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72 conflict with the Comprehensive Plan either.More specifically, the General and Commercial 73 Area Goals and Policies sections of the Comprehensive Plan include a number of policies 74 related to reinvestment, redevelopment, quality development, and scale. The proposed drive- 75 through is one component of a larger investment at the Twin Lakes Station redevelopment 76 area, which would align with the related goals and polices of the Comprehensive Plan. 77 b.The proposed use is not in conflict with a Regulating Map or other adopted plan.The subject 78 property is located within the Twin Lakes Redevelopment Area, which area is required to 79 comply with specific building placement and site design standards under the MU-2B zoning 80 District and the applicableRegulating Plan. In the case of this proposed development, its 81 development standards are guided by the FlexibleFrontage (1005.07.E.2) and/or the Design 82 Standards listed in §1005.02.A. Planning Division staff’s review of the site plan concludes 83 the proposed building and drive-through lane comply with the placement standards of the 84 Regulating Plan and the City’s Design Standards. 85 c. The proposed use is not in conflict with any City Code requirements. The proposed site plan 86 addressesall applicable requirements of the City Code as it pertains to the proposed drive- 87 through CU. Moreover, a CU approval can be rescinded if the approved use fails to comply 88 with all applicable Code requirements or any conditions of the approval. As part of the 89 building permit review process, Planning Division staff will conduct amore comprehensive 90 Code compliance analysis, including zoning standards such as landscaping, trash/recycling 91 enclosures, vehicle parking, materials, etc. 92 d. The proposed use will not create an excessive burden on parks, streets, and other public 93 facilities. Staff does not anticipate the proposal to intensify any practical impacts on parks, 94 streets, or public infrastructure. The City Engineer has determined there will be no 95 significant queueing or traffic issues associated with the proposed Take 5 Car Wash drive- 96 through. The drive-through will not create any significant increase in traffic on public streets, 97 nor cause any negative impacts to public infrastructure. Similarly, the Traffic Consultant 98 notes the site plan shows the car wash having approximately 480 feet of queueing space, 99 whereby the average maximum queue for car washes is 5 vehicles or 100 feet. However, the 100 85th percentile queue is 6 vehicles or 120 feet, which further suggests the queue lane for the 101 car wash ismore than sufficient to accommodate the queueing of vehicles without overflow 102 onto the private road. 103 e. The proposed use will not be injurious to the surrounding neighborhood, will not negatively 104 impact traffic or property values, and will not otherwise harm the public health, safety, and 105 general welfare. The proposed car wash drive-through will not be injurious to the 106 surrounding neighborhood; negatively impact traffic or property values; and will not 107 otherwise harm the public health, safety, and general welfare. The City Engineer and 108 Planning Division staff anticipatesthisproposed drive-through will increase vehicle trips 109 within the Twin Lakes Station site and on the adjacent roadways, but, not significantly, for 110 extended periods of time, or in a manner that negatively impacts the site’s overall function. 111 Based on the location of the proposed Take 5 Car Wash drive-through, movements through 112 the drive-through lane will not cause any negative impacts to adjacent sites or any traffic 113 entering Twin Lakes Station from the west. Further, based upon the proposed site plan, and 114 the broader redevelopment plans identified in the 2020 EAW, access to public facilities has 115 been improved through the signalized intersection and greater pedestrian connections both 116 internally and externally to/from the property. PF21-020_RPCA_Take5CW_CU_030222 Page 3 of 6