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proposed use at this location to determine the traffic impact on adjacent streets. The study is attached to this planning report. SEH found that the site will generate relatively small volumes of traffic onto RoselaWD Avenue. It will be distributed adequately to the driveway and not cause a traffic problem. On-site circulation is generally adequate with little conflict. Parking for the current proposal is plentiful but may be located on the far side of the site from the area of parking demand. Future expansion and parking may be questioned, especially if a restaurant was established on this site. 2. In addition to comments discussed above concerning parking setback, trash enclosure, lack of a lighting plan, the following additional concerns were expressed by the Engineering Department. a. The outdoor air compressor and vacuum, as well as the car wash, could create a noise problem, especially for the single family home directly to the east of the site. b. The existing sanitary sewer easement should be shown on the site plan. c. Because Lexington Avenue is a major thoroughfare, the Engineering Dept. recommends that the number of accesses to Lexington Avenue be limited to one. Engineering staff suggests that the north entrance should be eliminated. d. The driveway should be expanded to 32 feet and appropriate access permits be obtained from Ramsey County. e. The sidewalk along the north portion of the property should be located one foot north of the property line. f. The necessary right-of-way should be dedicated during platting. Review by the County is necessary. g. A landscape plan should be reviewed by the Park and Recreation Department. h. The number of details concerning the drainage and utility plan need to be addressed as outlined in the attached comments from the Engineering Department. 3. The proposed plat appears to meet all City subdivision ordinance requirements for a plat. The necessary additional right-of-way required is shown on the plat as dedicated as required. Staff Recommendation: 1. City staff recommends that the request for rezoning be denied. The proposed rezoning would not be consistent with the City's Comprehensive Plan. The eastern portion of the site is designated for low density residential use. The proposed use of the site would not be consistent with that designation. The existing zoning on the site was meant to provide a transition from a more intense B-3 use on the corner to a more limited business use next to the adjacent residential on the east. The proposed rezoning to a more intensive use would result in a car wash being located adjacent to the single family residential area which would not provide a intended transition. The location of a two bay car wash adjacent to the residential area could also result in adverse impact on the adjacent single 4