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Relationship with the Comprehensive Plan: The Comprehensive Plan encourages the expansion of existing businesses and introduction of new businesses within Mounds View. 4889 Old Highway 8 and all the surrounding properties are designated as light or heavy industrial on the Future Land Use Map and the proposed processing center would not be inconsistent with the Comp Plan. The Geographical Area Involved: The proposed business would be located on Old Highway 8 on the edge of the Mounds View Industrial Park. The proposed processing center would not be out of place for this Industrial area and the size of the property would accommodate the proposal. Depreciation: The proposed processing center would be an attractive, newly constructed building which would be an improvement over the existing building on the site. The applicant will have invested over $4 million into this project when completed. This site is in an industrial area and the proposed use would be much more in line for the area than the current use of an aging and deteriorating motel. The motel generates many police calls and problems, so the removal of this blighted property would improve the safety of the entire area, including the manufactured home park that is located north of this site. Staff does not feel that it would cause any depreciation of the subject property or the surrounding properties. The Character of the Surrounding Area: This part of the City is mostly an Industrial area. There is a manufactured home community on the north end of the property, however, a natural vegetative buffer separates the properties. All other properties surrounding the subject property are zoned Industrial. There are no properties across the street since 35W/Highway 10 run next to Old Highway 8 in this area. The proposed processing center would not be out of character in this area. Traffic: The applicant expects 3-4 trucks per hour from 7am – 7pm, Monday through Friday, and from 8am-3pm on Saturday (36-48 trucks per weekday, 21-28 trucks on Saturday) coming in to the processing center. October is the busiest month for emptying septic tanks, so at this time the applicant estimates that the truck traffic would increase during October to about 7 trucks per hour (84 trucks per day). The applicant plans to encourage his truck drivers to work with customers to help eliminate the large rush during one month every year. Traffic counts on Old Highway 8 are 6,800 vehicles per day, so even at the peak traffic time in October, this business would only increase traffic on Old Highway 8 by a little over one percent. The trucks that come to this business would drive completely into the building to unload and the property would be set up for truck staging on-site. Each truck only takes a few minutes to discharge, so there would not be trucks waiting for long periods of time outside. This area already has high truck traffic due to the existing businesses in the industrial park, so additional traffic to this new business would not be out of place. Adequate utilities and access roads are available: The Metropolitan Council and Mounds View Public Works department has determined the water and sewer lines that currently serves the property has adequate capacity to provide for this improvement. The site is located on Old Highway 8 which has good access to nearby highways and freeways. Staff Report Star Environmental Page 2 Staff Report Star Environmental Page 3