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HomeMy WebLinkAboutZOA 13-81 SIDEWALK EXPANSION 1982 City of Palm Desert Department of Environmental Services Staff Report TO: Planning Commission DATE: August17,j982 FROM: Department of Environmental Services SUBJECT: Presidents Plaza Parking Study L BACKGROUND: When the Presidents Plaza Parking Lot was completed there was uncertainty concerning how the new configuration would accommodate existing parking demand. The new lot contained significantly less spaces than would be required by the parking ordinance. In response to some applications for building and use expansions, the parking ordinance was amended to allow only uses which require 1 space per 250 sq.ft. or less to locate or expand in the Presidents Plaza area. Buildings were allowed to expand to the equivalent area of one story extending from the El Paseo sidewalk to the Presidents Plaza sidewalk. This study was initiated to determine the actual peak parking demands in the Presidents Plaza area and whether the lot could accommodate some intensified uses or greater building expansion than presently allowed. IL DATA AND ANALYSIS: Beginning in December, 1981, five parking counts were taken in Presidents Plaza between 12:00 noon and 2:00 p.m. Separate data was collected for Presidents Plaza East which contains 286 spaces and Presidents Plaza West which contains 320 spaces. EAST WEST Empty Spaces Occupied % Occupied Empty Spaces Occupied % Occupied Dec 1 Tuesday 57 229 80% 134 186 58% Jan 6 Wednesday 60 226 79% 109 211 60% Feb 12 Friday 63 223 78% 115 205 64% March 18 Thursday 46 240 84% 134 186 50% March 20 Saturday 149 137 48% 106 214 67% Average weekday 57 229 80% 11 123 197 62% The average weekday occupancy of East was 80% while West was 62%. When a parking lot reaches 85% capacity, it begins to appear full. Some aisles are 100% occupied and motorists have to search for empty spaces. Spaces are still available but they might be some distance from the customer's destination. Using this 85% threshold, the East has a 5% reserve while West is 23% below capacity with 74 surplus spaces. During off-peak morning and afternoon hours, staff has observed both lots to be in the 40 to 50% occupancy range and 10% after 6:00 p.m. In addition to off-street parking, the area is served by 196 on-street spaces on the Frontage Road and El Paseo. These spaces are located adjacent to the customer's or employee's destination and are generally 90% occupied during the peak hour. The peak combined on and off-street parking demand occurring at any one time was 612 spaces. There are 247,000 square feet of commercial space in the area for a demand rate of one space per 403 sq.ft. Staff Report Presidents Plaza Parking Study August 3, 1982 Using the 85% target and assuming that new uses will generate parking at the same rate as the existing commercial mix, East is close to capacity while West might accommodate approximately 30,000 sq.ft. of new commercial space. There are three remaining parcels in West which could be developed with 15,000 sq.ft. of commercial space. Development of one of these parcels (the private parking lot for the Red Kettle) could remove 20 spaces from the existing supply. The total impact of these new developments which are already permitted by the zoning ordinance could raise lot occupancy from 62% to 79%. The question remains whether the addition of new high peak uses such as lunch restaurants will actually increase the demands on the lots or will restaurant patrons simply be the retail customers, employees and office workers who have already parked in the lot. Successful restaurants approved by variance in El Paseo Village and San Luis Rey Village have significantly benefited retail merchants without straining off-street parking. The question of limiting the range of prospective tenants becomes even more sensitive when the location has been vacant a long period or if it has had a series of unsuccessful retail uses. This situation might become more common during the first years of the Palm Desert Town Center. An intensified use will only be successful if it provides service in demand or is superior to existing competing uses. Shall we place ourselves in the position of prohibiting a use because it might be too successful. A second consideration is that restaurants peak between 11:30 a.m. and 1:00 p.m. During off-peak hours restaurant