12-07-78 Planning Comm. Agenda - Laserfiche WebLink

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Little Canada Plan, Hig Commission 17 November, 1`77%: Page Two place would encompass various aspects of van customizing to include instal- lation of cust',rn upholstery, seats, accessories and some custom painting. In addition, retail sales would be conducted in approximately 1200 square feet of the building. While Mr. Lerner has stated that body work would not be a part of the conversion operation, it should be noted that installation of decorative windows, involving cutting holes in the body exterior is a fairly typical occurrence in the van conversion process. 2. The area, heights, frontage and yard requirements contained in the Little Canada Zoning Ordinance have been compiled with. 3. Required parking for the building as proposed is 46 spaces, based upon 1200 square feet of retail space at 1 space per 85 square feet, and 4800 square feet classified as "other business" at 1 space per 150 square feet of floor area. The site plan for the conversion shop indicates space for only 26 cars. In discussing this issue with the applicant, he was agreeable to reducing the size of the building to provide additional parking area and reduce the number of required spaces. This issue is particularly critical in light if parking problems experienced in the past with commercial uses in the immediate area. 4. The following information is required by the City Zoning Ordinance and was not submitted with the request: water supply, waste disposal and drainage. These items should be subject to review and comment by the City Engineer. Drainage is of particular concern as nearly the entire site will be covered with impervious surface. Further, the site is currently substantially above the grade of Demont Avenue. The Williams pipeline which crosses the property from east to west is being lowered and, according to the applicants, the entire site will be graded to the level of Demont Avenue. In addition to not including these engineering aspects of this project, the site plan has not included a screening and landscape plan. This is felt to be an important consideration in view of the existing residential use across the street and the proposed residential units to the east. RECOMMENDATION The proposed use is viewed as questionable for a B -2 district in that the anticipated activity is not considered compatible with the adjacent residential uses. Note should be made that the area in question has been recommended and preliminarily approved by the Planning Commission to be developed as a B -3, Highway Business district. While the new ordinance has not yet been formulated, the proposed van conversion operation would not be included as a permitted use. Rather, the most fitting area for this -ype of business would probably be a B -W, Business Warehouse district, which is a transition between commercial areas and industrial. page -4-