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Planning & Zoning Board <br />November 13, 2002 <br />Page 2 <br />Staff explained Mr. Benkler had requested approval of site and building plans and a <br />conditional use permit to allow the construction of a full service carwash, a self - service <br />carwash and a quick lube facility (within a single structure) upon a 1.6 acre site located <br />west of Lake Drive and between I -35W and Elm Street. <br />Staff stated while the applicable LI, Light Industrial district provisions do not specifically <br />list carwashes as a permitted or conditional uses, the district does state that uses permitted <br />in commercial zoning districts shall be allowed within LI districts. As a result, the use <br />will be treated as a conditional use and processed accordingly. <br />Staff presented its analysis by explaining the 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 subject 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 curb 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 the circulation pattern and a potential for congestion at the <br />sites entry point. <br />Staff stated to address this concern, the applicants are proposing to separate site entry and <br />exit areas with a landscaped median and identify desired site circulation routes with <br />freestanding directional signage. To further identify desired traffic movements, it is <br />suggested that pavement directional signage also be provided. <br />Staff noted two circulation - related concerns exist in regard to the by -pass lane on the <br />west side of the property. One concern relates 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 conceivable 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 -pass lane relates to the areas west of the <br />self - service wash and quick lube facility where a potential overlapping of vehicular <br />stacking could potentially occur. The applicant has indicated that the self -serve wash is <br />to accommodate recreational vehicles. It appears likely that a recreational vehicle <br />DRAFT MINUTES <br />