09-28-1983 Council Agenda - Laserfiche WebLink

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Little Canada Planning Commission 1 September 1983 Page Two The four parallel parking stalls located on the west side of the lot should be shifted five feet to the north to allow more aisle space to the driveway approach on Rice Street. Also, a perimeter curb should abut these stalls, except for the area over the underground storage tanks which should be striped. The 15 foot boulevard created should be sodded. Additional landscap- ing with low growing shrubries is encouraged, however, this will not be a requirement. Variances. Two variances are required for the proposed plan to accommodate the canopy setback and three curb cuts. The owner is presenting an earnest attempt at improving the site, however, in working with an existing structure there are hardships encountered which limit the practical application of City Code. There is a demonstrated need for the improvements in question. All three curb cuts are an integral part of site circulation. The elimination of any of these curb cuts would cause site congestion and potential on -site traffic hazards. The canopy is becoming an important addition to the self- service gas station. The full- service stations are now few and far between, and pumping your own gas has become part of the daily routine for many, however, the person dressed in street clothes is not prepared to play the role of station attendant in inclement weather. With the predominance of self - service stations, the canopy is on the borderline of becoming a necessity to serve the public well. With these issues in mind, it is demonstrated that economic motives are not the only consideration in evaluating the variance. The negative impact these improvements may have are negligible. The curb cut has been approved by the County Highway Department. The canopy, since it has no solid walls, does not impose itself on the site nor does it block traffic v1sability. Additional Concerns. The preliminary report made note of concern with regard to truck access to the loading berth. The revised plan has amended this situation and designated the area reserved for the loading berth. The neighboring resident to the south has raised concern with snow removal policies. In the past, snow has apparently been pushed onto this neighboring property. The five foot setback provided should help amend this situation. In addition, a dense landscaped buffer or low fence should be included along this property line. Concern was also mentioned with regard to lighting. It should be noted that all lighting must be hooded and directed away from this property and the public right -of -way. The east property line is a blighting source on the site and surrounding area. Some effort should be made to clean -up this area. 01