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T T_ use Plan. The may also fail to meet all of 'the zoning standards established for the Y ils tri c t vjthJhTvbjch it is locate b. Section 10 1 2.09B states: The City Council ma attach conditions to Interim Use Permits. In reviewing Interim use Permit applications, the City will establish a specific date or event that will terminate the use on the property. The Council will als determine that the approval ofthe interim use would not result in adverse effects on the public health, safety, and general welfare, and tha t it will not impose additional costs on the public if'it is necessary forthe public to take the property in the future. 6.0 STAFF COMMENTS 6.1 Without a specific definition of "deli" in the Zoning Ordinance, Planning Division staff is utilizing a broader understanding of the term that includes the sales of meats, cheeses, and the like, in addition to the prepared-food offerings. Staff believes this is reasonable given that the deli section of a supermarket is where one typically finds things like pasta salads and corn dogs along side the cold cuts, specialty cheeses, and relish trays. 6.2 The current edition of the ITE manual (i.e., the publication that provides research data on the traffic generated by a given use) contemplates sandwich shops, coffee shops, bread shops and the like as kinds of" fast -f`ood restaurants", which are characterized by a high proportion of carry-out customers and indicates that a fast-food restaurant like this would generate about 1,200 vehicle trips per day - that is, about 600 cars would visit the property on the average day, most of which would be among the 16,000 vehicles already driving by each day. 6.3 The proposed catering use would slightly increase the on-site activity with the loading and unloading of service vehicles, which can be mitigated by the installation of a fence and/or vegetation, but the catering service would add a negligible amount of traffic to that generated by the deli. 6.4 Any use of the property, including uses permitted by the B- I zoning, might increase the number of vehicles utilizing Autumn Street, and although the proposed uses may have this effect, Community Development staff has concluded that the impact on the surrounding neighborhood would be minimal even though the property is adjacent to a residential street. 6.5 Section 1005.01 G (Buffer Zones) of the City Code requires new commercial development to have screening n the form of hedges, coniferous trees, and/or privacy 9 hedges, fences to buffer residential uses from adjacent commercial activities. Although the current application doesn't represent "new development" as contemplated in this section of the Code, the applicant/property owner could be required to install such screening as a condition of approval. 6.6 Planning Division staff believes that 3 years is an appropriate amount of time for this IUP to remain valid if it is approved because it would allow sufficient time to complete the current update of the Comprehensive Plan and to make the necessary corresponding updates to the Zoning Ordinance. If an approved IUP were to expire prior to the update of the Zoning Ordinance, Mr. Schueller would have to apply for a new IUP; this new application would need to be made at least 60 days prior to that time (and it would have to be approved) in order to continue the deli use on this property. 6.7 Two residents on Autumn Street provided brief written statements of opposition prior to Two the public hearing. iwo more members of the public addressed the Planning Commission PF008-008RCA032408 (2).doc Page 3 of 4