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<br />Memo to Planning Commission <br />January 24, 1995 <br /> <br />Page 2 <br /> <br /> <br />. ANALYSIS <br /> <br />The Planning Commission is directed to Section 900.12(15)(j) "Standard for <br />Retail Shops and Stores". This brief section identifies the guidelines for <br />approving a conditional use within the business park zoning district. Staff <br />believes the convenience center is the exact type of commercial that was <br />envisioned when drafting the business park zoning text. The convenience <br />center as a whole will include some service-type businesses (fuel/convenience, <br />dry cleaning), and others that will complement the business park <br />(restaurants). <br /> <br />As presented to the Planning Commission and City Council at previous <br />meetings, the ideal concept within the business park would be to have certain <br />commercial uses in close proximity to the intersections such Joplin and <br />Highway 10, and from there transition into more of the industrial-type uses <br />that fit within the business park. Once again, this proposed convenience <br />center, given its location and size falls within those locational guidelines. <br /> <br />ZERO LOT LINE DEVELOPMENT <br /> <br />(. <br /> <br />The application also includes a request for a zero lot line development for a <br />common driveway. The driveway would provide access to both the proposed <br />convenience center and the commercial lot to the west. The zero lot line <br />request has a benefit to both the City and developer. The common driveway <br />eliminates the need for the developer to provide setbacks along the side <br />property line, allowing more land within the lot to be utilized by building and <br />parking area. At the same time, the City gains some benefit by reducing the <br />number of curb cuts onto Business Park Drive and controlling access by way <br />of shared driveways. For the most part, landscaped areas are still provided <br />and the overall intent for required green space is not lost. <br /> <br />SITE PLAN REVIEW <br /> <br />The conditional use permit application has included a set of development <br />plans for the convenience center. The following comments are offered based <br />upon staffs review of the submitted plans. The developer has provided <br />revised plans dated 1/18/95 addressing some of the earlier comments, <br />however, the revised plans have also included some new elements such as the <br />car wash. These new elements have not been fully analyzed and therefore, <br />we will just have some general comments related to these new additions. <br /> <br />. <br /> <br />s:planning:pc:cu94-40 <br />