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3. Ordinance 1383 - Text Amendment - Parking Standards for Supermarkets - 1st Reading.0, Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT: Kalispell Zoning Ordinance Text Amendment - Parking Standards for Grocery Stores and Supermarkets - Smith's Food and Drug MEETING DATE; May 21, 2001 BACKGROUND: This is an amendment to the Kalispell Zoning Ordinance that would amend Section 27.26.050(21), Off Street Parking for Grocery and Supermarkets. The applicants proposed that this section be amended as follows: "One space per 200 square feet of gross floor area for the first 5,000 square feet plus one space for each 300 square feet in excess of 5,000 square feet. According to the applicant, several major grocery store chains have started building gas stations on their sites that consist of an overhead canopy and a kiosk staffed by one person. The current parking requirements of the Kalispell Zoning Ordinance preclude additional development on the site because the required parking consumes additional square footage. The property on the east side of Fourth Ave. East is used to meet their required parking demand for the grocery store to the west. The proposed gas station would be located on the property on the east side of Fourth Ave. East now devoted to parking. The proposed standard of one space per 200 square feet plus one space per 300 square feet in excess of 5,000 square feet is consistent with other retail standards of the zoning ordinance. Subsection 35 of the parking requirements, "Other Retail" requires one space per 200 square feet of gross floor area. If over 5,000 square feet of floor area the rate is 25 plus one space per each 300 square feet in excess of 5,000 square feet. Subsection 18 requires one space per 600 square feet for furniture, appliance, hardware, clothing and shoe stores; creating a large discrepancy in retail requirements. It appears that the current general retail standard was adopted based on typical large retailer expectations. This generally translates into five parking spaces per 1,000 square feet. As an industry standard, the zoning was apparently adopted in reflection of that standard. However, as the economics of development and business evolve, retailers are experiencing the "real" cost of parking. From an economic standpoint, excess parking consumes additional land unnecessarily resulting in the under -utilization of an important business asset — land. Additionally, it appears that many retailers have based their parking requirements on the one busiest day or week of the year, usually the week before Christmas. At most other times of the year, many parking lots for grocery and other large retail are left half empty. From an aesthetic point of view, large empty asphalt lots are unappealing. Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish Memo to Council on Text Amendment May 15, 2001 Page 2 It may be noteworthy that the Flathead County Zoning Regulations and the Whitefish Zoning Jurisdiction Regulations put all retail into one category, and the parking requirement is based on a ratio of one parking space per 300 square feet. It may also be helpful to point out that these are the minimum parking requirements for the use. If a retailer wanted to establish higher parking standards based upon their perceived market need, there would be nothing to preclude them from providing parking at a higher ratio, for instance five spaces per 100 square feet. The Kalispell City -County Planning Board held a public hearing at their regular meeting of May 8, 2001 and have recommended on a vote of seven in favor and one opposed that the city council approve the changes to the Kalispell Zoning Ordinance that would calculate the parking requirements for grocery and supermarkets at a ratio of one space per 300 square feet. A motion to adopt the ordinance on first reading would be appropriate. FISCAL EFFECTS: Potentially minor positive effects by reducing excess parking. ALTERNATIVES: As suggested by the city council. C9641 91.4 Narda A. Wilson Chris A. Kukulski Senior Planner City Manager Report compiled: May 15, 2001 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter FRDO report KZTA-01-2 and application materials Draft minutes from 5/8/01 planning board meeting H: \ FRDO \TRANSMIT\KALISPEL\2001 \KZTA01-2MEM.0 NO. 1383 AN ORDINANCE AMENDING SECTIONS 27.26.050(21) OF THE KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1175), BY AMENDING "OFF STREET PARKING FOR GROCERY AND SUPERMARKETS" TO CHANGE THE REQUIRED NUMBER OF PARKING SPACES, AND DECLARING AN EFFECTIVE DATE. WHEREAS, The Flathead Regional Development Office has submitted a written request to amend Section 27.26.050(21) of the