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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 a and construction, including utilities, stormwater, and street improvements. 11. Hours of Operation limited to between 7:00a.m. and 10:00p.m. CITY COUNCIL ACTION Staff and Planning Commission recommend the following Motion: 1. Motion to approve the request for CUP at 2701 Kenzie Terrace with the conditions identified in this report, and with the attached resolution declaring terms and findings of fact. Alternative Actions 2. Motion for denial of the CUP. In the event of denial, the City Council must state its findings related to 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 decision. ATTACHMENTS Exhibit A: Application and Supporting Material Exhibit B: City Council Resolution 34