Planning Commission Packet - December 16, 2025

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To ensure compliance with this standard, staff have included conditions to maintain the parking functionality of the parcel to the south, while not eliminating any of the stalls they already have. The outside storage of used or new tires is prohibited via condition, and will ensure the site does not appear messy or unkempt. Additionally, the condition requiring overhead doors to be shut while operating tools and equipment will keep notice impacts to a minimum. 2. Will be consistent with the comprehensive plan. The property is guided for Highway Business uses. The highway business category primarily consists of a mix of auto-oriented retail and service businesses, restaurants, and community and regional-scale shopping centers. Highway business uses are located along Highway 169 and Highway 10 and have high visibility from these corridors. The use is consistent with the Comprehensive Plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The area is nearly fully developed, and the remaining vacant lot is within the same land use and zoning classification. The use does not impact access to the parcel, nor does it reduce the functionality for future commercial uses on the site. To ensure access to this parcel, while not impeding the use of nearby parcels, the applicant must provide evidence of easements providing access to the site. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The use will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. The activities and equipment associated with a retail tire service station should not detrimentally affect nearby properties. The use of hazardous materials such as oils, lubricants, chemicals, and solvents shall be handled in accordance with all state standards. Overhead doors are required to be kept closed while operating equipment to minimize noise impacts on surrounding properties. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic, or historic features of major importance on the subject parcel. Staff do not see a need to impose specific conditions to satisfy this standard. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The proposed use is being developed within a PUD. The PUD has a high standard for building facades, while leaving room for a site-specific review of the setbacks and building scale. The building must comply with the design standards outlined in the PUD standards, and no deviation from those standards will be approved. Staff's initial review indicates the project complies, but will continue to review the detailed elevations and work directly with the applicant to address any concerns. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or Page 9 of 57