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Theodore Brausen, Case No. 2392 paqe 2 2. DEVELOPMENT SUMMARY site Area: Building Area: Percent of Building Coverage: Percent of Lot Landscaped: 29,900 SF 0.69 Acres 7,560 SF 25 % 4 % 3. DEVELOPMENT ANALYSIS Planninq Considerations The existing site consists of old buildings on a small site on a busy urban corner. Behind this si te to the east and north are large apartment complexes, across Dale Street to the west is a large school campus, and on the two corners to the south across County Road B are other business uses. The Dale Street interchange with Highway 36 is a quarter mile to the north. The use of the property in a B-3 District as an expanded and modernized full-service automobile service station is appropriate. The renovation of this site is being proposed after improvements to County Road B have been made. These corner lots had six driveway openings to B and Dale (two on B, four on Dale). The work on County Road B has closed one of those openings, leaving one. The applicant proposes to close two driveways on Dale, leaving two. This consolidation of access alone would be a welcome improvement to the traffic situation at the intersection. The existing gas station building on site is small and outdated. The proposed improvements to it will allow it to keep pace with the needs of the neighborhood in an increasingly auto-dependent society. There are two service bays in the existing service station building, which will be removed to make room for the expanded deli/convenience portion of the business. A car wash will added to the rear (east) of the building. The other building on the north side of the site is older and in poorer condition. The northern portion of it is still structurally sound and will be kept and remodelled for the service station office. The southern portion of that building will be razed and a new addition constructed, containing five service bays. The site is adjacent to apartments to both the north and the east, which gain access to both Dale street and County Road B via private easements on the north and east sides of the site. There is parking on either side of the access easement on the north side of the site - some spaces for the apartments on the north side and some spaces for the Carbone's building on the south side on the easement. Some of the existing parking at the north end of the si te extends into the access easement. The current proposal