Kalispell Zoning Ordinance, by amending the "Off Street Parking For Grocery and Supermarkets", and WHEREAS, the request was forwarded to the Kalispell City -County Planning Board and Zoning Commission by the Flathead Regional Development Office after having been evaluated under 27.14.030, Kalispell Zoning Ordinance, and WHEREAS, the Kalispell City -County Planning Board and Zoning Commission recommended that the text of the Kalispell Zoning Ordinance be amended to reflect the change, and WHEREAS, the City Council has reviewed the FRDO Report and the transmittal from the Kalispell City -County Planning Board and Zoning Commission and hereby adopts the findings made in Report #KZTA-01-2 as the Findings of Fact applicable to this Ordinance. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION I. The City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended as follows: Section 27.26.050 Minimum Standards by Use (21) Grocery and Supermarkets: 1 space per 200 square feet of gross floor area for the first 5,000 square feet plus one space for each 300 souare feet in excess of 5,000 square feet. SECTION II. All parts and portions of Ordinance No. 1175 not amended hereby remain unchanged. grocery stores.wpd 1 SECTION III. This Ordinance shall take effect thirty (30) days after its final passage. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS DAY OF JUNE, 2001. Wm E. Boharski Mayor ATTEST: Theresa White City Clerk grocery stores.wpd 2 1 B:ALISPELL CITY -COUNTY PLANNING BOARD MINUTES OF MEETING MAY 8, 2001 APT CALL TO ORDER AND Greg Stevens called the meeting to order at approximately 7:00 ROLL CALL p.m. Members present were: Don Mann, Don Garberg, Dale Pierce, Ron Van Natta, Rob Heinecke, Bill Rice, Brian Sipe, and Greg Stevens. Don Hines had an excused absence. Narda Wilson represented the Flathead Regional Development Office. There were approximately 2 people in the audience. APPROVAL OF MINUTES On a motion by Heinecke and seconded by Sipe the minutes of the meeting of February 13, 2001 were unanimously approved as submitted. GREAT BASIN An amendment to the Kalispell Zoning Ordinance proposed by ENGINEERING/SMITH'S Great Basin Engineering on behalf of Smith's Food and Drug to FOOD AND DRUG TEXT amend parking requirements for supermarkets and grocery AMENDMENT stores. STAFF REPORT Narda Wilson, of the Flathead Regional Development Office, gave a presentation of staff report KZTA-01-2, an amendment to the Kalispell Zoning Ordinance proposed by the applicants would amend Section 27.26.050(21), Off Street Parking for Grocery and Supermarkets. This section would be amended as follows, one space per 200 square feet of gross floor area for the first 5,000 square feet plus one space for each 300 square feet in excess of 5,000 square feet. Wilson reviewed the findings of fact and statutory criteria, thus recommending that the proposed amendment to the Kalispell Zoning Ordinance be approved. Mann asked and Wilson answered that the Smith store was approximately 50,000 square feet. The parking ratios for Whitefish and Columbia Falls were compared to Kalispell. PUBLIC HEARING The public hearing was opened to those who wished to speak on the proposal. PROPONENTS No one wished to speak. No one wished to speak and the public hearing was closed. MOTION Rice moved and Van Natter seconded to adopt staff report KZTA- 01-2 as findings of fact and, based on those findings, recommend to the Kalispell City Council that the proposed amendment to the Kalispell Zoning Ordinance be approved. Kalispell City -County Planning Board May 8, 2001 Meeting Minutes Page 1 of 7 I MOTION (AMENDMENT) Mann moved and Rice seconded to amend the motion to read, "1 parking space per 300 square feet". BOARD DISCUSSION Garberg asked and Wilson answered that she did not see a downside to the amendment, that there was a lot of unused parking at most supermarkets. She added that Home Depot was told they could reduce their parking but they opted to keep it. Garberg added that if a supermarket wanted to go to the higher standard they could. Garberg was in agreement with the amendment. He said he'd seen a lot of empty spaces at Smith's and Rosauer's and he thought they might be requiring too much parking. There was a brief discussion about extra parking spaces for smaller businesses and other retailers. ROLL CALL The motion passed with 7 in favor and 1, Van Natta, opposed. MOTION (AMENDMENT) Heinecke moved and Mann seconded to amend the motion to include #47, "shopping centers", and #35, "other retail". BOARD DISCUSSION Heinecke wondered if Kalispell wasn't being too restrictive if other municipalities were 1 to 300. Garberg thought they might be opening a can of worms, that some developments would not accommodate