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Staffhas been, and continues to, work withtheapplicant on draft master plans for the block. The <br />southernmost five parcels eventually lose direct access to Proctor Avenue and will only be <br />from the west via a cul-de-sac. <br />Staff has also begun the process of obtaining appraisals ofseveral properties in the area to help with the <br />master planning. Although the applicant continues to work with city staff on master plans, they want <br />to proceed forward with this current application just in case th <br />occur. <br />Analysis <br />Comprehensive Plan <br />The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and <br />Quinn Avenue area is a relatively small area with a variety of incompatibl <br />industrial. Highway 10 improvements will include Proctor Drive th Highway 10 via an overpass. This <br />overpass will extend to the north, over the railroad tracks. Thi <br />property in the area, altering visibility and access. Due to thn tracks and Highway 10 traffic, <br />the Plan suggests business park uses and employment centers. <br />Strategies of the Plan are: <br />1. Work with the development community to identify and explore mark <br />the area as a whole. <br />2.Work with interested property owners in the development of a mas <br />3.Establish opportunities to construct community directional signa <br /> <br /> <br />Transportation/Circulation <br />The site will be accessed via Quinn Avenue on the west side and there is adequate circulatiointhe <br />site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn <br />thth <br /> Street from Proctor Avenue as 6 Street will <br />westbound Highway 10. This will eliminate the access to 6 <br />be a cul-de-sac. A new east-west connection between Proctor and Quinn Avenues will be added <br />of this project, but the final location and design has not been <br />north or south side of the current site. <br />Abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. <br /> <br />Parking <br />The site will be providing 28 parking stall for parking of truck <br />There will also be 4 parking stall for employee and customer parmeets the ordnance <br />requirements. <br /> <br />The site will need to comply with Chapter 57 of the MN State Fir <br />tanked vehicles longer than allowed by code. <br /> <br />Grading/ Drainage <br />The project is proposing and underground storm detention area. The City Engineer has requested that it <br />be shifted to north side of parking lot. <br /> <br />N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-08 Truck Shop-Beaudry\4-Planning Commission\4-25-17\CU 17-08 <br />sr PC 4-25-17.docx <br />