RECOMMEND that City Council APPROVE C-4 (Highway & Arterial Commercial) zoning, subject to 1 condition.
1. A screen composed of masonry, wood and landscaping must be installed along all four sides of the property. Within this area, a minimum Type "B" continuous landscape screen will be required (see attached).

Disposition Summary

RECOMMEND that City Council APPROVE C-4 (Highway & Arterial Commercial) zoning, subject to 1 condition.
1. A screen composed of masonry, wood and landscaping must be installed along all four sides of the property. Within this area, a minimum Type "B"

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Details of Action

RECOMMEND that City Council APPROVE C-4 (Highway & Arterial Commercial) zoning, subject to 1 condition.
1. A screen composed of masonry, wood and landscaping must be installed along all four sides of the property. Within this area, a minimum Type "B" continuous landscape screen will be required (see attached).

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Staff Recommendation

1. A minimum 12 foot wide planting strip must be installed along the edge of the E. Depot Ave and along the southwest property line adjacent to the Greyhound Bus Station. Within this area, a minimum Type "B" continuous landscape screen will be required (see attached).
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I-3 is a logical extension of zoning from the northeast, is compatible with the scale and intensity of surrounding development and zoning pattern and is consistent with the adopted future land use plans for the area. With the recommended condition, the outdoor storage area will be screened from view from the street, to help minimize the potential negative visual impact of allowable I-3 uses. The recommendation will allow the existing business to expand as needed, while minimizing the impact in this redeveloping area.

C-4 ALTERNATIVE
***At the time this matter was sent back to MPC for reconsideration a majority of the members of City Council voiced support for the applicant's C-4 zoning request. If MPC decides to recommend approval of C-4, staff would recommend that it be forwarded to City Council with two conditions:
1. A minimum 12 foot wide planting strip must be installed along the edge of the E. Depot Ave and along the southwest property line adjacent to the Greyhound Bus Station. Within this area, a minimum Type "B" continuous landscape screen will be required (see attached).
2. Any development/redevelopment of the property shall be subject to approval through the use on review approval by MPC.

C-4 would allow commercial development of the area to continue and would permit the expansion of the business as proposed by the applicant. With use on review approval required for development/redevelopment under C-4 zoning, MPC could ensure that any proposed use is compatible with existing development in the area. The screening requirement would ensure that development of the property is buffered from adjacent properties and the public right-of-way.