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Regular Planning Commission Meeting Minutes – Wednesday, March 5, 2014 Page 13 Ayes: 6 615 Nays: 0 616 Motion carried. 617 City Council action on this item is scheduled for Monday, March 24, 2014. 618 d. PLANNING FILE 14-005 619 Request by Peak Investments, LLC, in conjunction with property owner Roseville 620 Crossings, LLC, for approval of a temporary drive-through coffee kiosk as an 621 INTERIM USE at 2154 Lexington Avenue. 622 Chair Gisselquist opened the Public Hearing for Planning File 14-005 at 8:17 p.m. 623 Associate Planner Bryan Lloyd summarized the request as detailed in Section 4.0 of the 624 staff report dated March 5, 2014; for an Interim Use at 2154 Lexington Avenue by 625 Roseville Crossings, LLC, owner and applicant Peak Investments, LLC for a drive- 626 through coffee kiosk. 627 Mr. Lloyd presented a brief history of property and challenges for redevelopment due to 628 the small size of lot, with no practical way for permanent redevelopment at the site with 629 room for a building under current zoning without combining with surrounding properties 630 for a larger development. 631 Specific to the INTERIM Use request, Mr. Lloyd noted that drive-through facilities are 632 prohibited within a Neighborhood Business (NB) Zoning District. Mr. Lloyd noted that the 633 intent of Peak Investments is for a long-term lease of the property during the first years of 634 business to minimize start-up costs; with the intent to purchase the property in the future 635 if the business is found successful enough to warrant a more permanent establishment. 636 Therefore, Mr. Lloyd advised that a typical INTERIM USE request was for a period of up 637 to five years, with this INTERIM USE recommended at four and one-half years to gauge 638 the viability of the business and suitability of the site, and to facilitate the timing of 639 potential approval of the request and its expiration in consideration of potential weather- 640 related issues. Re-evaluation of the use will be considered in the future, with Mr. Lloyd 641 advising that the applicant may then consider requesting a zoning code amendment to 642 allow for permanent drive-through facilities as a conditional use in the NB District. 643 As part of this application process, Mr. Lloyd advised that the applicant held a 644 neighborhood information meeting, following mailed notice as mandated, with no one in 645 attendance; and further advised that staff had received no e-mails or other 646 correspondence to-date from those receiving notice. 647 Mr. Lloyd reviewed staff’s analysis of the application, as detailed in Section 5; and as 648 noted in Section 5.4 of that analysis, the Development Review Committee (DRC)’s review 649 indicated concerns pertaining to closing existing site entrances closer to the intersection 650 by installation of standard curb and gutter along Lexington Avenue and County Road B 651 as recommended by the City Engineer. Mr. Lloyd advised that the applicant was 652 amenable to this condition. Mr. Lloyd noted that the only other concern was the DRC’s 653 recommendation to limit on-site parking to employees only, to which the applicant was 654 also amenable. 655 Member Murphy questioned if, during the DRC review, there were any concerns raised 656 regarding crossing traffic lanes and potential signage to mandate “No Left Turn” to 657 facilitate ingress and egress for customers and traffic on Lexington Avenue and/or 658 County Road B, especially during peak traffic times. 659 Mr. Lloyd responded that he had personally raised that issue; however, on the advice of 660 the City Engineer, the point was made that the obvious inconvenience on people leaving 661 the site and attempting to turn that way was typically proven as enough of a deterrent to 662 attempt it, and should therefore not impact traffic flow itself, and create no external 663 impacts, negating the need to install such signage. 664