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Tyson CUP Staff Report Page 3 Depreciation: The proposed propane gas facility may not necessarily be visually attractive, although this is an industrial area and screening could be used. There are also concerns about the propane odor that may come from this business. The lot proposed for Ferrellgas is between Tyson’s current buildings and a light industrial building with several tenants (including Fedtech & AccuStream), with BelAir Excavating to the far south in New Brighton, and Ramsey County Park open space to the west. This particular property currently has a parking lot, open space and wetlands. A development review would be required if this request is approved, and at that time, site details such as screening could be addressed. In the new location, Ferrellgas would not be seen from any streets. Ferrellgas has said that this site would be smaller than their current site in New Brighton, and so there will not have as much equipment and tanks outside because there won’t be as much land. The Character of the Surrounding Area: This part of the City is mostly an Industrial area. There is a manufactured home community at the north end of the entire Tyson property, with a natural vegetative buffer separating the properties. Townsedge Terrace has approximately 230 homes in the park and is approximately 1,000 feet from the proposed Ferrellgas site. All other properties surrounding the subject property are zoned Industrial or are park open space. The main access to Ferrellgas would be from Mustang Drive/Circle. The proposed propane gas facility may not necessarily be out of character in this industrial area. Traffic: Ferrellgas would operate approximately five trucks out of this facility, and each truck typically makes six trips per day. They do also have will-call customers that would come to the facility to fill portable tanks. The facility would be open from 7:00am to 5:00pm. This area already has high truck traffic due to the existing businesses in the industrial park, so additional traffic to this new business may not be very noticeable. Adequate utilities and access roads are available: The water and sewer lines that currently serve the area should have adequate capacity to provide for this improvement. Ferrellgas would not be a large user of either water or sewer. The site is located right off Old Highway 8 which has good access to nearby highways and freeways. The new location proposal allows for a secondary access to Ferrellgas via a driveway/road that is currently used to access BelAir off of Old Highway 8. BelAir has agreed to allow Tyson/Ferrellgas to share this road as a secondary emergency access. The Demonstrated Need for Such a Use: Ferrellgas must relocate from their current location in New Brighton and would like to stay in the same area, and Tyson has an opportunity to generate additional revenue from their large amount of underutilized land. Fire Safety Considerations: Propane storage falls under the requirements of the fire code. The Fire Marshall along with an independent fire engineering consultant (Futrell Fire Consult & Design) have reviewed the risk management plan that was submitted by Ferrellgas. Futrell’s summary comments said they feel that Ferrellgas takes a proactive approach to safety and intends to meet or exceed the minimum adopted codes when their policies are followed. Although, the information and plans that were submitted by Ferrellgas lacked details and consistency, and other information that would have helped Futrell be able to make a more thorough recommendation. Both the Mounds View Fire Marshall and Futrell strongly recommend if the request for a CUP is approved, that additional fire protection features be required due to the amount of nearby businesses and a large residential neighborhood about 1,000 feet away.