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Case File: CU 09-11 Sprinter Electric Page 3 Step*e Dobberstein 7. 1Y>ill 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. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. Analysis The applicant will be licensed as required to sell over the road vehicles. They anticipate having 6 to 8 employees and will operate Monday through Saturday 8 a.m. to 6 p.m. During the staff site plan review meeting, the major question that was raised was if the applicant was going to allow test driving of the scooters. The applicant responded to staff that in most cases they probably would not have test driving, except maybe around the building and this will be subject to approval of the local residents. Approval by residents would be difficult to obtain and to maintain, as opinions and feelings will change over time. It was the consensus of staff at the site plan review meeting that test driving around the site(s) would not be appropriate. Staff felt that if the Planning Colnlnission and City Council deterlvined that test driving was allowable, that a predetermined route/area needs to be established. Although good in concept, this type of route or condition would be difficult to enforce. If a test drive route is allowed, staff would recommend that it be confined to an area (Exhibit A) defined by School Street (to the south), Highway 169 (to the east), 193rd (to the north) and Jackson Avenue (to the west). The test driving should only be allowed on the public streets that define the boundary of the area, as well as on following pubic roads located within the defined area: Freeport Avenue, 1915E Avenue. The test drivers shall only be allowed to access the test drive area by using Dodge Street south to Elk Hills Drive and then west to Highway 169 or School Street. There shall be no test driving in any residential neighborhood. The applicant is proposing to display five units on a concrete embankment on the front of the building during business hours. Staff is unclear if the applicant is referring to the concrete sidewalk in front of building. Aside from this sidewalk area, the site is encumbered with vehicular circulation lanes and parking. The site does not appear to be conducive to the display of products and staff would caution allowing displays on the pedestrian sidewalks. If the property owner can provide an area that does not compromise the existing parking and landscaping, staff would be open to the outdoor display during business hours. The applicant indicated that they may want to hold scooter weekend events. Comprehensive Plan The Highway Business land use is the most intensive form of commercial development in Elk River. Businesses in this category may be the largest both in terms of size and traffic generation. Market orientation tends to be regional in nature. Development orientation tends to be toward regional S:\PLANNING MAIN\Case Files\CUP\CU 09-11 Sprinter Electric\CU 09-11_PC.doc