Title
Request for Site Plan Approval - File No. PSP2024-0037 - to demolish and rebuild a gasoline service station at 2260 Crooks Rd., Parcel No. 15-29-276-001, located at the southwest corner of Crooks and Avon Industrial, zoned HB Highway Business; Sam Beydoun, Safeway Acquisition Co. LLC, Applicant
Body
Resolved, in the matter of City File No. PSP2024-0037 2260 Crooks Road Gas Station, the Planning Commission approves the Site Plan, based on plans received by the Planning Department on January 8, 2025, with the following findings and subject to the following conditions.
Findings
1. The site plan and supporting documents demonstrate that the proposed development will promote the intent and purpose of the ordinance, as well as other City Ordinances, standards, and requirements; and those requirements can be met with the exception of the acceptable modifications shown below and subject to the conditions listed below.
2. The site plan and supporting documents demonstrate that the proposed development will be designed, constructed, operated, maintained and managed so as to be compatible, harmonious and appropriate in appearance with the existing or planned character of the general vicinity, adjacent uses of land, the natural environment, the capacity of public services and facilities affected by the land use, and the community as a whole. The proposed project will be accessed from Crooks and Avon Industrial, thereby promoting safety and convenience of vehicular traffic both within the site and on adjacent roadways. The preliminary plan represents a reasonable street, building and lot layout and orientation.
3. The development will be served adequately by essential public facilities and services, such as major roadways, streets, police and fire protection, drainageways, refuse disposal, and utilities.
4. The proposed development will not be detrimental, hazardous, or disturbing to existing or future neighboring uses, persons, property or the public welfare.
5. The proposed development will not create additional requirements at public cost for public facilities and services that will be detrimental to the economic welfare of the community.
6. The proposed improvements should have a satisfactory and harmonious relationship with the development onsite as well as existing development in the adjacent vicinity and act as a transitional use from the nonresidential development to the west and the residential development to the east.
7. The proposed modification to the required right-of-way landscaping requirement, of a total of 6 trees, along Avon Industrial has been found to be acceptable since the number of trees proposed onsite overall greatly increases the number of plantings onsite, the overall site aesthetic, and potential for tree canopy onsite.
8. The proposed modification to the required right-of-way landscaping requirement, of a total of 6 trees, along Crooks Road has been found to be acceptable since the number of trees proposed onsite overall greatly increases the number of plantings onsite, the overall site aesthetic, and potential for tree canopy onsite.
9. The proposed modification to the required parking lot perimeter landscaping requirement, of a total of 7 trees, has been found acceptable since the number of trees proposed onsite overall greatly increases the number of plantings onsite, the overall site aesthetic, and potential for tree canopy onsite.
10. The proposed modification to the required greenbelt between the parking lot area and the Crooks Road rightof-way, of 5’, to allow a 5’ greenbelt, along Crooks Road has been found acceptable since the site currently does not provide any greenbelt area and the proposed greenbelt significantly increases the greenspace onsite.
11. The proposed modification to allow for a reduced rear yard setback of ten (10) feet has been found to be acceptable since the property is adjacent to other similarly developed properties within the Highway Business zoning district and it has been determined that the reduced setback will allow for a better overall development of the site. Moving the building to the west will allow for a reduced setback against a car wash which will not cause negative impacts, and allows for more space onsite for parking, circulation, landscaping, etc.
Conditions
1. Address all applicable comments from other City departments and outside agency review letters.
2. Provide a landscape bond in the amount of $30,625.00, plus the cost of inspection fees, as adjusted by staff as necessary, prior to the preconstruction meeting with Engineering.