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Memo to Planning Commission/CU 98-9 April 28, 1998 Page 2 • Stacking The applicant is proposing to utilize the existing stacking area for the second car wash. He is proposing to stripe the parking lot to indicate the stacking lane. Both car wash bays will use the same stacking lane. Because of the need to maintain a 24 foot wide drive aisle to access the parking spaces on the south side of the building, a second stacking lane will not be possible. The proposed stacking lane could block the vacuum cleaners located on a landscaped island on the south property line. The applicant has indicated that should the cars stack up to a point where they are blocking the vacuum cleaners the vacuums will be shut off and the hoses removed. In the past there has been a tendency for cars to line up into the rear access between the car wash and the adjacent convenience store. The applicant has indicated that to prevent this from happening cones will be placed across the rear access to encourage cars to follow the striped stacking lane. There is stacking room for about 12 cars before the front access between the car wash and the convenience store is blocked and room for about 7 cars before the rear access is blocked. The stacking lane will also tend to block drive aisle around the rear of the building. III Landscaping Additional landscaping should be provided. A recent inventory of the site found that all the landscaping on the original approved plan had not been installed. A street tree on the north side of the access to Proctor and a ornamental tree on the east side of the building had not been planted. All landscaping should be installed as shown on the approved plan as well as three additional trees on the island containing the vacuums. The suggested trees on the island are in addition to those required on the approved site plan. Related Issues The car wash is owned, operated and functions as part of the adjacent convenience store. The convenience store was approved in 1993. In connection with that approval the applicant, Ken Beaudry, was granted a easement vacation to vacate a portion of 6th Street. Certain conditions were made part of the approval of the easement vacation and the convenience store. There are two outstanding issues related to those approvals. The easement vacation required that the all bituminous areas not utilized for the access drive from Highway 10 to the convenience store be removed and landscaped and maintained as part of the convenience store's landscaped \\elkriver\sys\shrdoc\planning\scott\cu98-9.doc