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Planning & Zoning Board <br />November 13, 2002 <br />Page 2 <br />APPROVED MINUTES <br />Staff explained Mr. Benkler had requested approval of site and building plans and a <br />conditional use permit to allow the constructi on of a full service carwash, a self-service <br />carwash and a quick lube facil ity (within a single structur e) upon a 1.6 acre site located <br />west of Lake Drive and between I-35W and Elm Street. <br />Staff stated while the applicab le LI, Light Industrial district provisions do not specifically <br />list carwashes as a permitted or conditional uses , the district does stat e that uses permitted <br />in commercial zoning districts sh all be allowed within LI dist ricts. As a result, the use <br />will be treated as a conditional use and processed accordingly. <br />Staff presented its analysis by explaining th e subject property is described as part of <br />Auditor’s Subdivision # 54 and comprises two individual lots. As part of the CUP <br />processing, the two lots which comprise the su bject property should be legally combined. <br />Staff noted access to the subject site is to be provided via a 30-foot wide curb cut along <br />Lake Drive. Appropriately, the access point is in direct alignment with Church Drive to <br />the east. <br />Staff stated the acceptability of the proposed cu rb cut location and width as well as the <br />need for associated roadway improvements (i.e . turn lanes) should however, be subject to <br />comment and recommendation by the City Engineer and the Anoka County Highway <br />Department. <br />Staff indicated the proposed use includes a full service carwash, a self-service carwash <br />and a quick lube facility. Recognizing the co -existence of these activities, a well- <br />conceived plan for site circulation is both very important and very challenging. <br />Staff noted as shown on the submitted site plan, site circulation is proposed to occur in a <br />counter-clockwise fashion. While the proposed circulation pattern is considered well <br />conceived and follows a natural tendency to “keep right”, some concern exists in regard <br />to a users understanding of th e circulation pattern and a pot ential for congestion at the <br />sites entry point. <br />Staff stated to address this c oncern, the applicants are proposi ng to separate site entry and <br />exit areas with a landscaped median and iden tify desired site circulation routes with <br />freestanding directional signage . To further identify desired traffic movements, it is <br />suggested that pavement directi onal signage also be provided. <br />Staff noted two circulation-related concerns exist in regard to th e by-pass lane on the <br />west side of the property. One concern rela tes to the necessary u-turn maneuvers that <br />will occur west of the building where full service carwash vehicles move from the staging <br />area to the conveyor area. It appears con ceivable that such maneuvers could interfere <br />with access to both the self-service carwash and quick lube facility. <br />Staff indicated a second concern with the by-p ass lane relates to the areas west of the <br />self-service wash and quick lube facility where a potential over lapping of vehicular <br />stacking could potentially occur. The applicant has indicated that the self-serve wash is