parking demand falls virtually to zero freeing spaces for retail use. More importantly, restaurants keep customers in the Presidents Plaza area during the lunch hour increasing the likelihood of continued shopping in the area in the afternoon. III. CONCLUSION: The parking lots in Presidents Plaza currently satisfy existing demands and provide some reserve for a small degree of expansion. The addition of lunch restaurants might push occupancy past the 85% threshold for a limited period of time. The parking impact of these restaurants is greatly reduced since most customers will already be parked employees and customers of other retail or office uses. The benefits of a wide variety of high quality competing lunchrooms to the general attractiveness of a commercial area far outweighs their short-term parking impacts. IV. RECOMMENDATION: By minute motion, recommend to the city council removal of blanket prohibi- tion on new restaurants and other expanded or intensified uses in the Presi- dents Plaza area. These uses would still require a conditional use permit and would be evaluated according to the same criteria used throuahout the C-1 zone. Q Prepared by Reviewed and Approved b Ar -2- ORDINANCE NO. 9 7 g AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO 'THE ZONING ORDINANCE TEXT, RELATIVE TO ALLOWING BUILDINGS FRONTING ONTO PRESIDENTS PLAZA EAST AND WEST TO EXPAND ONE STORY TO THE SIDEWALK. CASE NO ZOA 13-81 j WHEREAS, the City Council of the City of Palm Desert, California, did on the 3rd day of December; 1981, hold a'duly noticed Public Hearing; to'consider'an-amendment of the Zoning Ordinance pertaining to Chapter 25.58 concerning expansion of buildings within the Presidents Plaza area; and ' ' '" WHEREAS, the Planning Commission, by Resolution No. 757 has recommended approval; and, WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedures to Implement the California Environmental Quality Act, Resolution No. 80-8911, in that the Director of Environmental Services has determined the project to be a Class 5 Categorical Exemption; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said City Council did find the following facts and reasons to exist to approve a Zoning Ordinance Text Amendment: 1. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. 2. That the Zoning Ordinance Amendment is consistent with the adopted General Plan. 3. That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare, than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the considerations of the Council in this case. 2. That it does hereby approve a Zoning Ordinance Text Amendment, as provided in the attached exhibit, labeled Exhibit "A", to amend Municipal Code Section 25.58.035 concerning expansion of buildings in the Presidents Plaza area. 3. The City Clerk is directed to publish this ordinance once in the Palm Desert Post, a newspaper of general circulation, published and circulated in the City of Palm Desert, and shall certify to the passage of adop- tion of this ordinance, and the same shall be in full force and effect thirty (30) days after its adoption. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 17th day of Dprpmhpr lggl , by the following vote, to wit: ! AYES: McPherson, Newbrander, Pulugi , Snyder & Wilson NOES: None ABSENT: None ABSTAIN: None O ILSON, May ATTEST: SHEILA R. GILL N City C � Y City of Palm Desert, Califor /pa ORDINANCE NO. 27S Page Two EXHIBIT "A" Amend 25.58.035 to read: 25.58.035 El Paseo Area Exceptions I Within the area bounded by Larkspur Lane on the west, Portola Avenue on the east, Palm Desert Drive on the north and El Paseo Drive on the south. The following exceptions to Sections 25.58.020 and 25.58.030 shall apply: A. Retail commercial or office uses having a minimum required parking ratio of one stall per 250 square feet of gross floor area shall be- permitted to replace any vacated use. B. Buildings-fronting.on.Presidents Plaza may expand at a level(of-one- story out to the-sidewalk surrounding the parking area. _` a CITY OF PALM DESERT TRANSMITTAL LETTER I. TO: Honorable Mayor and City Council II. REQUEST: Consideration of an amendment to allow minor building expansion in the Presidents Plaza area, without additional off-street parking. III. APPLICANT: City of Palm Desert IV. CASE NO: ZOA 13-81 V. DATE: December 3, 1981 VI. CONTENTS: A. Staff Recommendation. B. Discussion C. Draft Ordinance