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May 22, 1996 Plan Commission Meeting Minutes Page 2 determined that there is no violation of the regulations set forth in the zoning code. The expansion will increase property values. It will promote the community welfare by providing a needed nearby service to the residents of the area. There will be no injury to adjoining properties. The new design will only have nine parking spaces in the front of the building. The rest of the parking of vehicles will take place inside and behind the building. The addition will actually screen the off-street parking from view. The front will have a glazed brick-face and will be well lit at night. A neon sign will be added behind the glass block wall area to add to the "Loop" ambience. A new planting bed will be added to the front area. This will all coincide with the neighborhood development plan. Chairperson Solodar called on Planning Director Al Goldman to provide the staff report. Mr. Goldman stated that Conditional Use Permit No. 302 was issued on January 28, 1992 with 12 conditions. The applicant did not meet the deadlines imposed by the conditions, the work that was done under the conditions was carried out in a minimal fashion, and the applicant has failed to comply with the condition that limits overnight exterior parking and storage to no more than six vehicles. A copy of the current use permit #302 is available for inspection. Mr. Goldman stated that the 1986 Comprehensive Plan requires as a goal the maintenance and improvement of the special character of the University City Loop. The Comprehensive Plan also states, "The Loop is developing as an area of independently owned specialty shops and as a nighttime entertainment area. The Loop has developed its own character. Its people and merchandise are diverse, its architecture and its outlook are eclectic. It is an active `people place' that serves many needs." It further states, "From time to time, development opportunities which have a potential for improving the area will arise. The City must thoughtfully review and consider all proposals that may affect the special character of the Loop, but must be able to act quickly to meet the timing needs of a genuine opportunity. In terms of activity and urban design elements, the Loop begins on its east without emphasis. This area needs to be marked with strong activities and visual statement." The Comprehensive Plan's policy for the Loop states, "The Loop has a special character and is an important `people place' in the community. It is to be maintained and improved. Intrusions of inappropriate and incompatible uses, renovation or development are to be prevented." Four of the strategies listed in the Comprehensive Plan for the Loop area are, "Review proposals for infill construction to assure compatibility with surrounding development in the University City Loop. Continue current policies and zoning controls particularly with respect to street-level uses along Delmar. Improve housekeeping activities by the city, property owners and tenants. Encourage stronger activity at the east end of the Loop and study the feasibility of creating a strong visual element or elements to better mark this end of the Loop." The proposed zoning code does not list motor vehicle repair as a permitted or conditional use. The current use will probably become a non- conforming use upon adoption of the new code. Mr. Goldman stated that the current use as a motor vehicle repair facility is incompatible with the activities in the area and another plan for expanding the building was rejected by both the Plan Commission and the City Council in early 1994. There is still no justification for authorizing an increase to the size of the building. If the applicant really desires to make his property more m-5-22.plc