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COUNCIL MINUTES SEPTEMBER 22, 1997 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. E. 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. F. Will not involve uses, activities, processes, material, 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. G. 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. H. Will not result in the destruction, loss, or damage to a natural, scenic or historic feature or major importance. I. Will conform to specific standards of this Ordinance applicable to the particular use. Ms. Wyland stated that Don's Circle Service has been in operation on Sunset Road in Circle Pines for 26 years. Mr. Quimby plans to use the south half of the subject building for his automobile service business and lease the north half, subject to City ordinances. Mr. Quimby would also like to fence in the yard area for overnight storage of vehicles (item K above specifically prohibits exterior storage of vehicles). Installation of a sprinkler system is also proposed for the building as required by the Fire Code. Staff recommended approval of this conditional use permit, with the following conditions: 1. Proper building permits be obtained prior to construction and a certificate of occupancy issued before use of the building as an automobile service facility. The building permit shall include a deposit equal to 1% of the construction costs to insure completion of site improvements. 2. A landscaping/screening plan shall be provided and subject to the review and approval of the City Forester. 3. The property owner shall connect the structure to City water and terminate the existing well connection subject to the review and approval of the City Engineer and/or Plumbing Inspector. City sewer is not currently available to the property. 4. The premises shall not be operated as an auto sales lot. 5. Exterior lighting shall be hooded and directed to reflect light away from neighboring residential properties and rights-of-way. Lighting plans shall be reviewed by the CPTED Officer. 6. All applicable MPCA requirements shall be satisfactorily met. 7. Signage shall comply with the City's Sign Ordinance. 8. Grading and utility plans are subject to the review and approval of the City Engineer. 9. The trash handling area shall be screened from public view. 10. Handicapped parking shall be provided per ADA requirement. Mayor Landers asked how vehicles that might be held for nonpayment of a bill would be treated. Ms. Wyland explained that the purpose of the existing condition is to avoid a large number of vehicles parked on the premises bearing "for sale" signs, such as would be expected at a used car lot. The proposed amendment would allow for temporary storage of vehicles in service or being held for other appropriate reasons.