No. D. Planning Commission Minutes involving Case No. ZOA 13-81. E. Planning Commission Resolution No. 757. F. Planning Commission Staff Report dated November 3, 1981. G. Related maps and/or exhibits. ----------------------------------------------------------------------------------------------- A. STAFF RECOMMENDATION: Waive further reading and pass to second reading. B. DISCUSSION: This amendment was reviewed and unanimously recommended for approval by the Planning Commission at its meeting of November 3, 1981. During the hearing, no one from the audience spoke in favor or in opposition to the proposed amendment. Approval of this amendment will allow for the creation of a more attractive pedestrian environment within the Presidents Plaza. Expansion of buildings out to the sidewalk will be in keeping with the intent of the Redevelopment Agency Plan. The design of Presidents Plaza precludes new parking spaces from being established and hence effectively prohibits any building expansion. Staff believes that the benefits from the remodeling and expansions which will be encouraged by this amendment, outweigh any potential problem which may arise from the 5% increase in parking demand. /pa CITY OF PALM DESERT LEGAL NOTICE AN AMENDMENT TO SECTION 25.58.030 OF THE MUNICIPAL CODE TO ALLOW BUILDINGS FRONTING UPON PRESIDENTS PLAZA EAST AND WEST TO EXPAND ONE STORY TO THE SIDEWALK. A CLASS 5 CATEGORICAL EXEMPTION FOR PURPOSES OF CEQA. CASE NO. ZOA13-81 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert City Council, to consider an amendment to Section 25.58.030 of the Palm Desert Municipal Code to allow buildings fronting on Presidents Plaza to expand one story out to the curb. SAID Public Hearing will be held on December 3, 1981, at 7:00 p.m. in the Council Chambers in the Palm Desert City Hall, 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. SHEILA R. GILLIGAN, City Clerk City of Palm Desert, California PUBLISH: Palm Desert Post November 19, 1981 MINUTES NOVEMBER 3, 1981 built on an R-1 zone. Commissioner Miller concurred with his concern stating that they would be setting a precedent. Commissioner Crites asked staff if the Church and KMIR station across from this proposed development were zoned R-1 prior to developing. Mr. Diaz replied that they were zoned Planned Residential. Moved by Commissioner Wood, seconded by Commissioner Richards, to adopt findings as recommended by staff. Carried 4-1 (NAY: KRYDER). Moved by Commissioner Wood, seconded by Commissioner Richards, to adopt Planning Commission Resolution No. 755, approving Conditional Use Permit 09-81, as amended, subject to conditions. Carried 4-1 (NAY: KRYDER). THERE WAS A 10 MINUTE RECESS - MEETING RECONVENED AT 9:15 P.M. C. Case No. ZOA 12-81 - CITY OF PALM DESERT, Applicant Consideration of an Amendment to the Palm Desert Zoning Ordinance establishing a Planned Community Development and Planned Residential Development Overlay Zones. Mr. Diaz reviewed the proposed amendment and recommended approval. Chairman Kryder opened the public testimony and asked if anyone present wished to speak in Favor or Opposition to this case. There being none, the public testimony was closed. Moved by Commissioner Richards, seconded by Commissioner Crites, to adopt Planning Commission Resolution No. 756, recommending approval to the City Council. Carried unanimously. _ Case No. ZOA 13-81 - CITY OF PALM DESERT, Applicant Consideration of an Amendment to Section 25.58.035 of the Municipal Code to allow buildings fronting upon President's Plaza East and West to expand one story to the sidewalk. Mr. Drell reviewed the proposed amendment and recommended approval. Chairman Kryder opened the public testimony and asked if anyone wished to speak in Favor or Opposition to this case. There being none, the public testimony was closed. Moved by Commissioner Woods, seconded by Commissioner Crites, to adopt . Planning Commission Resolution No. 757, recommending approval to the City Council. Carried unanimously. E. Case No. ZOA 14-81 - CITY OF PALM DESERT, Applicant Consideration of an Amendment to Palm Desert Municipal Code, Chapter 3.28 (Transient Occupancy Tax) and adding Chapter 25.100 (Time-Sharing). Mr. Smith reviewed the staff report noting that this matter (time-share) had been subject to a moratorium and would expire November 5, 1981. He stated that according to the City Attorney this type of use cannot