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Analysis <br /> BACKGROUND <br /> This project would ordinarily be processed at staff level. However, the applicant requested that this item be <br /> referred directly to the Planning Commission to avoid the possible time delay associated with the appeal of <br /> staff action process. The applicant has paid the usual appeal fees. <br /> ACCESS AND CIRCULATION <br /> Banner Street is to be "punched through" to connect with Flag City Boulevard. This site is adjacent to the <br /> existing AM/PM combination fuel and mini-mart. Cars will enter the car wash from the adjacent AM/PM lot <br /> and will exit onto Flag City Boulevard. To provide access and proper circulation, it is recommended that a <br /> mutual easement for parking and access be provided by the AM/PM site. It is also recommended that all <br /> one-way driveways be widened to 16 feet <br /> San Joaquin County MS-98-34, SA-98-631Halloum <br /> Community Development Page 5 <br />