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.-. ... 73 f. Compatibility with the City's Comprehensive Plan. 74 Impact on traffic: The 7`h edition of the Institute of Transportation Engineers manual indicates 75 that land uses like light-industrial parks and laboratories, manufacturing, warehousing, and 76 "heavy industry" (all permitted uses in the I-2 District) generate an average about 43 vehicle trips 77 per acre of land area on the average day, whereas the proposed outdoor storage would only 78 generate up to 8.6 trips per acre per day. For additional reference, a trucking terminal — another 79 conditionally-permitted use in the I-2 District — generates an average of 82 trips per acre on a 80 given day. Even considering traffic from the proposed outdoor storage und the asphalt plant, the 81 site would only generate up to 18 trips per acre on its heaviest days. The Planning Division has 82 thus determined that the proposed use would not have any greater impact on traffic than other 83 allowed uses. 84 Impact on parks, streets and other public facilities: Water and sewer infrastructure should see 85 relatively minor impacts since the outdoor storage use would rely on water primarily as a 86 periodic dust palliative, and the facility as a whole will have to meet all of the pertinent erosion 87 control, pollution prevention, and storm water management requirements of the City and other 88 Federal, State, or regional regulatory agencies in order to receive the required building and 89 operating permits. There are no parks in the vicinity of the subject property and the truck traffic 90 will generally utilize highways as much as possible when approaching and leaving the site. 91 Compatibility ... with contiguous properties: The proposed outdoor storage will produce 92 stockpiles of materials, traffic, and noise that cannot help but be noticed from the contiguous 93 properties, but this property and much of what surrounds it is described by § 1007.03 (General 94 Industrial Districts) as being "designed primarily for [uses] whose external physical effects will 95 be felt by surrounding districts." Reduction of entrances to the site from 5 accesses to 3, adequate 96 internal circulation, paved operational areas, and perimeter landscaping and screening consistent 97 with the zoning requirements, will all help to reduce the inevitable impacts to contiguous 98 properties. 99 Impact of the use on the market value of contiguous properties: When a property is assigned 100 Zoning and Comprehensive Plan land use designations, careful consideration is given to 101 protecting the value of surrounding properties. In light of this, and because the proposed outdoor 102 storage is among the uses that are allowed (conditionally or otherwise) in the I-2 District and is 103 consistent with the "industrial" designation of the Comprehensive Plan, the Planning Division 104 has determined that the proposed industrial storage use will not have a significant impact on the 105 market value of the contiguous industrial and business properties. 106 Impact on the general public health, safety, and welfare: Asphalt processing plants, including 107 the necessary stockpiles of aggregate inputs and rubble crushing operations, must operate within 108 the permit requirements of the Minnesota Pollution Control Agency (MPCA) as well as the 109 requirements of other State and Federal agencies pertaining to air emissions, noise, odors, and 110 fugitive dust. During the May 3, 2006 public hearing related to a similar recycling operation to be 111 located in the Twin Lakes area, a contractor specializing in concrete recycling explained that 112 vibrations from crushing operations are typically not felt beyond 150 feet, and the City Planner 113 was able to confirm the limited range of the noticeable vibrations by inspecting another active 114 crushing operation; the 150-foot radii around the rubble and crushed piles of materials on this 115 site are almost entirely within the property boundaries. 116 The Planning Division staff has evaluated additional data pertaining dust and noise from 117 concrete crushing operations and believes that the outdoor storage and limited recycling 090615 RCA Bituminous Roadway CU Page 3 of 5