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<br />7A <br />Page 44 <br /> <br />upgraded streets cape appearance. These types of upgrades can improve the <br />image of a commercial corridor and support property values. The relocated <br />and upgraded bus stop will be compatible with the site and right-of-way. If <br />asbestos is found on site, the applicant will be required to abide by <br />appropriate measures for its removal, which will result in a cleaner site. <br /> <br />. The construction and operation of the proposed gas station will not be <br />detrimental or injurious to the general welfare of the City. The use of the site <br />for a service''''station is consistent with the orientation of the site on a major <br />roadway and is compatible with existing adjacent large-scale retail uses. The <br />traffic study indicates that off-site impacts will be less than significant. <br />Landscaping of the site and architectural review of the structures has been <br />required to assure the project enhances the prominent visual location of the <br />site. The applicant proposes to incorporate a number of "Green building" <br />practices in the site construction. Middlefield Road is considered to be part of <br />a north-south bicycle corridor and the Middlefield Road improvements will <br />include striped shoulders, which can support cycling in this area. <br /> <br />. The proposed gas station conforms to all of the following criteria specified <br />pursuant to Article 17, Section 13 of the Zoning Ordinance with respect to <br />retail sales and service uses located in the Industrial Restricted Zoning <br />District. <br /> <br />1. The proposal will not have significant adverse effects on nearby <br />industrial firms; <br /> <br />2. The transportation system is capable of safely supporting the <br />proposed use in addition to the existing uses in the area. Evaluation <br />factors include street capacity, and level of service, access to <br />arterials, transit availability, on-street parking impacts. access <br />requirements, neighborhood impacts, and pedestrian and bicycle <br />safety; and <br /> <br />3. The proposed use will not significantly alter the overall balance of <br />land uses of the area, based on the existing proportion of industrial <br />and non-industrial uses and the effects of incremental changes. <br /> <br />. The proposed gas station design and operations with the adherence to the <br />conditions of approval conforms to all of the design and operational conditions <br />for Service Station pursuant to Article 35, Sections 4-11 of the Zoning <br />Ordinance. <br /> <br />Gas Station Conditions of Approval: <br />All Conditions of Approval associated with the 160,000 square foot warehouse <br />and tire center as listed above apply to the gas station. The following additional <br /> <br />Page 17 of 21 <br />