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John Jermams - 2 - November 10, 1998 The Planning Staff has reviewed the proposal and concluded that pursuant to Zoning Code Section 3-1026, a new planned development project approval is required to amend the previous planned development project. The applicant would like to replace the existing service bays with a convenience store. The store would be an extension of the existing small snack area that is currently around the cash register. The store would carry general food items and auto maintenance products such as windshield fluid. The store will not carry any alcoholic beverages. DISCUSSION This area is saturated with auto repair uses; Jiffy Lube and Quality Tune -Up are located within 100 feet of the service bays. The conversion of the service bays to a convenience store will be compatible with the residentially zoned area to the west. This use will not compete with the Lucky's store which is located in Fairmont Square; it will cater to drivers who need to pick up one or two items while filling up their car with gas. The proposal will improve the appearance of the site. Removing the doors to the auto bay will give the building a clean look. The applicant has submitted a new landscape plan for the existing planters and will add an additional, three-foot wide planter along the east side of the building between the walkway and the building. A planting strip will also be added along the closed off driveway between the site and Ricky's to create a uniform planting area along the southern border of the property. The applicant has requested a convenience store which is open on a 24-hour basis. Businesses which are open 24 hours a day are permitted in this district with a Conditional Use Permit, but are often discouraged because of the impact that an all-night business can have on a neighborhood. The Lucky's Market is already open 24 hours; any shopping needs that someone might have can be met at that store with very little inconvenience. For these reasons, staff recommends that the convenience store open no earlier than 6:00 a.m. and close no later than 10:00 p.m. The applicant is aware of this recommendation and is agreeable to these hours of operation. The Planning Commission added a recommendation that the two driveways leading to the parking lots of the Columbia Healthcare Pavilion and Pring's Restaurant be closed. There are no easements currently in place for these driveways, which means that adjacent property owners could choose to close them at anytime, just as the driveway leading into the Ricky's parking lot was closed 18 months ago. The Planning Commission also believes that the additional driveways create a confusing traffic pattern and that closing these driveways will create a site that is more in keeping with today's planning standards. The driveways will be closed off with a planting area to create a uniform planting strip on the north and east sides of the property. The planting areas will be landscaped in a manner compatible with the plantings shown on the landscaping plan.