PC Packet 07-17-2012 - Laserfiche WebLink

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Mounds View bus terminal trips from April 10, 2012. Anecdotally, staff observes excessive wait times at the intersection of Old Highway 8 SW, heavy traffic on Old Highway 8 SW, and existing heavy traffic of large vehicles on 1 S`ST SW. These concerns are more specifically outlined in the interoffice memorandum from Public Works Director Grant Wyffels. On site, staff finds the proposed use of the property to be satisfactory in terms of meeting zoning standards related to on-site parking, on-site circulation, use of existing buildings, and screening. (2) That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. With the lack of information currently available, this criterion is not met. City staff has received complaints from at least two users of 1st Street SW about traffic and waiting to access Old Highway 8 SW at 1st Street SW Because there is evidence to suggest there could be a current traffic problem, staff is hesitant to allow the proposed use based on the volume of trips per day the site is likely to generate, which is likely in excess of 600 trips per day (with some of those trips concentrated in a few short periods of time) based on the information the applicant has provided. Staff would recommend a traffic study is commissioned to determine if the proposed use would have a detrimental impact on the area. (3) That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. The area is already nearly fully developed with several heavy industrial uses including two towing companies, a warehouse, manufacturing, truck and trailer repair, a rebar company, container storage, and a rigging/machinery moving company. Most of these businesses began prior to current Zoning Code standards and it is unlikely they will be redeveloped or improved in the near future. Adding the proposed bus terminal to 1St Street SW could negatively impact an already busy traffic situation on 1 S`ST SW and the intersection at Old Highway 8 SW.. (4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. As previously mentioned, due to the lack of adequate information on traffic this criterion is not met. Staff has received complaints from existing users of 1 s` Street SW that traffic is a concern and there are excessive wait times to access Old Highway 8 SW. Access roads may already be deficient to serve the existing users and adding a bus terminal with hundreds of trips per day could exacerbate an already problematic situation. Staff would encourage the applicant to undergo a traffic study to determine whether adequate access roads exist. Public Works staff will begin monitoring the number of vehicle trips in and out of 1 S`Street SW, but it will take more time to gather that information. Adequate utilities and drainage facilities exist to support the proposed use. (5) That the special use shall in all other respects conform to the applicable regulations of the district in which it is located. Other than the impacts to traffic, it's likely all other applicable zoning regulations are met.