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access to the highway is at the 173rd Ave and Hwv 10 intersection.This intersection only permits right in I I and right out movements and is scheduled to be closed when MnDOT completes future work along the Flwy 10 corridor. When this happens, trafficwill be directed further south along Yale Street to, the traffic signal at 171" Ave and Hwy 10. There is adequate parking for a hotel use as, the parking lot has not been altered since the building was constructed. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: lVill not enaanXer, injxne or detrimentally qftct the use and enilgitient of otberpnoeiin the iivwediate i4rin�ty PV or the public health, safely, 7iomls, comfort, convenience orgenewl vv�liv of the neighborhood or The city. There are three vacant parcels immediately south of the subject parcel, two undeveloped parcels, and a blighted property. Further south along Yale Street is a mix of residential and commercial uses. The proposed use will not detrimentally affect the use and enjoyment of properties in the immediate vicinity. 2. W, W be consistent will) the comprehensive plan. The project is not consistent with the comprehensive plan. The subject property has an underlying Land Use of High Density Housing/Riverfront Amenity (Tlic Point) as defined in the adopted Comprehensive Plan and the FAST. Planned uses include townhomes and apartments. A Land Use amendment would need to be approved prior to approval of the CUP. 3. Fill 170lip;pede Ibe noiwal and orderly development and impvpemenl of sun-ounding vacanlpropeitv. The four parcels, including this one, along Zane Street are guided for high density residential uses. Changing the current parcel to a commercial use may limit future opportunities for improvements of the surrounding vacant and undeveloped properties. 4. WV/ lie served a&quateyl by and will not adveix4 affect essential public facilities and services ti. including streets, 'g police and-eproiection, draina Jh ge, i-efuse disposal, water andsewer systems, parks and selbools; and ivill not, in particular, create traffic congestion or inteifel-ence )j4tb tivftc on adjacent and nei ,glMoringpitblicibolm )fale-s 'gl . The property is served by city water and sewer services, 5. Iflill not involve uses, activities, processes, maleiiais, equipment and conditions of operation that V411 he detrimental to any persons orpi-opeqy because of excessive Ii-afic, noise, mloke, fumes, glare, odors, dust or vibi,ations. The proposed use does not appear to involve activities that would be detrimental to surrounding properties. 6. [Fill not result in the destinction, loss or damage of a natioul, scenic or histoiieftatuir of major impolyance. As proposed, the project will not result in the destruction of any of these. No exterior modifications are proposed. N:\PuhJJ(- Bodies\Agfl)da Rackets\03-07-2016\x4.6 alla PC Srntf Report.doex