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driveways to/from Kenzie to a <br />single location; <br />- Add solid fencing and landscaping <br />to increase buffer toward single <br />family area (and prohibit access <br />to alley); <br />- Add a permanent canopy cover, <br />and side-walls to limit potential <br />noise from vacuum stations; <br />- Reduce parking lot lighting height, <br />and ensure hooded down-cast <br />fixtures to limit/eliminate light <br />glare onto adjoining property; <br />- Comply with any Engineering <br />requirements to property manage <br />utilities, drainage, and <br />stormwater; <br />- Limit hours of operation to retail <br />business hours. <br /> <br />Further, as noted, the operation will <br />need to continue to adhere to existing <br />regulations related to light, noise, <br />odors/fumes, and related nuisance <br />code as an ongoing requirement. <br />These would be required conditions <br />of any allowed commercial use on the <br />subject property, which is zoned for <br />such uses. <br /> <br />Finally, the law requires that the City <br />must consider a use identified as a <br />Conditional Use in a zoning district to <br />be presumptively allowed on properly <br />zoned land. The ability of the City to <br />add conditions that mitigate potential <br />negative impacts is the primary scope <br />of City authority. Denial must be <br />based on specific factual data that <br />cannot be mitigated, not mere <br />speculation or concerns. <br />Additionally we are asking that this letter be put into the public record. <br /> <br /> Respectfully Submitted, <br /> <br />Thomas Deegan <br />Susan Guthrie <br />2616 Pahl Ave. <br />St. Anthony, MN 55418 <br /> <br /> <br />108