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2180 Merced Street 3 02/10/98 A-97-1 1/PD-97-9 Comments Raised at the Planning Commission Meeting The applicant requested an extension to the hours of operation for the convenience store from the 6 a.m. to 10 p.m. as recommended by Staff, to 5 a.m. to 12 a.m. midnight, and that construction work be permitted on Saturdays and Sundays. This would allow the construction to be completed in a timely manner if rain delays any of the work during the weekdays. The Planning Commission recommended the granting of the extended operating hours and permission to perform construction work on Saturdays and interior construction work only, on Sundays. This is based on the adjacent land use having no residences, and being primarily commercial and industrial usage. In addition, the Commission expressed its concern with pedestrians from the on -site parking spaces to the drive-thru circulation at the rear of the building and recommended the applicant direct the pedestrians to walk around the east side of the building using such methods as ground markings and/or directional signs. Moreover, for the purpose of clarification, the Commission also amended the recommended conditions by requiring no less than two employees in the convenience store during the hours of 5 a.m. and 12 a.m. midnight. The Planning Commission also corrected condition number IX. General Condition G, to read "...the Development Services Director can waive compliance with the terms of the application if they are minor in content." Since the Planning Commission meeting, the architect has developed a revised site plan as recommended by the Transportation Administrator. The driveways closest to the corner radius will be redesigned to include raised ground markers and signage to restrict standard vehicles from using them (See Exhibit A - Site Plan, Revised). This design solution was developed by the applicant and by Staff to discourage standard vehicles from crossing multiple lanes for ingress and egress, while allowing large vehicles, such as the tractor trailers, a reasonable means of access to the site for fueling. DISCUSSION The rezoning of the site from IG to IG (PD) will subject any proposal on the property to the City's discretionary review process. This will ensure that any new use or development will be compatible with the existing general area and allow flexibility in deviating from the Zoning Code requirements. The planned development would complement the recent efforts of the other Marina Boulevard property owners to upgrade the appearance and services on Marina Boulevard (i.e., Lucky's, Dairy Belle). Two new services will be provided at this unique and diverse intersection, which already contains commercial type uses such as the Reynolds and Brown office park with a Wells Fargo Bank, Bank of America and Kentucky Fried Chicken. The property was originally developed to accommodate auto repair along with the sale of gasoline. Without the auto repair taking place on the site, its appearance has become that of an underutilized and unproductive property. The proposal should transform the site into an improved and productive use. The stark and unused roll -up doors to the workbays will be treated with a modern storefront design including windows and glass doors; the dumpster will be enclosed and screened from view; the exterior colors and materials will be coordinated; and the unused work area in the e