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'> City's retail development. The intersection is signalized and designed to handle large traffic volumes. A specialty coffee shop is compatible with adjacent commercial properties. In staff's opinion, redeveloping the southerly portion of this center will have a positive impact on the market value of contiguous properties and will not have any negative impact on the general health, safety, and welfare of the community. Commercial development on this site is consistent with the City's Comprehensive Land Use Guide Plan. Engineering Consideration: The Engineering Department has the following comments: 1. The drive aisle on the southeast side of the building is proposed to be 16 feet in width. This width is not adequate for two-way traffic. The applicant is proposing to re-stripe the current parking lot to an angle-parking configuration which should encourage drivers to travel in one direction only. In addition, the applicant should provide signage to indicate that the drive aisle is one-way only. 2. The proposed pedestrian ramp must meet ADA and City requirements. 3. The proposed layout will not increase the amount of impervious surface. Therefore, no storm water detention will be required. Summary and Conclusion: The Fairdale Shoppes has been in operation at this site since 1974. The applicants are proposing to replace a former bank facility with a free standing coffee shop. The applicant has demonstrated compliance with the City's Design Standards and setback requirements and is consistent with the design of the existing Fairdale Shoppes center. A review of the 6 criteria for the issuance of a conditional use permit indicates that commercial development on this site is consistent with the City's Comprehensive Land Use Guide Plan. Improving the current conditions on the site should have a positive impact on the value of contiguous properties and should not have any negative impact on the general health, safety, and welfare of the community. The intersection ofFairview Avenue and W. Perimeter Drive is a retail development area and the intersection is signalized and designed to handle large traffic volumes. Access to the site will remain unchanged. The addition of the rree standing coffee shop will reduce the total parking for the center by 4 spaces. However, the applicants have indicated that this will occur in a portion of the parking lot that is currently under-utilized and that the peak hours of business for the coffee shop occurs in the early morning and evening hours when other retail uses are at low points. Staff recommends approval ofFairdale Investors/Starbucks request for a conditional use permit for a restaurant facility at 2305 Fairview Avenue subject to the following conditions: