6.5c PCSR 03-28-2017 - Laserfiche WebLink

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Analysis Comprehensive Plan The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and ,Quinn Avenue area is a relativey small area with a variety of incompatible land uses including both residential and heavy industrial. Highway 10 improvements will include Proctor Drive intersecting with Highway 10 via an overpass. This overpass will extend to the north, over the railroad tracks. This long elevated road will create a unique opportunity for the property in the area, altering visibility and access. Due to the area's proximity to the train tracks and Highway 10 traffic, the Plan suggests business park uses and employment centers. Strategies of the Plan are: 1. ilork with the development community to identift and explore market opportunities and the feasibility of redeveloping the area as a whole. 2. ilork with interested property owners in the development of a master plan prior to rezoning the parcels. 3. Establish opportunities to construct community directional signage andgateway signage along Proctor Avenue. Staff has been, and continues to, work with the applicant on draft master plans for the block, but no agreement has been reached. The southernmost five parcels eventually lose direct access to Proctor Avenue and will only be accessible from the west via a cul -de -sac. Transportation /Circulation The site will be accessed via Quinn Avenue on the west side and there is adequate circulation within the site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn lane for westbound Highway 10. This will eliminate the access to 6`'' Street from Proctor Avenue as 6`'' Street will be a cul -de -sac. A new east -west connection between Proctor and Quinn Avenues will be added as part of this project, but the final location and design has not been finalized. The connection may be on the north or south side of the current site. Abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. Parking The site will be providing 28 parking stall for parking of trucks from the Beaudry Oil & Propane fleet. There will also be 4 parking stall for employee and customer parking, which meets the ordnance requirements. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility of parking tanked vehicles longer than allowed by code. Grading/ Drainage The project is proposing and underground storm detention area. The City Engineer has requested that it be shifted to north side of parking lot. Landscaping Per the city ordinance, 28 trees are required with the development of the property. The submitted landscape plan only shows 6 trees. An updated landscape plan must be submitted. The CUP condition of a compliant landscape plan will be removed if one is received prior to the City Council meeting. Staff M \Departments \Community Development \Planning \Case Files \CUP \CU 17 -08 Truck Shop - Beaudry\4 - Planning Commission \CU 17 -08 sr PC 3- 28-17.docx