parking. Stevens agreed and said they were not experts and they had no research to go on. Wilson said the general standards for retail were 1 to 300. P.J. Sorenson stated that, from a legal standpoint, the amendment to include shopping centers and other retail was not advertised for a public hearing. He advised the board direct staff to look at the sections and recommend an action. He added that shopping centers would require different parking ratios. The board concluded that there should be public notice. Van Natta said he saw at least 2 new gas stations, one at Smith's and one at Rosauer's. He added that businesses in Whitefish had pretty tight parking with the 1 to 300 ratios. He preferred they stay with 1 to 300 for supermarkets only. Wilson suggested she do some general research for parking and bring it up under new business at the next meeting. They could make a recommendation to the council to initiate changes to the text. Heinecke explained that people should not have to pay for the change, that text should be changed so a customer would not Kalispell City -County Planning Board May 8, 2001 Meeting Minutes Page 2 of 7 have to request it. ROLL CALL On a roll call vote the motion failed with 6 opposed and 2, (AMENDMENT) Stevens and Heinecke, in favor. ROLL CALL (MAIN On a roll call vote the motion passed with 7 in favor and 1, Van MOTION) Natter, opposed. TRISTAR An amendment to the Kalispell Zoning Ordinance proposed by COMMUNICATIONS TriStar Communications that would amend the B-5, I-1, and I - TEXT AMENDMENT 2 zoning districts to allow cellular communication towers as a permitted use and establish performance standards. STAFF REPORT Narda Wilson, of the Flathead Regional Development Office, gave a presentation on staff report KZTA-01-03, a proposed text amendment to the Kalispell Zoning Ordinance that would allow for the installation of cellular towers to be allowed in the B-5, Commercial/Industrial, I-1, Light Industrial, and I-2, Heavy Industrial, as permitted uses, and subject to performance standards. In addition to the current standards in the Kalispell Zoning Ordinance dealing with transmission towers, the applicant is proposing additional standards for the towers. An amendment is proposed which would require a one mile separation between cellular communication towers unless co - location opportunities do not exist and to require that the cellular communication tower has co -location and tower strength to provide for four separate communication providers. Staff reviewed the findings of fact, based on statutory criteria, and recommended the board adopt the changes as outlined in exhibit A, with two minor changes; that the regulations would not apply to antennas for Kamm radios or for already existing structures, such as water towers. Also, that they add language regarding height restrictions to read, "not to exceed the minimum required for transmission". Stevens asked how they would screen a 150 foot tower and Wilson said they would screen the base. She added that they had ways to stealth towers and/or camouflage them. APPLICANTS / J.R. Reger, Billings, Montana, said he works for TriStar AGENCIES Communications, which is a Montana Limited Liability, and builds wireless infrastructure networks around the state. He said he builds communication towers capable of co -locating 4 to 6 licensed carriers antennas who lease space from him on the tower. Reger stated the regulations were acceptable, except for two things; Item E of Subsection 5, general requirements for locating a transmission tower and Section J, stating all transmission and cellular communication towers be located a minimum of one mile apart Reger stated there was a problem with that language because a 50 foot tower had no value for co - location. He said height was the main factor because the technology is line of sight The problem with Subsection F, Kalispell City -County Planning Board May 8, 2001 Meeting Minutes Page 3 of 7 Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 May 15, 2001 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Kalispell Zoning Ordinance Text Amendment - Parking Standards for Supermarkets and Grocery Stores - Smith's Food and Drug Dear Chris The Kalispell City -County Planning Board met in regular session on Tuesday, May 8, 2001 and held a public hearing on a request by Great Basin Engineering on behalf of Smith's Food and Drug for an amendment to the Kalispell Zoning Ordinance that would amend parking requirements for supermarkets and grocery stores. Narda Wilson representing the Flathead Regional Development Office presented staff report KZTA-01-2 evaluating the proposal. She stated that staff supported the proposal and recommended approval of the proposed text