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. . 1-26-94 Plan Commission Meeting Minutes Page 3 continue to be used. The single family dwelling on the site can be considered out of character with the general commercial development pattern of Olive but if the property is rezoned to General Commercial without removing the dwelling it is likely to attract marginal commercial uses and tax -exempt organizational uses without making any contribution to improving the character or value of the area. The site plan lacks important information or exhibits deficiencies as follows: No topographic information is provided. This lack of information makes it difficult to review grading or storm water drainage issues. No parking layout is shown for automobiles or trucks making it impossible to review parking and vehicular circulation. In fact, the paving layout does not provide a clear picture of the way the applicant proposes to use the site. Transitional yard is lacking on the east side of the site. No decorative wall is shown for transitional yards on north and east. There are too many curb-cuts for a site of this size. Curb cuts are too narrow (10 feet and 13 feet wide) for commercial truck use. The application gives no assurances that the development will produce high quality, long lasting improvements on the site, nor does it provide any evidence that a positive community image or increased property values will result. As such it does not measure up to the goals of the 1986 Comprehensive Plan. He recommends against the proposed rezoning and the proposed conditional use because the proposals do not meet the standards of the 1986 Comprehensive Plan and is not supported by the overall neighborhood development plans prepared in 1975 and in 1989. Mr. Marsh stated that even though this was not an official public hearing he would entertain questions and comments from the public. Jeff Densmore, 7426 Wellington, asked how and where gas and waste would be disposed. Mr. Webb replied that no gas would be dispensed from the site, it would probably be purchased at the Shell Station next door. Oil would be disposed of by an expert oil recovery facility off the site. Mr. Densmore asked when vehicle maintenance would occur. Mr. Webb replied that it would occur between 6 a.m. and 7 a.m. in the morning, in the early evening hours and on weekends. He stated that there would be minimal noise. Don Wilen, 7354 Melrose, asked if there would be a maintenance building and if the boundaries of the property would expand. Mr. Webb replied that there would be a maintenance building constructed. The current proposal does not include any area beyond lots 18 and 19 but he is in purchase discussions with the residential use to the east. Linda Lock, 7340 Melrose, asked Mr. Goldman what affect the project would have on property values. Mr. Goldman stated that he could only speculate that a good redevelopment of the property would increase property values, but a marginal reuse of the existing property would have little affect or possibly negative affects on the property value. Larry Buck, 7438 Melrose, asked what services the operation would bring to the citizens of the community. Mr. Webb stated that the citizens would not directly use his delivery service but he would bring to the area: money, jobs, tax dollars and consumers of local businesses. m-1-26.plc