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Page 4 FORESTRY 1. Tree Preservation: 2. Proposed Trees: 3. Other Considerations: NA Adequate None FIRE 1. 2. 3. 4. 5. Access to Site: Access to Structure: Additional Hydrants: Y Connection Location: Other Considerations: Adequate Adequate None To be determined None POLICE 1. 2. 3. Traffic Safety: On-Street Parking: Site Security: Adequate None Adequate STAFF COMMENTS The proposed convenience store/gas station would comply with the standards of the B-3 district and the City's Parking requirements except for the parking maneuvering area located along the Rice Creek Road side of the site. The proposed driveway from Rice Creek Road opens up to a parking lot maneuvering area at a point only eight feet from the south property line. According to the City's Parking requirements, such a parking lot maneuvering area must be setback 30 feet from the street side yard property line. The applicant indicates the maneuvering area needs to be located eight feet from the south property line in order to allow the trucks entering and exiting the site from Rice Creek Road to have enough room to maneuver around the proposed pump islands and canopy area. The applicant points out the subject site is unique in that it abuts two thoroughfare streets. Staff has reviewed the proposed variance request and finds no evidence of a unique circumstance or hardship. It is not uncommon for a site to be located adjacent to the intersection of two major collector streets. In fact, the City's Parking Ordinance requires a 30 foot setback for all parking and maneuvering areas along a street side yard property line. However, in the case of a comer lot such as the subject lot, the City Council may reduce this 30 foot setback requirement to 15 feet through the normal site plan approval process. In this instance, the applicant feels this 50% setback reduction is still not adequate, and is requesting this 30 foot setback requirement be reduced to eight feet. Additionally, the applicant is proposing to clear the subject site of all buildings and improvements. The subject site is square and nearly one acre in size, is relatively flat, and contains no unusual natural features or characteristics. Consequently, the plight of the landowner, in this case, is due to circumstances created by the landowner. Staff feels the subject property can be put to a reasonable use and still provide a 15 foot setback for the parking maneuvering area along the Rice Creek Road right of way line. One suggestion would be to relocate the proposed canopy and pump islands seven feet closer to the proposed building, thereby, allowing the setback area for the parking lot maneuvering area along Rice Creek Road to be increased to 15 feet. G:ICDI-97-CCIREPORTSIERNYlVN-313.WPD