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Premier Bank - Sketch Plan It's unclear in the reading the meeting minutes of the Planning Commission or the City Council, whether they imagined each parcel being rezoned individually or if they imagined the area being redeveloped into commercial all together, such as a master plan for the entire area. If this property is rezoned to C-1, the City should expect that each parcel will be developed separately and individually, rather than a master planned for development. Transitions between land uses are hard to incorporate in a plan when each parcel is developed separately or there is not a master plan for the area. Staff has not discussed this concept with the neighborhood along Flay Avenue. Staff is also unsure if the neighborhood is aware and understands the intention of the FCB zoning district. This is a unique zoning district, as it is a residential zoning district and holding place for future commercial development. Staff recommends that a neighborhood meeting be held with the property owners to provide background on the FCB zoning district and how the area might develop. General Design Standards The guidelines state that "building should be oriented to the street with fully articulated street facades based on traditional storefronts (doors and display windows) along the sidewalk". The building is not oriented to the street, but rather more central to the site. This is due to the drive -through lane. It is hard for a drive -through business to have a building that is oriented to the street since it generally need circulation around the building. The property also has the Hardwood Creek Trail along Highway 61, which limits how close you can get the corner of the property to orient the building to the street. Although not labeled, it is assumed the canopy for the drive -through is covered along Highway 61. The design of the canopy will be important as this can help the orientation of the building be closer to the streets to meet the intent of the design guidelines. The guidelines state that "all new downtown development shall provide for pedestrian as well as vehicle circulation and shall create linkages to existing and proposed sidewalks". The applicant is not showing the public road easement or the additional 8 foot wide trail easement on the south side of the property for construction of the trail along 1471h Street. The proposed site plan will need to be revised to show the easement and trail along 1471h Street. A connection from the site to the trail should be made with the revisions. Based on the use, 18 parking spaces are required. The applicant is showing 21 parking spaces and meets the parking ordinance. The guidelines discourage parking lots to be located between the street and the building. The guidelines encourage parking adjacent to the street to be minimized by a combination of landscaping, architectural fencing, or wall plantings. The applicant has not shown how the property would be landscaped, but could incorporate landscaping along the parking and drive -through lane as encouraged by the design guidelines. Streets and Access The sketch plan shows access from Flay Avenue on the east side of the property. The performance standards section of the City Code states that the main entrance of a drive - through business shall be located on a State Highway, County Road or City Commercial 11