Agenda - Planning Commission - 09/01/2005

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Case #11: Request for Site Plan Approval for an Expansion at Sunfish ExPress; Case of Vanak, LLC, Frank Yamoutpour Assistant Community Development Director/HRA Executive Director Frolik stated Frank Yamoutpour is proposing to expand the Sunfish Express facility at the comer of Sunfish Lake Boulevard (CR 57) and U.S. Highway 10. The current facility consists of gasoline sales, convenience store, car wash, and Taco Johns. Mr. Yamoutpour is proposing to relocate the car wash vacuum island to the north side of the property and expand the principal building by 1,742 square feet to facilitate the addition of a 2-bay oil change service. The subject property is 1.64 acres ii] size and zoned H-1 Highway 10 Business. The proposed use is permitted in this zoning district. The lot coverage is in compliance with City Code and the addition meets the 10 foot total side yard setback on the west side of the building. City Code requires a total of 48 parking spaces with the additional use. The site plan identifies 50 parking spaces for services. The 50 space calculation includes the 2-bay oil change area and the stacking space for three vehicles outside the oil change section of the building. Ms. Frolik explained although there are no performance standards in City Code, staff is very concerned with traffic flow, site congestion, sight lines and general safety as it relates to the proposed expansion. The existing pavement width between the existing vacuum island and the terrace along Sunfish Lake Boulevard would be reduced from its current 50 foot width to a 30 foot width. This is a major access point which accommodates many of the traffic movements. Thc proposed oil service bays would also significantly impact the sight distance for the ingress and egress traffic movements from Sunfish Lake Boulevard to the mall. At the present time, traffic can be seen through the vacuum island. This will not be possible with the construction of the oil change building at this same location. The relocation of the vacuum island to the north s~de {~f the s~te access, adjacent to the railroad tracks, is not feasible as the City w~ll need this easement to extend sanitary sewer and municipal water services to Oak Terrace Mobile Home Park to the west. Ms. ?rolik advised thc Planning Commission reviewed the proposed site plan at their July 7, 2005 meeting. City staff's report recommended denial of the plan based on concerns with increased site congestion resulting from the addition of another service on the site. The Planning Commission recommended approval of the site plan based on the following: a) the. expansion does not represent a significant change to the cUrrent site layout; b) limited amount of traffic generated by the oil change service; c) relocation of vacuum island to north side of site entrance is not sufficient cause for denial of site plan; d) lack of established performance standards in City Code for internal traffic flow and patterns. Frank Yamoutpour, applicant, stated they have not had any problems with the traffic on this site. [de had the Chair of the Planning Commission visit the site 'during what. would be the peak oil change time and he could not see a traffic problem. Mayor Gamec stated eventually there will likely be an .interchange in this area, and he does not know if there should be an expansion of business in this area at this time. City Council / July 26, 2005 Page 17 of 35 P43