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I . , PASTER ENTERPRISES, CASE 1664 Page 2 4. The proposed shopping center conforms to all requirements except that the dedication of an additional 16.5 feet of right-of-way on the west side of Lexington Avenue pushes the parking back to the extent that the Center would be undevelopable as a shopping center. The staff has reviewed this problem with the applicants and has suggested that they apply for a variance so as to not have a setback of the new parking lot curb to the expanded right-of-way line. This is the same solution that was evolved with the shopping center to the south when the new Texaco Station was constructed. The solution evolved at that time was for the developer to dedicate 16.5 feet of right-of-way for which the City reduced the parking setback from 15 feet to U feet. 5. The dedication of a 16.5 strip of property zoned B-2 in a location such as this is of considerable monetary consideration. If the parking area were to be setback an additional 15 feet, as would normally be required, the shallow depth of the property makes it extremely difficult to develop a good shopping center. 6. You will notice in this case by examining the site plan, that the architect has undulated thor front facade of the sups, creating a rather uniquely covered environment at the shop frontage; All this could be reduced, allowing for additional setback for the parking area, but the change off would likely be aasthetically deleterious. 7. Attached is a copy of a greatly reduced landscape plan and sections of the proposed structure. The landscape plan Indicates as fence on the worst side nand the required 10 feet of land between the parking area and the west line of the property. This is contiguous to the recer property lines of single-family residences fronting on Lindy Avenue. The detail Indicating the proposed construction of the fence hags not been provided. We suggest that tills decision relate to the desires of tine contiguous effected neighbor and may wait for consultation and later staff review. We do suggest this[ tlae landscape plain include sonic overstory trees in this 1U foot strip to soften the west elevation of tiles structure itself. b. Attached is a letter from Mr. Ld Disaster, dated .January 110 generally outlining his proposal. The letter speaks of a proposed vacation of 3U feet of right -of -waxy for Ulonne Street. Actual fact Is that this is all easement that does not require vaac ration, but merely an adjustment through staff review to make provision for utilities. Also attached in a letter from Wayne Bellate, President of the 01, Mexico Restaurant. Thug letter points out file approval of the oetablishment of the 25 parking still& on the worst side with the addition of 46 stalls in the redesign of thou parking areas on the east side. 9. The request than is for a variance to the front yard setback requirod for parking contiguous to as public right-of-wny from 15 tout to u. The Planning CoifiltiliSSiOri and Council may wish to consider a condition to this variance that the site be developed in accordance with the plans tin submitted with the variance application and that 16.5 foot of right-of-way be dedicated contiguous to Lexington Avenue. Another condition might Include final staff review of engineering and lond:icaaping details.