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Planning & Zoning Board November 13, 2002 Page 7 systems, and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. Comment: As a condition of project approval, the building will be adequately served by essential public facilities and services. 5. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. Comment: This development is not expected to increase public costs, nor be detrimental to the economic welfare of the community. 6. 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. Comment: The proposed use of the property is not expected to create any excessive externalities that would be abnormal to the character of the area. 7. Will have vehicular approaches to the property which are so designed as not to create traffic congestion or an interference with traffic on surrounding public thoroughfares. • Comment: The site layout meets standards held within the City's Zoning Ordinance including turn lanes, access width, and access spacing /location. 8. Will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. Comment: The applicant is currently working with the City Engineer to satisfy drainage related issues. 9. Will conform to specific standards of this ordinance applicable to the particular use. Comment: The proposed use will as a condition of approval meet the applicable requirements of the Ordinance. Staff stated based on the findings contained in this report, our office recommends approval of the Site and Building Plan and Conditional Use Permit to allow the construction of a full service carwash, a self - service carwash and a quick lube facility (within a single structure) upon a 1.6 acre site located west of Lake Drive between I -35W and Elm Street subject to the following conditions: 1. The two lots, which comprise the subject property, be legally combined. 2. The acceptability of the proposed curb cut location and width as well as the need for associated roadway improvements (i.e. turn lanes) be subject to comment and recommendation by the City Engineer and the Anoka County Highway Department. DRAFT MINUTES