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Regular Planning Commission Meeting Minutes – Wednesday, March 5, 2014 Page 14 Mr. Paschke noted that, unless the City installed medians, the ability to enforce signage 665 was limited. While recognizing the concerns beyond the availability of the existing turn 666 lanes, and given the pre-existing conditions on the site that will prevail without a larger 667 land assemblage eliminating some of those issues and potential conflicts, Mr. Paschke 668 opined that signage would become more problematic and more difficult to enforce than 669 any positives it would create. 670 Member Stellmach asked if there were any such signage restrictions from the gas station 671 north of the subject property; with Mr. Paschke responding that there were not. Mr. 672 Paschke further advised that the City would not require them; and while they might be 673 evident in a retail strip mall situation, he was not sure if the City would require them even 674 then, as the City would have to enforce such activities, again a very difficult task to 675 monitor and enforce. 676 Member Daire advised that he had visited the subject site during noon, and questioned if 677 the existing left turn arrow for north/south Lexington Avenue was operational during his 678 visit. However, Member Daire noted the difficulty of accessing the site based on existing 679 traffic in the designated center turn lane at that time or during peak times without avoiding 680 a stack-up. Member Daire advised that his concern was similar for northbound traffic on 681 Lexington Avenue during morning and afternoon peak periods, an obvious time for this 682 type of business to attract commuter traffic. Member Daire opined that, based on his 683 observations and exit scenarios, he would question how the business could be 684 successful based on that traffic flow and accessing the site if it was intended to operate 685 all day long or if only during peak hours. 686 Mr. Lloyd volunteered that both Lexington Avenue and County Road B had similar traffic 687 volumes and functions. Mr. Paschke advised that the left turn signal at that intersection 688 was operational at all times, with Mr. Lloyd and Mr. Paschke clarifying that it was 689 triggered by demand via a magnetically controlled trigger throughout the day. Mr. 690 Paschke opined that, as creatures of habit, a customer would soon find an easier way to 691 get in and out by finding an alternative and less congested route to the site, as was in 692 similar urban areas. 693 Member Boguszewski concurred with staff’s analysis, opining that common sense would 694 prevail for those using the facility and how they accessed it and got back into the traffic 695 flow. Member Boguszewski, as a resident in this area, opined that there would be few if 696 any businesses that could locate on this site that would not have the same access 697 realities or concerns. Compared to the vacant facility and un-used site at this time versus 698 a potential future use, Member Boguszewski suggested that, with nothing to compare it to 699 now, it brought him back to Mr. Willenbring’s previous comment regarding common 700 sense for any business operating there to use the site to their best advantage. Member 701 Boguszewski questioned staff as to whether there was anything indicating that this 702 business would have a major impact on the site, area traffic, and/or other businesses in 703 that area. 704 Mr. Paschke opined that there would be some traffic conflict at any site, but it was 705 typically dealt with over time. 706 In response to Member Boguszewski, Mr. Lloyd addressed any potential conflict or major 707 impact, specific to the drive-through element under current review, by opining that he did 708 not see the proposed use with a coffee shop currently a permitted use for this NB Zoning 709 District. Since this type of use would typically be selling during morning commutes and 710 during higher traffic volume times, Mr. Lloyd opined that the drive-through element did not 711 bring any more of an impact than the permitted coffee shop use. 712 Mr. Paschke provided an additional perspective based on his fifteen year tenure in 713 Roseville, and former uses of the site (e.g. gas station), questioning which of those uses 714 would be more impactful, opining that from his perspective the gas station use would 715 have had more impact based on traffic volumes. Mr. Paschke advised that gas stations 716 were typically big producers of turning movements; and he found this proposed use no 717