amendment. During the public hearing no one spoke in favor of or opposition to the proposal. The board discussed the proposal and adopted staff report KZTA-01-2 as findings of fact and, based on those findings voted, with seven in favor and one opposed, to forward a recommendation to the Kalispell City Council to approve the amendment to the Kalispell Zoning Ordinance as amended by the board to calculate parking requirements for grocery and supermarkets at a ratio of one space per 300 square feet. Please schedule this matter for the May 21, 2001 Kalispell City Council meeting. You may contact this board or Narda Wilson at the Flathead Regional Development Office if you have any questions regarding our recommendation. Sincerely, Kalispell City -County Planning Board Presi ent GS/NW/dw Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish Zoning Text Amendment — Smith's Food and Drug May 15, 2001 Page 2 of 2 Attachments: FRDO staff report KZTA-01-2 and application materials Draft planning board minutes of 5/08/01 c w/Att: Theresa White, Kalispell City Clerk c: Robert Schmidt, Great Basin Engineering South. P.O. Box 16747, Salt Lake City, UT 84116 H:... \TRANSMIT\KALISPEL\2001\KZTA-01-2 GREAT BASIN ENGINEERING / SMITH'S FOOD AND DRUG REQUEST FOR ZONING TEXT AMENDMENTS FLATHEAD REGIONAL DEVELOPMENT OFFICE STAFF REPORT #KZTA-01-2 MAY 1, 2001 A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request for an amendment to the Kalispell Zoning Ordinance. A public hearing has been scheduled before the Kalispell City -County Planning Board for May 8, 2001 beginning at 7:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. The applicants are proposing an amendment to the Kalispell Zoning Ordinance that addresses parking requirements for grocery stores and supermarkets. A. Petitioner and Owners: Robert Schmidt, Project Manager Great Basin Engineering - South P.O. Box 16747 Salt Lake City, UT 84116 (801)521-8529 B. Area Effected by the Proposed Changes: Any area, which allows grocery stores and / or supermarkets as a permitted could potentially be effected by the proposed change. This would include primarily commercial areas of the city. C. Proposed Amendment: An amendment to the Kalispell Zoning Ordinance proposed by the applicants would amend Section 27.26.050(21), Off Street Parking for Grocery and Supermarkets. This section would be amended as follows: "One space per 200 square feet of gross floor area for the first 5,000 square. feet Plus one space for each 300 st}nare feet in excess of 5.000 sg7,are feet. D. Staff Discussion: According the to applicant, several major grocery store chains have started building gas stations on their sites that consist of an overhead canopy and a kiosk staffed by one person. The current parking requirements of the Kalispell Zoning Ordinance preclude additional development on the site because the required parking consumes additional square footage. The property on the east side of Fourth Ave. East is used to meet their required parking demand for the grocery store to the west. The proposed gas station would be located on the property on the east side of Fourth Ave. East now devoted to parking. The proposed standard of one space per 200 square feet plus one space per 300 square feet in excess of 5,000 square feet is consistent with other retail standards of the zoning ordinance. Subsection 35 of the parking requirements, "Other Retail" requires one space per 200 square feet of gross floor area. If over 5,000 square feet of floor area the rate is 25 plus one space per each 300 square Page 1 of 4 feet in excess of 5,000 square feet. It appears that this parking standard was adopted based on typical large retailer expectations. This generally translates into five parking spaces per 1,000 square feet. As an industry standards, the zoning was apparently adopted in reflection of that standard. However, as the economics of development and business evolve, retailers are experiencing the "real' cost of parking. From an economic standpoint, excess parking consumes additional land unnecessarily resulting in the under -utilization of an important business asset - land. Additionally, it appears that many retailers have based their parking requirements on the one busiest day or week of the year, usually the week before Christmas. At most other times of the year, many parking lots for grocery and other large retail are left half empty. From an aesthetic point of view, large empty asphalt lots are unappealing. It may be noteworthy that the Flathead County Zoning Regulations and the Whitefish Zoning Jurisdiction Regulations put all retail into one category, and the parking requirement is based on a ratio of one parking space per 300 square feet. It may also be helpful to point out that these are the minimum parking requirements for the use. If a retailer wanted to establish a higher parking standards based upon their perceived market need, there would be nothing to preclude them from providing parking at a higher ratio, for instance five spaces per 100 square feet. