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• <br />Bruggeman Properties <br />Page 5 of 8 <br />Recognizing that both Hodgson Road and Birch Street are major carriers of traffic and <br />accommodate traffic movements through the City, the subject site could be expected to <br />draw customers well beyond the scale of the immediate neighborhood. With the subject <br />site having visual exposure similar to the Spirit Hills project to the north, it is believed <br />that some precedent may exist to establish a homogeneous "General Business District" in <br />the area. <br />Planned Unit Development <br />Summary: Generally speaking, planned unit development is intended to allow for <br />various design flexibilities or a mixture of uses in return for a higher quality development <br />product. <br />The new zoning ordinance allows planned unit development to be applied either as a <br />conditional use permit within a zoning district or as a distinct base zoning district that <br />allows the regulation of uses. When applied as a conditional use permit, the PUD allows <br />flexibility from certain performance requirements of the ordinance provided land uses are <br />consistent with those allowed in the applicable base zoning district. As a base zoning <br />district, the PUD has the ability to regulate both specific uses and development design <br />features. <br />Comment: If it is the opinion of City Officials that a motor fuel station and an accessory <br />drive- through facility can compatibly exist on the site with proper site design, the <br />application of a Planned Unit Development zoning designation may be appropriate. <br />Such designation would grant the applicant development rights similar to that of the <br />Spirit Hills development while ensuring that other more intense uses do not locate on the <br />property. The planned unit zoning district would also allow the City to impose design <br />related standards necessary to mitigate and potential adverse impacts of the proposed <br />uses. <br />Site Specific Uses <br />The subject site is unique in that it is bounded on three sides by high volume roadways. In the <br />City's transportation plan, Hodgson Road (west of the site) is classified as a minor arterial. Birch <br />Street (north of the site) is a major collector. Ware Road, which borders the site on the east, is <br />classified as a minor collector street. <br />Obviously, traffic volumes in the area and associated visibility make the subject site an attractive <br />location for commercial uses. <br />By design, there are certain uses that are unique to the various commercial zoning districts. For <br />example, private clubs and lodges are not allowed in Neighborhood Business Districts but are <br />