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• • • 3. The Commercial section of the Land Use Plan chapter of the Comprehensive Plan states that several "strategies will be implemented to promote quality commercial areas" (page 88) , one of which is: "Site access will be controlled to provide safe traffic movement and to reduce the commercial traffic impacts on residential neighborhoods." An existing driveway creates an offset north of the intersection of Ojibway Path and Lakota Trail. Creating the second commercial site driveway that is offset on the south of the same street intersection creates additional traffic movement conflicts, which creates safety concerns. Therefore the project is inconsistent with the Comprehensive Plan. 4. In the Land Use section of the Policy Plan chapter of the Comprehensive Plan, there is a list of goals and policies for commercial development. Policy number 17 (page 34) is: In evaluating commercial sites, factors will be the physical implication of the commercial land use related to traffic generation, sewer and water demands, environmental issues and compatibility with neighboring land uses. Increasing the early morning traffic raises concerns about the compatibility of a drive through facility with the neighboring residential land uses. Therefore the project is inconsistent with the Comprehensive Plan. 5. Section 2, Subdivision 2.B.7.b. of the zoning ordinance requires that "The proposed development application is compatible with present and future land uses of the area." The site is guided for commercial use and a commercial building was reviewed for the site as part of the original Millers Crossroads project. However, a drive through increases peak traffic through a residential neighborhood and the proposed driveway location raises safety concerns due to its offset from a street intersection and the near proximity of another offset driveway. 6. Section 2, Subdivision 2.B.7.d. of the zoning ordinance requires that "Traffic generated by a proposed development application is within the capabilities of the City." Even though the increase in peak trip generation from a drive through facility will not exceed road capacities, a drive through increases peak traffic through a residential neighborhood. 7. Section 2, Subdivision 2.B.7.h. of the zoning ordinance requires that the project "Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors." - 3 5 - Resolution 06 -53, page 2