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of Fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. The Kalispell City -County Master Plan encourages commercial activity to be directed to existing commercial as either expansion or infill. The use of zoning for the implementation of the master plan goals and objectives is a primary tool. This amendment to the zoning regulations furthers the goals and objectives of the master plan by encouraging infill and development in established areas Kalispell. . - -. - -• •. - .- J. -. . - -. .. •- .. • . - The proposed amendments would not generally impact the types of uses allowed in the district. The effect of the amendment to the parking standards should not increase or decrease congestion. Traffic associated with the use would not generally be effected. Page 2 of 4 The amendments would not compromise the security and safety of the community and are only intended to provide greater flexibility in establishing minimum standards and to allow for reasonable development. The general health and welfare of the public will be promoted by providing additional lands to be developed in the established commercial areas, and to provide greater flexibility in the parking provisions for this area. MMW'MUMM - • - . .. - . • I • - . _ . - . - • . _ . . Greater density in development would be encouraged through this amendment. However, light and air are provided through development standards relating to setback requirements for structures and lot coverage. The proposed changes do not compromise the development standards of the district. These amendments would only effect the commercial areas of Kalispell where density is encouraged. Based upon an independent assessment of development in the downtown area, it appears that parking is being underutilized. Based on personal observations, it appears that parking standards are typically in excess of demand. The amendments to the zoning ordinance will encourage a more efficient use of land in the commercial areas of the city where land it is at a premium. These changes should not result in the overcrowding of land or the undue concentration of people. Full public services and facilities would be available to the commercial areas where these regulations would take effect. The proposed changes would not impact the facilitation of public services and utilities. This amendment gives adequate consideration to the suitability of these parking standards to the commercial areas which are intended for a high intensity use, infill and the development of underutilized property. Page 3 of 4 11. The proposed amendment gives reasonable consideration to the character of the commercial areas which should have the highest concentration of uses that can be reached through different methods including a reduced requirement for parldng. The value of buildings will be preserved by encouraging infill, redevelopment and reinvestment in the commercial areas. The most appropriate land use throughout the jurisdiction will be promoted by providing reasonable standards appropriate to the type of development in the commercial areas of the community. Staff recommends that the Kalispell City -County Planning Board adopt FRDO staff report #KZTA-01-2 as findings of fact and, based on these findings, recommend to the Kalispell City Council that the proposed amendment to the Kalispell Zoning Ordinance be approved. REPORTS \ KALISPELL \ KZTA\ KZTA01-2.DOC Page 4 of 4 GREAT BASIN ENGINEERING - South B 2010 North Redwood Road - P.O. Box 16747 - Salt Lake City, Utah 34116 CONSULTING ENGINEERS (801) 521-8529 - (801) 394-7288 - Fax (801) 521-9551 AND LAND SURVEYORS March 23, 2001 Narda A. Wilson Flathead Regional Development Office 723 5th Ave. E. Room 414 Kalispell, MT 59901 Re: Proposed Text Amendment — Grocery Parking Dear Ms. Wilson, Recently Smith's Food and Drug constructed a new grocery store in Kalispell. When the store was built it was necessary to include the parking on a piece of ground, which Smith's owns, across the street from the site in the parking counts for the store in order to comply with the City ordinance. Since the store was built Smith's Food and Drug, along with other major grocery store chains, has started building gas stations on their sites. These gas stations consist of overhead canopies and a kiosk, manned by a single person. Smith's feels that the parcel of ground across the street from their