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proposal meets the criteria. The proposed use would increase daily vehicles trips by 600 over the previous use. Staff recommends approval subject to conditions. Bob Smith, applicant, has operated the Amoco at 1201 Silver Lk. Rd. for 12 years, and proposes to upgrade the station and construct a small grocery store/car wash at the new site. The plan would reduce noise and disturbances to adjacent residential areas and address any issues from the townhome association. Schiferl asked what are the future plans for the Amoco station. Smith is in negotiation with Amoco to purchase the property, and intends to remove the gas pumps and use the building for vehicle repair. He does not intend to run two operations continuously, but that may occur until the Amoco sale is complete. Zisla asked the size of the convenience store. Smith said the square footage would be about 4,500 sq. ft. Zisla asked if a marketing study of the Brighton Village Shopping Center has been completed. Teague said the center’s owners are researching alternatives and has not heard of the study’s completion date. Schiferl noted concern of noise generated from the car wash, and asked if the hours of operation are consistent with Code. Teague said a special use permit allows the City to impose conditions appropriate to use. The hours of the Tank and Tummy car wash on Co. Rd. E-2 are 7:00 a.m. to 11:00 p.m. Smith stated compliance with the conditions except for curb cut reduction which is needed to access gas pumps. Gary Lobash, Brighton Square Townhomes, presented a petition signed by 47 homeowners in opposition, and believes gas fumes, noise, and traffic will greatly impact the livability of the townhome complex. Barbara Jones, 1245 Brighton Sq., said the decks facing the car wash would be unusable during operation. Lucia Pozzi, 1214 Robin Ln., is grateful to know the future usage of the site, and agrees a small grocery store is needed, however, has apprehensions regarding the car wash. Joe Kenney, 1211 Brighton Sq., encourages research into the impacts associated with this proposal, but does see benefit in locating a grocery/convenience store at the site. Robert Malmquist, 1287 Brighton Sq., noted concern of noise pollution, and asked what would happen if Amoco refuses to sell the station to Smith. Smith does not know when the sale will be finalized. Maryann Matusovic, 1249 Brighton Sq., asked if the fencing will remain at its current location. Smith confirmed that the fencing will remain, and intents to begin construction January 2001. A resident asked how the Silver Lk. Rd. reconstruction would affect this project. Teague confirmed that the reconstruction involves right-of-way acquisition from the west side of Silver Lk. Rd. John Kosmos, KK Design, explained that the building’s design will reduce noise and disruption to the townhomes, but strongly recommends the two curb cuts for pump island access. Zisla believes questions raised by the residents should have been addressed previously by Smith before presentation to the Planning Commission. Zisla is greatly concerned of traffic flow within the shopping center. Smith acknowledged the plans were not complete until June 2. Teague has not received comments from developments to the south, but staff has concern of on-site traffic circulation and additional curb cuts. There were no other comments from the audience. CLOSE THE PUBLIC HEARING. Motion by Schiferl, seconded by Zisla, to I:\COMMISSIONS\PLANNING\MINUTES\2000\6-20-00.WPD