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3,12 Staff suggests that the Commission use an outline of the following possible findings to determine whether there is an "undue hardship" significant enough to recommend approval of a variance by the City Council. A, The physical hardship, defined as '" , was (was not) created by the applicant (Croix Oil Company) or existed prior to the applicant.. , B. The unique physical features or situations within the proposal that could justify a variance include ,., C. The economic issues that may (in part) justify a variance include", D. The alternative designs that allow use of the site but do not require a variance include". E. The impacts of the project, if the variance was issued, would (would not) create significant community impacts on the health, safety, or general welfare including,.. F. Other findings deemed appropriate by the Planing Commission", 4.0 STAFF CONDTIONAL USE PERMIT RECOMMENDATION AND CONDITIONS OF APPROV AL The staff recommends approval of this conditional use permit to renovation and expansion project because it is properly zoned for auto service in an area where autos are the primarily transportation mode; it can visually enhance the corner and the pre-existing site/structure; and it will provide a more functional fuel/service car wash facility. The staff recommends the following conditions of approval: 4,1 Space for 13 off street parking spaces must be provided and appropriately striped on the parking surface, 4.2 The off-street parking space adjacent to County Road B along the west property line must be eliminated, 4,3 Existing and proposed impervious area calculations shall be submitted and reviewed by the City Engineer. Storm water ponding will not required if the site has no net increase of . , ImpervIOus area, 4.4 The landscape plan must be revised and submitted to the City for review and approval. The plan must include year round landscape screening from the parking areas to the public right of ways and screening of the entrance and exit doors of the car wash, as well as the south and west side of the building, The site plan, at maximum, may include only one 36 foot wide access to Dale Street and one to County Road B, set back as far as possible from the street intersection, The site plan must indicate all utilities, gas lines and tanks, Any rooftop equipment must be screened, PF3253 RPCA (091300) Page 4 of 5