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8.6 The variance, if granted, will not alter the essential character of the locality: Although the proposed parking area would extend into the required setback, the result of the development would be a significant improvement in the area. The Planning Division has determined that the allowance of a VARIANCE will not alter the essential character of the locality, nor adversely affect the public health, safety, or general welfare of the city or adjacent properties. 9.0 PUBLIC HEARING AND STAFF COMMENTS 9.1 Much conversation at the public hearing was focused on traffic circulation on Dale Street, Alta Vista Drive, and Dale Court. Motorists leaving the site frequently make illegal northbound turns onto Dale Street from Alta Vista Drive or drive through the neighborhood to access Dale Street at Dale Court. The predominant concern was that redeveloping the property without eliminating vehicle traffic onto Alta Vista Drive would only exacerbate the problems. 9.2 The traffic problems that were discussed are existing problems. Given that the existing office property has significant vacancies, these traffic issues could be dramatically worsened by permitted improvements that increase the property's viability for office or retail use. 9.3 Planning Division staff believes that the observed traffic problems are the result of circumstances surrounding the property and not a function of the use or design of the site itself. That is, the vehicle traffic issues are separate from the requested rezoning and variance and should perhaps be evaluated irrespective of whether the current application is approved or denied. 9.4 Another concern raised by residents was the removal of paved access to Larpenteur Avenue. Pedestrians and cyclists currently utilize the existing parking area as the primary connection between Alta Vista Drive and Larpenteur Avenue but the sketch plan indicates that such a paved connection would no longer exist. In response to this concern, the applicant indicated that he would be willing to install a sidewalk along Dale Street between Alta Vista Drive and Larpenteur Avenue. 9.5 Although the quantity of parking spaces indicated on the sketch plan is consistent with Code requirements, nearby property owners were concerned that parking would spill out onto Alta Vista Drive. The applicant indicated that residents of facilities operated by Comforts of Home, with whom Mr. Ficek is currently negotiating, do not drive and that the on -site parking is for the use of staff and visitors — not for the residents themselves. 9.6 The Planning Commission was unanimous in its support of the proposed project, but because some of the Commissioners perceived a nexus between the proposed development and the existing traffic issues, the vote was split on whether to support the requested rezoning. These concerns led to the suggestion that a Planned Unit Development (PUD) application might be a better way to facilitate the development. 9.7 The PUD process had been considered by Planning Division staff and determined to be inappropriate. Because the proposed redevelopment can be facilitated with the proposed rezoning and a minimal variance, Planning Division staff does not believe that the kind of PF08 -0 17 RCA 06 1 608.doc Page 5 of 6