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John Jermanis - 3 - November 10, 1998 On the basis of the following findings, staff recommends that PD-98-1 be approved. Findings per Zoning Code Section 5-2212 That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. The Zoning Code Section 2-630 conditionally allows convenience stores in a CC district providing that they are not located within 500 feet of a school or park and that no external vending machines are installed. Per this section, the hours of the convenience store shall be between 6:00 a.m. to 10:00 p.m. This project meets all of the regulations and design standards of this section. 2. That the proposed location of the use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City. The convenience store. will achieve the following General Plan Polices: A. New development shall be compatible with adjacent existing development. (V- 97) B. All land development, improvement and rehabilitation projects shall fully provide for adequate parking, loading, access and on -site public facilities and shall provide for improvement of on -site and off -site public facilities without increasing the burden on existing public facilities or infrastructure. (V-98) C. Established residential areas shall be protected from intrusion of inappropriate uses and significant adverse impacts of adjacent development. (V-98) D. New investment in existing commercial districts which will increase their attractiveness and improve their service to the community shall be encouraged. (V-99) The exterior of the building shall not change except the removal of three garage doors. The wall which will replace the doors will consist of a brick wainscot with glass above and will be compatible with the current building design. The proposed use will replace a use which is duplicated in two other businesses within 100 feet of the site. The change in use will not increase the burden on existing public facilities or infrastructure. It will not be detrimental to the health, safety or welfare of the community.