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Special Use Permit – Pioneer Paper Stock of MN <br />Planning Commission Report; 7-18-23 <br /> <br /> <br />Page 13 <br />Lighting:  The only proposed changes to lighting will be replacement of existing parking lot <br />fixtures with LED fixtures. All such lighting must be down directional, and not <br />directly shine into any adjacent ROW. <br /> As a condition of approval, the applicant shall be required to correct any lighting <br />problems that are identified following installation of the new fixtures. <br /> <br />Streets & <br />Easements: <br /> Installation of the new entryway off the public cul-de-sac shall meet all engineering <br />standards. <br /> The City of New Brighton owns a majority of the property to the north of this site, <br />and it would be beneficial in some areas if the City had an easement on the <br />periphery of this property to ensure maintenance of the land to the north. As this <br />is not a plat, the City cannot require any dedications, but we raise the issue in the <br />event this new owner would be open to exploring win-win possibilities for both <br />parties. These discussions may be conducted apart from this SUP and site plan <br />review. <br /> <br />Sidewalks & <br />Trails: <br /> No issues with public sidewalks or trails. <br /> <br />Development <br />Phasing: <br /> The retrofitting of the site will occur in a single phase. <br /> <br /> Special Use Permit Review <br />In General:  The need for a Special Use Permit is triggered by the establishment of a use not <br />specifically allowed within the I-1 zoning district, and the company’s desire to <br />park numerous semi-trucks on the eastern portion of the site. While semi-parking <br />has been common on this site for twenty years, staff did not see any indication that <br />outdoor parking had ever been authorized via SUP, so it is being included at this <br />time. <br /> <br />Criteria Review: <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />Zoning Code Section 8-130 contains five standards the City must review prior to making <br />a decision on any specially permitted use. The applicant’s response to each criteria and <br />staff analysis of each standard is shown on the following pages: <br /> <br />1. That the establishment, maintenance, or operations of the special use will not be <br />detrimental to or endanger the public health, safety, morals, comfort or general <br />welfare. <br />