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2. The proposed site is or will be compatible with present and <br />future land uses of the area. <br />3. The proposed use conforms with all performance standards <br />contained herein. <br />4. The proposed use will not tend to or actually depreciate the <br />area in which it is proposed. <br />5. The proposed use can be accommodated with existing public <br />services and will not overburden the City's service <br />capacity. <br />The Unocal motor vehicle service station and accessory outdoor <br />storage use on the subject property is sufficiently similar to <br />surrounding land use and zoning districts to be considered <br />compatible with Items 1 and 2 regarding consistency with the <br />Comprehensive Land Use Plan, and future /present land uses in the <br />area. <br />It should be noted, however, that property adjacent to the east <br />of the subject site currently has a single family use located on <br />it (even though it is zoned B -3). This may raise some concerns <br />in terms of the station's compatibility with the neighboring <br />residential use. It may be recommended that landscaping, berm, <br />fencing, or a combination of those elements be installed along <br />the eastern property line to buffer the Unocal service station <br />use from the non - conforming residential property to the east. <br />Buffering may be determined unnecessary, however, to the adjacent <br />property's non - conforming status and zoning classification as <br />B -3. <br />Regarding criteria number 3, the following performance standards <br />shall be discussed in terms of the proposal's conformance. <br />Setbacks. The proposed storage tank is in compliance with the <br />side and rear yard setbacks, however, is within the required 40 <br />foot, front yard setback. Our office would recommend that the <br />elevated storage tank be located so that it conforms to the 40 <br />foot setback requirement. It should be noted that the principal <br />motor fuel station use conforms to all district setback <br />requirements. <br />Circulation. The site plan illustrates a 73 foot distance <br />between the principal structure (the station) and the elevated <br />storage tank. It would appear upon review of the site plan that <br />there is adequate maneuvering space for vehicles using the <br />facility. It may be suggested that an area be designated near <br />the propane tank for loading purposes. <br />2 <br />Page 40 <br />