12/09/2002 Council Packet - Laserfiche WebLink

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Benkler Carwash Page 2 of 9 ANALYSIS Site and Building Plan Review Property Legal Description. The subject property is described as part of Auditor's Subdivision # 54 and comprises two individual lots. As part of the CUP processing, the two lots which comprise the subject property should be legally combined. Access. Access to the subject site is to be provided via a 30 foot wide curb cut along Lake Drive. Appropriately, the access point is in direct alignment with Church Drive to the east. The acceptability of the proposed curb cut location and width as well as the need for associated roadway improvements (i.e. turn lanes) should however, be subject to comment and recommendation by the City Engineer and the Anoka County Highway Department. Circulation. The proposed use includes a full service carwash, a self- service carwash and a quick lube facility. Recognizing the co- existence of these activities, a well - conceived plan for site circulation is both very important and very challenging. As shown on the submitted site plan, site circulation is proposed to occur in a counter - clockwise fashion. While the proposed circulation pattern is considered well conceived and follows a natural tendency to "keep right ", some concern exists in regard to a users understanding of the circulation pattern and a potential for congestion at the sites entry point. To address this concern, the applicants are proposing to separate site entry and exit areas with a landscaped median and identify desired site circulation routes with freestanding directional signage. To further identify desired traffic movements, pavement directional signage has also been proposed. Finally and since the Planning and Zoning Board meeting, the applicants have added a third stall to the full service wash preparation area as a means of lessening potential congestion at the site's point of entry Two circulation - related concerns exist in regard to the by -pass lane on the west side of the property. One concern relates to the necessary u -turn maneuvers that will occur west of the building where full service carwash vehicles move from the staging area to the conveyor area. It appears conceivable that such maneuvers could interfere with access to both the self- service carwash and quick lube facility. A second concern with the by -pass lane relates to the areas west of the self - service wash and quick lube facility where a potential overlapping of vehicular stacking could potentially occur. The applicant has indicated that the self -serve wash is to accommodate recreational vehicles. It appears likely that a recreational vehicle waiting to occupy the southerly self- service stall may block access to the quick lube stacking area.