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O'Reilly Auto Parts — Site Plan and Variances 2. BACKGROUND In early 2014, the applicant submitted a sketch plan and requested informal comments from the City Commissions and City Council for development of the property for an auto parts store. At that time the building was placed at the north property line with parking in the front and to the east. The building was approximately 7,500 square feet and showed 22 parking spaces with dead- end aisles. The architecture of the building resembled a traditional downtown design encouraged in the downtown design guidelines. Staff commented that the building still needed additional design elements to closer relate to a traditional downtown design. At that time it was in staff's opinion the project did not meet the intent of the downtown plan and design guidelines, because of the building orientation and placement, site plan layout and design, and building architecture and design. The Commissions comments were forwarded to the City Council. At its February 3, 2014, meeting the City Council reviewed the sketch plan and provided comments. There were five comments that the City Council provided on the sketch plan. Below are the items that the City Council stated that they would like to see accomplished if the development moves forward on the property: Move the building to the corner of Highway 61 and 147'J' Street to orient towards the street 2. Smaller building footprint 3. Adequate parking for a typical retail user 4. Four sided architecture with design elements that meet the downtown design guidelines 5. Incorporate gateway and pedestrian oriented elements into the site design 3. LEVEL OF DISCRETION IN DECISION-MAKING The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. 4. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north and south are zoned Central Business (C-1) and are occupied by commercial development. The property to the east is zoned Central Residential (CR -3) and is occupied by a single family home. The property to the west across Highway 61 is zoned Future Central Business (FCB) and is occupied by single family homes.