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(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. The use is specifically listed in the district, and the site has been developed for industrial uses. As noted by the applicant, only limited employee counts are likely, with a total of 10 employees, and no more than 3 employees on site at most times. Although parking on the site is somewhat informal, the low employee count is less likely to impact the property than would a typical manufacturer or other industrial user. For Conditional Use Permits, the common consideration is whether the use can compatibly coexist with others in the immediate area. As no changes are contemplated for the site, there are no apparent concerns related to safety or negative impacts on the site or neighborhood. The site has access to Foss Road via a private road, with parking in various locations on and around the site. The low levels of traffic generation are unlikely to raise any issues for street use or other factors. As noted above, because the site will operate as a food processing/preparation site, staff has requested comment from Public Works and Engineering to ensure that there are no anticipated impacts to water or sanitary sewer capacities or pre-treatment requirements as a function of building permit review. Both the City Engineer and Public Works Director have reviewed the initial application. The City Engineer reports that they would not expect any impacts, but notes that the use is subject to requirements for SAC and WAC (Sewer/Water Access Charges) based on the building plans. The City Public Works Director adds this use is appropriate, on the understanding that they will not be discharging fats, oils, or grease, into the sanitary sewer system. Any changes to these expectations will require further review and approvals. CONCLUSION AND PLANNING COMMISSION/STAFF RECOMMENDATION Planning Commission and Staff recommend approval of the Conditional Use Permit for Coffee Cart MPLS, based on a finding that the information supplied with the application supports compliance of the proposed use with the intent of the L-I District, and that the applicant provides ongoing verification of compliance with any further requirements of the Public Works Department as may be requested. ATTACHMENTS Presentation Application Materials Resolution 25-066 24