The fascia cannot be more than three feet in vertical height and the submittal is almost four. • The canopy may have contrasting color bands not to exceed an accumulative width of four inches. The submittal shows two bands of about six inches each, totaling approximately twelve inches. • The canopy lighting must be recessed. We do not have details or fixture cut sheets for the canopy lights. The ordinance requires that at least 25% of the lot used exclusively for the gas sales facility shall be landscaped. The car wash is on the same parcel, so some judgment will be needed.