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3. The additional impacts of the proposed use are in need of mitigation as a requirement to meet the standards of the zoning ordinance, including compatibility with other uses in the neighborhood. 4. With the modification to the site plan, building design, landscaping, and other improvements identified as conditions recommended by the Planning Commission, the proposed improvements constitute a reasonable use of the property. 5. Without those recommended conditions, the use would be incompatible with the area and intent of the zoning ordinance regulating such uses. 6. The proposed uses, constructed and operated within the requirements of the Code and the conditions of this resolution, will not impact surrounding property or public areas beyond the expected impacts of permitted, compliant uses in the commercial zoning district, nor negatively impact health, safety, or welfare of the community. 7. With the proposed conditions, the City Council finds that there is no evidence to believe that the use will have a detrimental effect on neighboring uses or property values. NOW THEREFORE MAY IT BE RESOVLED, that the City Council of the City of St. Anthony Village accepts the findings and recommendations documented in the staff report and approves Conditional Use Permit for a car wash as shown on the plans submitted on or before November 17, 2020, at 2701 Kenzie Terrace, as revised in accordance with the following conditions: 1. Revise the plan to shift the facility and westerly egress lane at least 5 feet to the east as recommended by staff (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. The canopy must be consistent with the materials of the principal building as required by City Code. 74