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Item No. 3 <br /> PC: 11-5-92 <br /> UP-92-28 <br /> Page 2 <br /> STAFF ANALYSIS <br /> POLICY CONSIDERATIONS: <br /> General Plan and Zoning: <br /> The site is designated C/G (General Commercial) on the General Plan. The zone is C-G (General <br /> Commercial). The proposed use is permitted in the C-G zone with an approved Use Permit. <br /> AREA/NEIGHBORHOOD COMPATIBILITY: <br /> Land Use: <br /> The parcel to the north of this site is vacant, to the east is a Pack Gas and Electric storage yard, <br /> to the south is a yard and garden supply company, and to the west is West Lane and a United <br /> Stats Post Office. Land use issues often associated with live entertainment are hours of operation, <br /> noise, and litter. Live bands may be performing at this establishment until 2:00 a.m. The noise <br /> and late hours associated with this use would be an issue if this site were located near <br /> residences. However, because this site is located in a General Commercial area and the activities <br /> are in an enclosed building,the noise and late hours of operation are not expected to conflict with <br /> the surrounding uses. There is no evidence on record that litter is a problem at this site. On the <br /> contrary, the site seems to be free of a litter problem. However, because litter is often associated <br /> with live entertainment uses, it is recommended that a condition be applied which requires the <br /> site to be maintained free of litter. <br /> Traffic/Circulation/Parking: <br /> This site has frontage and access on West Lane. West Lane has an existing right-of-way of 140 <br /> feet, which is consistent with the West Lane Speck Road Plan. The median configuration on <br /> West Lane prohibits left turns into or out of the site's driveway. <br /> For this use, the Development Title requires that five spaces be provided for each 1,000 square <br /> feet of building, plus two spaces for every three employees on the heaviest shift. Thus, 17 spaces <br /> are required for the 3,350-square-foot building, and eight spaces are required for the 12 <br /> employees. Therefore, the Development Title requires 25 spaces for this project. <br /> The site plan erroneously shows 27 parking spaces. Actually, the site has 43 lined and paved <br /> spaces. Historically, all 43 spaces have been necessary during peak hours of operation. It is <br /> therefore recommended that 43 spaces be required, rather than the 25 spaces required by <br /> ordinance. <br /> Landscaping/Signs: <br /> A landscaped planter of approximately 200 square feet is located adjacent to West Lane. In <br /> addition, landscaping planters are located adjacent to the building. It is not recommended that <br /> the existing paved areas be further landscaped to meet current standards. However, it is <br />