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Planning Commission • <br /> Planning Case No. 460-96: 2975 Highway 10 <br /> October 9, 1996 <br /> Page8 <br /> demonstrated by a redesigned Highway 10,a network of inter-connected trails,parks,and <br /> wetland spaces,and active citizen participation in ecological activities." <br /> Two goals relative to Highway 10 were adopted and are included in an attachment to this <br /> report. The applicant's proposal presents the challenge of balancing between attracting a <br /> new business willing to take a somewhat blighted site and improve it, with the chance to <br /> use this opportunity to meet goals for the Highway 10 corridor. The City does have a <br /> loan program for businesses to make site improvements but it is only available to <br /> businesses which have been in Mounds View at least two years. The Planning <br /> Commission could consider establishing a list of improvements which need to be made <br /> with approval of the conditional use permit, and a list of improvements to be done in two <br /> to three years from the date of approval. The phasing of the improvements would allow <br /> the applicants to apply for assistance from the City. At minimum, staff is recommending <br /> that the following be done now: . <br /> • parking lot be defined with curbing <br /> • a driveway entrance be defined from Spring Lake Road and excess asphalt <br /> removed; the driveway entrance to Highway 10 be removed • <br /> • landscaped areas at least 10'wide be created and cleaned up along the perimeter of <br /> the site <br /> • fencing be repaired and painted, posts reset and gaps closed; if the fencing is too <br /> deteriorated, that it be replaced <br /> • the building be painted and signage from the windows removed <br /> • Phase 1 of a landscaping plan be implemented which would create a cluster of <br /> trees and shrubs at corner of Spring Lake Road and Highway 10, coordinated with <br /> new monument-style signage <br /> Phase 2 of the improvements would be additional landscaping and new lighting, to be <br /> installed no later than three years from approval. <br /> (7) The use will not cause traffic hazards or congestion. <br /> . The site has adequate access from an arterial highway. The types of services being offered <br /> will result in frequent customer turnover, but volumes will be low because there are only <br /> two service bays on the property. No added traffic congestion is expected. Eliminating <br /> the driveway on to Highway 10 will reduce traffic hazards. <br /> • <br />