site would be an ideal spot for one of these facilities. The parking ordinance as it stands now would prohibit the gas station from being built, however, we feel that the parking ordinance is excessive. We propose amending the ordinance to be the same for other types of retail in the Kalispell area. We feel this still provides adequate parking and circulation. Enclosed you will find the completed application and the application fee. Please review this information and let me know if you need anything else. As we discussed on the phone we will plan on having this matter presented before the planning commission in their May meeting. Your assistance is greatly appreciated. Sincerely, A Robert Schmidt Project Manager Cc: Brian Baxter — Smith's Food & Drug Roger Gough — Smith's Food & Drug Flathead Regional Development Office 723 5tb Ave. East Room 414 Kalispell, MT 59901 Phone: (406)758-5980 Fax: (406)758-5781 PETITION FOR ZONING AMENDMENT CITY OF KALISPELL 1. NAME OF APPLICANT: Smith's Food & Drug Stores, Inc. - Robert Schmidt -Agent 2. MAIL ADDRESS: 2010 North Redwood Road, 3. CITY/STATE/ZIP: Salt Lake City, UT 84116 PHONE: 801-521-8529 4. INTEREST IN PROPERTY: Smith's Food & Drug @ Idaho Street & 4th Avenue East 5. ZONING MAP AMENDMENT: ZONING TEXT AMENDMENT: XXX IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF THE ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING: A. What is the proposed zoning text amendment? 27,26.Q50 (21) Grocery & Supermarkets: 25+1 per each 300 square feet in excess of 5,000 square feet. IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP, PLEASE COMPLETE THE FOLLOWING: FA Address of the property: B. Legal Description: (Lot and Block of Subdivision; Tract #) (Section, Township, Range) (Attach sheet for metes and bounds) C. The present zoning of the above property is: D. The proposed zoning of the above property is: E. State the changed or changing conditions that make the proposed amendment necessary: HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF: A. Promoting the Master The proposed change will not change the Master Plan B. Lessening congestion in the streets and providing safe access C. Promoting safety from fire, panic and other dangers D. Promoting the public interest, health, comfort, convenience, safety and general welfare E. Preventing the overcrowding of land Provides sufficient controls o prevent the overcrowding of land. F. Avoiding undue concentration of population G. Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities H. Giving reasonable consideration to the character of the district APPLICATION PROCESS APPLICABLE TO ALL ZONING APPLICATIONS: A. Pre -Application Meeting: A discussion with the Planning Director or designated member of staff must precede filing of this application. Among topics to be discussed are: Master Plan compatibility with the application, compatibility of proposed zone change with surrounding zoning classifications, and the application procedure. B. Completed application form. C. Application fee per schedule, made payable to the Flathead Regional Development Office. Fee Schedule Zone Change: Base fee $500.00 For first 80 acres of area of the request add $10/acre For next 81 + $5/acre - Amendment to Zoning Text $400.00 PUD Zoning Review: Residential $400.00 + $10/acre Commercial $600.00 + $10/acre Mixed Use $650.00 + $10/acre D. The application must be accented as complete by the FRDO staff thirty I301 days prior to the date of the planning board meeting at which it will be heard in order that requirements of state statutes and the zoning regulations may be fulfilled. APPLICABLE TO APPLICATIONS FOR ZONE CHANGE: A. Application Contents: 1. Petition for zone change signed by at least 50% of the property owners in the area for which the change in zoning classification is sought. 2. A map showing the location and boundaries of the property. 3. A list of the names and mail addresses of all property owners within 150 feet of the subject property as shown on the Assessor's roll. Example Assessor's S-T-R Lot/Tract Property Owner No. No. and Mail Address 4. A title report of the subject property. As approved by the CAC! on 4/5/00 Effective 5/ 1 /00 I. Giving consideration to the peculiar suitability of the property for particular uses J. Protecting and conserving the value of buildings K. Encouraging the most appropriate use of land by assuring orderly growth Encourages efficient use of land for grocery store use while providing adequate parking & citculation to satisfy the demand for convience & sa_ety. The signing of this application signifies approval for F.R.D.O. staff to be present on the property for routine monitoring and inspection during approval process. d. (Applicant) 32,3a (bate) 3