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Tyson CUP Staff Report Page 2 Relationship with the Comprehensive Plan: The Comprehensive Plan encourages the expansion of existing businesses and introduction of new businesses within Mounds View. 4825 Mustang Circle and all the surrounding properties are designated as light or heavy industrial on the Future Land Use Map and the proposed propane gas facility would not be inconsistent with the Comp Plan. The Geographical Area Involved: The proposed business would be located on Mustang C in the center of the Mounds View Industrial Park. The proposed propane gas ircle, business would not necessarily be out of place for this industrial area, and the size of the property would accommodate the proposal. Tyson Company owns four parcels totaling approximately 20 acres. The lot that Ferrellgas would be located on is the most southern one, which is 10 acres in size. Ferrellgas would occupy about half of that lot. Depreciation: The proposed propane gas facility may not necessarily be visually attractive, but this particular part of Tyson’s property is not easily visible. It would be hard to see even from Mustang Drive or Circle, since it would be tucked behind FedTech’s building. The business would be bordered by Fedtech, BelAir Excavating, Ramsey County Park open space, and Tyson’s new building. This site is currently open space and would have remained that except for the planned railroad spur that would go north across the lot. Ferrellgas apparently also has need for a rail spur and would share it with Tyson and BelAir. 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, however, a natural vegetative buffer separates the properties. All other properties surrounding the subject property are zoned Industrial or are park open space. Access to Ferrellgas would be off Mustang Drive/Circle, but would have about a 450 foot driveway. The proposed propane gas facility would not necessarily be out of character in this area. Traffic: Ferrellgas would operate five trucks out of this facility, and each truck typically makes ble 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 would probably not be noticeable. Adequate utilities and access roads are availa : The water and sewer lines that currently serves the property 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 Demonstrated Need for Such a Use: Ferrellgas needs to relocate from their current in existence since 1939 and is the nation’s leading retail propane location in New Brighton, and with Tyson working on their new building and bringing rail onto their site, an opportunity to partner together arose. Tyson would also benefit in that by leasing a portion of their land to Ferrellgas, it would help offset the construction costs for the railroad track and site work. Ferrellgas has been company. They serve all 50 states, Canada and Puerto Rico. They have been a good business for many years in New Brighton. Summary: Ty Pa son CUP Staff Report ge 3