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A2012 -7 Staff Report <br />June 5, 2012 <br />Page 9 of 16 <br />apartment building. However, this may be difficult to achieve because the area has a <br />lower grade because it is generally used for stormwater retention. <br />3. Where applicable, all city, county, state and federal laws, regulations and ordinances shall <br />be complied with and all necessary permits secured. <br />Finding: Staff is not aware of any additional city, county, or state licenses that are <br />required for this use. The developer will be required to obtain all necessary <br />building permits from the City and drainage permits from MnDOT. <br />4. Signs shall not adversely impact adjoining or surrounding residential uses. <br />Finding: All proposed signage would have to meet the B -1 Highway Business district <br />regulations. A small monument sign and building signage is proposed on the east side of <br />the property that would face the apartment building. Staff doesn't believe this signage <br />would cause an adverse impact on the adjacent property. No flashing or blinking signs <br />are proposed and are prohibited by ordinance. <br />5. Adequate off - street parking and loading shall be provided. Such parking and loading <br />shall be screened and landscaped from abutting residential uses. <br />Finding: The site is designed for 300 regular parking stalls and 8 handicap stalls. Anoka <br />City Code requires one space for every 200 square feet for a medical clinic. A 60,000 sf. <br />medical office /clinic would require 300 stalls therefore the parking requirement is met. <br />Trees are provided along Jacob Lane to provide a visual break of the parking lot. No <br />screening is provided to the apartment building to the east. The area between the parking <br />lot and road is landscaped and acts as a stormwater retention area so it would be difficult <br />to plan additional trees. The Planning Commission could consider additional plantings to <br />screen the parking lot from the apartment building. However, this may be difficult to <br />achieve because the area has a lower grade. <br />6. The road servicing the use or activity must be of sufficient design to accommodate the <br />proposed use or activity, and such use or activity shall not generate such additional extra <br />traffic as to create a nuisance or hazard to existing traffic or surrounding land use. <br />Finding: The property is served by Greenhaven Road and Jacob Lane. Highway 10 and <br />Main Street are the closest major roadways. According to the Institute of Traffic <br />Engineers trip generation manual, a clinic use generates 31.45 daily vehicle trips per <br />1,000 square feet of building. Therefore, a 60,000 square foot building would generate <br />1,887 vehicle trips per day. To compare, Highway 10 has 59,000 and West Main Street <br />has 16,700 vehicles daily therefore the additional traffic created is a small percentage of <br />the total vehicle traffic on major roadways adjacent to the site. <br />7 All access roads, driveways, parking areas, and outside storage, service, or sales areas <br />shall be surfaced or grassed to control dust and erosion. <br />City of Anoka <br />