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� 70 f. Compatibility with the City's Comprehensive Plan. 71 Impact on traffic: The 7t" edition of the Institute of Transportation Engineers manual indicates 72 that land uses like light-industrial parks and laboratories, manufacturing, warehousing, and 73 '`heavy industry" (all permitted uses in the 1-2 District) generate an average about 43 vehicle 74 trips per acre of land area on the average day, whereas the proposed outdoor storage would only 75 generate up to 8.6 trips per acre per day. For additional reference, a trucking terminal — another 76 conditionally-permitted use in the 1-2 District — generates an average of 82 trips per acre on a 77 given day. Even considering traffic from the proposed outdoor storage and the asphalt plant, the 78 site would only generate up to 18 trips per acre on its heaviest days. The Planning Division has 79 thus determined that the proposed use would not have any greater impact on traffic than other 80 allowed uses. 81 Impact on parks, streets and other public facilities: Water and sewer infrastructure should see 82 relatively minor impacts since the outdoor storage use would rely on water primarily as a 83 periodic dust palliative, and the facility as a whole will have to meet all of the pertinent erosion 84 control, pollution prevention, and storm water management requirements of the City and other 85 Federal, State, or regional regulatory agencies in order to receive the required building and 86 operating permits. There are no parks in the vicinity of the subject property and the truck traffic 87 will generally utilize highways as much as possible when approaching and leaving the site. 88 Public Works staff is currently assessing the adequacy of the surrounding roadway infrastructure 89 in light of the anticipated weight of trucks delivering the aggregate materials. 90 Compatibility ... with contiguous properties: The proposed outdoor storage will produce 91 stockpiles of materials, trafiic, and noise that cannot help but be noticed from the contiguous 92 properties, but this property and much of what surrounds it is described by §] 007.03 (General 93 [ndustrial Districts) as being'`designed primarily for [uses] whose external physical effects will 94 be felt by surrounding districts." Reduction of entrances to the site from 5 accesses to 3, 95 adequate internal circulation, paved operational areas, and perimeter landscaping and screening 96 consistent with the zoning requirements, will all help to reduce the inevitable impacts to 97 contiguous properties. 98 Impact of the use on the market value of contiguous properties: When a property is assigned 99 Zoning and Comprehensive Plan land use designations, careful consideration is given to 100 protecting the value of surrounding properties. In light of this, and because the proposed outdoor 101 storage is among the uses that are allowed (conditionally or otherwise) in the I-2 District and is 102 consistent with the "industrial'' designation of the Comprehensive Plan, the Planning Division 103 has determined that the proposed industrial storage use will not have a significant impact on the 104 market value of the contiguous industrial and business properties. 105 Impact on the general public health, safety, and welfare: Asphalt processing plants, including 106 the necessary stockpiles of aggregate inputs and rubble crushing operations, must operate within 107 the permit requirements of the Minnesota Pollution Control Agency (MPCA) as well as the 108 requirements of other State and Federal agencies pertaining to air emissions, noise, odors, and 109 fugitive dust. During the May 3, 2006 public hearing related to a similar recycling operation to l] 0 be located in the Twin Lakes area, a contractor specializing in concrete recycling explained that 1 11 vibrations from crushing operations are typically not felt beyond 150 feet, and the City Planner l 12 was able to confirm the limited range of the noticeable vibrations by inspecting another active 113 crushing operation; the 150-foot radii around the rubble and crushed piles of materials on this 1 14 site are almost entirely within the property boundaries. Planning Division staff has evaluated 090518 RCA Bituminous Roadway CU.doc Page 3 of 4