7.3. SR 09-18-2017 - Laserfiche WebLink

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Analysis Comprehensive Plan The plan guides this property as Highway Business where land use ranges from moderate to high intensity forms of commercial development. Businesses in this category may be the largest both in terms of size and traffic generation while also providing services and convenience types of business. Market orientation tends to be regional in nature. Development orientation tends to be toward regional highways. Future Highway Business developments should be located within the Urban Service Boundary and adjacent to regional highways with both visibility and access. The use will be consistent with the comprehensive plan. Parking City Code Section 30-903 indicates the number of parking spaces for convenience stores but not gas pumps. With no convenience store in conjunction with gas pumps, staff recommends the total number of parking spaces for the supermarket be maintained. Landscaping The development standards outlined in the PUD states visually and environmentally satisfying landscape be provided in the development. Staff recommends providing new landscape islands to replace the island being impacted and to help direct traffic on site. Fagade and Exterior Walls PUD development standards propose materials for the canopy consist of steel roof decking and painted aluminum decorative fascia. The canopy will be painted off-white to match the colors of the existing Coborn's building. Staff feels the proposal meets the PUD architectural design standards. Signage The applicant is proposing to utilize the existing freestanding sign in the development, along with signage on the canopy. The signage on the canopy will need to meet the design standards outlined in the PUD agreement. The proposed signage meets the design standards outlined in the PUD agreement. Drainage and Utility Easement The proposed location of the canopy is over an existing drainage and utility easement and stormwater pipe. The applicant proposes to vacate the easement,relocate the pipe and provide a new easement over the new stormwater pipe. Staff is requiring a 20-foot easement be provided over the new stormwater pipe. All necessary documentation and approvals be obtained for the new stormwater pipe prior to construction and operation of the gas station. Staff feels the proposed plan will meet all requirements. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otberpropegy in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral P)elfare of the neighborhood or the city. The use will not endanger,injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety,morals, comfort, convenience or general welfare of the neighborhood or the city. The City Council approved the PUD allowing convenience stores as a CUP in order to review proposals to mitigate any possible negative impacts on the neighborhood or city. With the proposed conditions, any negative impacts should be mitigated. N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.3 sr.docx