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The proposed car wash building would be located toward the north/middle portion of the property, utilizing the middle of three existing curb cuts to Kenzie Terrace. The other two curb cut access points would be closed. Traffic is designed to enter the site and circulate counter-clockwise around the building to the entrance at the west end, exiting the building to the east, with access to a series of one-way driveways that provide access to outdoor vacuum stations on the south side of the building. The site plan also provides 6 additional parking stalls on the site in two separate bays. Automobile Service and Car Washes are both listed as Conditional Uses in the C, Commercial zoning district. (Sections 152.122 D. and F.). The zoning ordinance provides a series of setback requirements as follows: Front Yard (from street right of way): 35 feet Side Yard: 10 feet Rear Yard: 25 feet to an alley The zoning ordinance imposes an additional setback requirement in Commercial zoning districts adjacent to Residential zoning districts, which provides: Setbacks from residential districts. There must be a setback area of not less than 20 feet from any property in a residential district within which setback area parking, storage, and/or loading facilities are excluded. The proposed site plan appears to meet these minimum standards. In addition to the minimums, however, a Conditional Use Permit is subject to the following requirements to qualify for City approval, a specific in Section 152.243(C): (1) The use is one of the conditional uses specifically listed for the district in which the property is located; (2) The City Council has specified all conditions which the City Council deems necessary to make the use compatible with other uses in the area; (3) The use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or to the values of property in the vicinity; and (4) The use will provide a service or a facility which is in the interest of public convenience and will contribute to the general welfare. As such, the standard of review is heightened by measuring how a particular use will impact both the public and the neighboring land uses. In addition to these review criteria, it must be noted that in Minnesota, courts have ruled that Conditional Uses are presumed to be allowed in the zoning district in which they are proposed, but that there are special aspects of the use that require attention and perhaps, mitigation, to ensure that they are consistent with the requirements and intent of the City’s zoning regulations and Comprehensive Plan. That is, there is a presumption that the use is allowed on properly zoned land – the question is whether the impacts of the use can or cannot be mitigated to a reasonable level expected of other permitted uses in the district. Therefore, the review of this use must consider how a typically permitted commercial use would impact the area, and if there are special aspects of this use that require alteration or other attention. For the Commercial zoning district, common commercial uses include retail and office facilities, as well as most commercial service businesses, although many services are also required to obtain Conditional Use Permits. Outdoor commercial uses are not listed as permitted uses in the district. For a car wash, there are some extraordinary aspects that require particular attention, over and above the common commercial use impacts. The most notable are headlight glare from vehicles sitting in 31