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f. Compatibility with the city's comprehensive plan. 8. By complying with the specific standards for automobile service stations, staffis of the opinion that this application meets the criteria for issuance of a conditional use permit. En2ineerin2 Considerations 1. The City has asked its traffic consultant, Short, Elliott, & Hendrickson, to analyze this proposed use at this location to determine the traffic impact on both Woodbridge Street and Minnesota Avenue. That study is attached to this planning report. SEH found that traffic volumes generated by the SuperAmerica store should have impact primarily on the Minnesota Avenue and Woodbridge Street sections between the entrances and Rice Street. There will be very little additional traffic on other portions of Minnesota Avenue or Woodbridge Street or on Rice Street. The entrances should be moved as far west as possible to provide adequate storage. The onsite circulation is tight and care should be taken in the final design to all radaii and widths. Parking is minimal and not convenient, and illegal parking will be common. 2. Ultimate plans call for a 99-foot corridor for Rice Street. An additional 16.5 feet of right- of-way is needed. There is a concern that the City could incur substantial expenses to acquire the right-of-way in the future. The current plans show the underground tanks and a portion of the parking lot within the 16.5 feet that will be required. It is recommended that a 16.5 foot easement be obtained from the applicant and the tanks be relocated off the easement area. 3. The owner will need a permit from MnDDT to connect to the storm sewer on Rice Street (T.H.49). 4. The consultant will need to demonstrate that no more flow will be entering into the City's storm sewer system than under the previous conditions. 5. An easement is needed over the existing 8" watermain along the east side of the property. A 10 foot easement should be adequate. This easement would not be needed, however, if the additional 16-l/2 feet of right-of-way and utility easement is granted to the City. Plannin2 Commission Comments: 1. The Planning Commission, at the February 14, 1996 meeting, recommended approval of SuperAmerica Inc.'s request for a conditional use permit for a motor fuel station within a B-2 zoning district with the following conditions: a. The applicant shall provide for the appropriate easement necessary to provide for the expansion of Rice Street. b. The applicant shall provide monument sign age along Rice Street with appropriate setbacks or variances granted per the site plan presented to the City Council. 3