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December 15, 2020 Page 5 Title XV Land Usage, Chapter 152 Zoning Code, Section §152.122 identifies the allowable Conditional Uses in a C, Commercial zoning district. Title XV Land Usage, Chapter 152 Zoning Code, Section §152.124 and 125 identify the performance standards application to uses in the C, Commercial zoning district. CONCLUSION Staff recommends approval of the requested Conditional Use Permit for a car wash facility at 2701 Kenzie Terrace, only with the following conditions: 1. Revise the plan to shift the facility and westerly egress lane at least 5 feet to the east (see next note). 2. In this additional setback space, plant a continuous row of Spruce trees no greater than 15 feet on center, to create and grow a buffer between the access aisle and the adjoining multi-family residential building. Due to the proposed grade and retaining wall, a wider space (and thus, greater shift) may be necessary to accommodate this planting. 3. Add larger evergreen trees to the northwest corner of the site to moderate impacts of headlights in the stacking lane. 4. Reorient the parking/access lanes in the front area to 90 degree parking angles, and eliminate the one-way circulation patterns that add unnecessary pavement. 5. Add a solid fence line along the north boundary/alley to create a buffer between the commercial activity and the single family neighborhood to the north, and add landscaping in that space to enhance the visual aesthetic and reinforce the buffer. 6. Add larger evergreen stock in the northeast portion of the stacking lane area to screen headlights from the single family properties. 7. Add a permanent canopy cover and solid side-walls to the vacuum area to buffer noise from this area and direct any noise to the south towards Kenzie Terrace, to mitigate noise impacts on the adjoining multi-family building. As noted above, there is no provision for outdoor commercial uses in the zoning ordinance, and a permanent canopy would avoid this conflict. 8. Reduce parking lot light pole height to no more than 20 feet, and ensure full cut-off hooded fixtures to reduce light spillage onto adjoining property. 9. Specify hooded, downcast wall lighting on the building to avoid any light-source glare. 10. Compliance with the requirements of the City Engineer with regard to engineering and construction, including utilities, stormwater, and street improvements. ALTERNATIVE PLANNING COMMISSION ACTION 1. Motion to recommend approval of the request for CUP at 2701 Kenzie Terrace with the conditions identified in this report, recommending the attached resolution declaring terms and findings for City Council consideration. 2. Motion to recommend denial of the CUP. In the event of a recommendation for denial, the Planning Commission must state its findings related for denial on the record. 3. Request Additional Information and Table Action. A motion to table should be accompanied by the specific information requested of staff or the developer necessary to make a recommendation.