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Little Canada Planning Commission <br />Page Two <br />17 November, 1W8 <br />place would encompass various <br />atsaspects ofsvanscust some guoo include <br />ietinstal In <br />addition, of custom upholstery, <br />addition, retail sales would be conducted in approximately 1200 square feet <br />of the building. While Mr. Gerner has ould stated <br />he noted body installation would not dbeorative <br />part of the conversion operation, exterior is a fairly typical <br />windows, involving cutting holes in the body <br />occurrence in the van conversion process. <br />2. The area, heights, frontage and yard requirements contained in the Little <br />Canada Zoning Ordinance have been compiled with. <br />pa for the building as proposed is 46 spaces, based upon 1200 <br />3. Required parking <br />square feet of retail space at 1 space per 85 square feet, and 4800 square <br />feet classified as 'other business" at 1 space per 150 square feet of floor area. <br />The site plan for the conversion shop indicates s gceefor only l r26 cars. <br />t In size <br />discussing this issue with the applicant, <br />of the building to provide additional parking area and reduce the number of <br />problems <br />required spaces. This issue is particularly critical in light if parking p <br />experienced in the past with commercial uses in the immediate area. <br />4. The following information is required by the City Zeonii g Ordi ceainagewas <br />not submitted with the request: water supply, <br />Drainagenis ofopadrtcularbcoc review <br />These ites ncerrn asn nearly the entires site h ' <br />will be covered <br />the grade impervious <br />Demont Avenue. ThetWilliamsspipeline which crosases the <br />9 <br />property from east to west is being lowered and, according to the applicants, <br />aspects of this project, the site plan has <br />the entire site will be graded to the level of Demont Avenue. In addition <br />to not including these ng and landscape cape lan. This is felt to be an important <br />not included a screening and landscape p <br />consideration in view of the existing residential use across the street and <br />the proposed residential units to the east. <br />RECOMMENDATION <br />The proposed use is viewed as questionable for a B -2 district in that the anticipated <br />activity is not considered compatible with the adjacent residential uses. <br />should be made that the area in question has been recommended and preliminarily <br />Planning Commission to be developed as a B -3, Highway Business <br />district. strict. by the conv rsi Whierationew uld not be has not yet been <br />as a permitted ed use. formulated, <br />proposed van most <br />conversion f type of business would probably be a B-W, Business Warehouse <br />fitting area which this typ <br />district, which is a transition between commercial areas and industrial. <br />(llr)1 >) <br />�JUJLr,, <br />