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e Sinclair Oil Corporation, Case No. 1911 occur on the newly packaged property, it may have been make the redevelopment work. If a new building is built on it now exists (as proposed in this application), it will likely 15 to 25 years before the land could be assembled and any redevelopment could occur. Page 2 possible to the site as be another significant 4. Attached is a memo from a meeting with Gene and Randy Peterson on September 27, 1988 describing the development for a Car-X facility on the site. The site is, of course, difficult to get to and the 'current development proposal attempts to solve this problem. Access drives are removed at the immediate corner of the site and are setback as far north and east as possible. The building proposed will be all brick (see reduced drawings and elevations) and will be placed in a manner so as to conform to all Ordinance requirements. A significant part of the problem, however, is the fact that the site is very small and can only accommodate 16 parking spaces. Several of these spaces are somewhat difficult to get in and out of and, if the far northeasterly most space is occupied, it will be difficult to get out of the service bay in that corner. Another problem is that there is no room for a curb and walk around the building protecting any pedestrian movement next to the building. The amount of such pedestrian movement, however, is relatively small so perhaps this is not an overwhelming consideration. Normally it is not desirable to extend the asphalt or the concrete driveways up against the building walls leaving no room for pedestrians or landscaping. 5. The City parking code requires 4 parking spaces, plus 3 spaces per service bay, totalling 22 spaces (there being 6 bays). Thus, the applicant is requesting a variance from the required 22 spaces to 16. We suggested to Mr. Peterson that in support of his proposal, it would be helpful if he were to submit data regarding the parking capacities of other similar facilities in the Metropolitan Area. He has done so and notes that, in general, these other facilities are similt-w to the one proposed hare. If this operation is highly successful, it appears as though the parking provided may be inadequate at peak periods. Also, because; the carwash and the office building have less than adequate parking, there could be a problem with respect to parking capacit} . 6. The use is allowed under the present zoning and includes a wide range of retail uses (all of the B-2 uses). Automobile repair, similar to most cornmuni ties in the Metropolitan Area, is a special use in the General Business District, which in this case is the B-3 District. It was, of course, our hope through the redevelopment process that the appropriate use for this land could be offices or a major office building, augmented with appropriate sales and services. It would appear, under the current circumstances, that this (nay be a possibility only over a long period of time. 7. Attached to this report is a print of the aerial photograph of this area on a scale of 1" = 2001. Though this is somewhat difficult to read, it may be helpful in examining the relationship bctween the existing structures and the parking areas and cis°culation in the area. It would be helpful if the Planning Commission ,And Council were to visit the site to ascertain the conditions relating to access and contiguous land use.