be prohibited. Mr. Smith pointed out that time- sharing would only be permitted in zones in which hotels are permitted. Staff recommended approval. Commissioner Richards stated that because there were no options, he was in favor. Commissioner Wood stated that he was a member of the City Time-Share Committee and that Committee has reviewed the matter and recommended approval. -4- PLANNING COMMISSION RESOLUTION NO. 757 A RESOLUTION OF THE PLANNING COMMISSION OF THE, CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO SECTION 25.58.035 OF THE MUNICIPAL CODE TO ALLOW BUILDINGS FRONTING UPON PRESIDENTS PLAZA EAST AND WEST TO EXPAND ONE STORY TO THE SIDEWALK. A CLASS 5 CATEGORICAL EXEMPTION FOR PURPOES OF CEQA. CASE NO. ZOA 13-81 WHEREAS,the Planning Commission of the City of Palm Desert, California, did on the 3rd day of November, 1981, hold a duly noticed Public Hearing to consider an amendment to Municipal Code Chapter 25.58 concerning expansion of buildings within the Presidents Plaza area; WHEREAS, said amendment has complied with the requirements of the "City of Palm Desert procedures to implement the California Environmental Quality Act, Resolution No. 80-89", in that the Director of Environmental Services has determined the project to be a Class 5 Categorical Exemption; and, WHEREAS, at said Public Hearing, upon hearing and considering the testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their recommendations as described below: 1. Zoning Ordinance Text Amendment: a. That the Zoning Ordinance Amendment is consistent with the objectives of the Zoning Ordinance. b. That the Zoning Ordinance Amendment is consistent with the adopted General Plan and the Redevelopment Plan. C. That the Zoning Ordinance Amendment would better serve the public health, safety, and general welfare than the current regulations. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That the Planning Commission does hereby recommend to the City Council approval of a Zoning Ordinance Text Amendment, as provided in the attached Exhibit "A" to amend Municipal Code Chapter 25.58. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 3rd day of November, 1981, by the following vote to wit: AYES: CRITES, KRYDER, MILLER, RICHARDS, WOOD NOES: NONE ABSENT: NONE ABSTAIN: NONE GEORGE D. KRYDER, Chairman ATTEST: RAMON A. DIAZ, Secretary /PA PLANNING COMMISSION RESLUTION NO.757 EXHIBIT"A" Amend 25.58.035 to read: 25.58.035 El Paseo Area Exceptions Within the area bounded by Larkspur Lane on the west, Portola Avenue on the east, Palm I` Desert Drive on the north and El Paseo Drive on the south. The following exceptions to sections25.58.020 and 25.58.030 shall apply: A. Retail commercial or office uses having a minimum required parking ratio of one stall per 250 square feet of gross floor area shall be permitted to replace any vacated use. B. Buildings fronting on Presidents Plaza may expand at a level of one story out to the sidewalk surrounding the parking area. t PROOF OF PU'_3LICATION ( 20109 26i5.5 CCP) y PROOF 'OF PUBLICATION Of LEGAL NOTICE ZO'A` 13—81 .- r 11' 419i-4a Citizen of the United States, and a .resident of the County aforesaid : I am over the age of eighteen years, and not a party to or interested in the a� above -entitled matter. I am the principal clerk of the printer 1 OF ALM D of TH.E OF.SERT POST, �EGA``MOTICE a newspaper of AN AMENDMENT�TO SE - general C1rCU1a— TION 25. L 9.0300F.TNEeMU NeICIPAL.CODE,TO ALOW tf'on, printed and published weekly 6UICOING511FRONTING UPONIPRESIDENTS PCA ,'. n' :the city of Riverside , County ZAYEASTrAND WESTTO EXPAND{ONE STORV TO of Riverside , and which newspaper, THE.SIDEWALK4A[cLASS ..[ - SICATEGORICAL■■EXEMP. has;. been adjudged a newspaper of 710N FOR PURPOSES OF general circulation ay the oEe°ASE O. zOA sal NpTIcE ISWEREBV41GIV Superior Court of the County of EN fhafu PUbIIC Hetlrin9 w111 belheltllbeforetthe*POIrnCC - - Riverside, State of Calif Orniaf sert�PlonnlnelyCommisslon■ro consitlereonlomendmentlto - under date of October 5 , 1964, sertla}}2S.se.o3otofithe Palm DesertjMunlcipoltCotle I Case .number. 83658 ; :that the ow�bufltlmasyfrontl��On notices of which the annexed is Pra;Identsilp afaxto�expand one[storviouiro.ihe. rb. a printed copy, has been published AIDPubuCliearl°pwwUe heltllo^�}Noveemmbearing ill in 'each regular and entire issue oo p.m�m the MIc teo ber InithelPalml [CI Hall a5275 Prickly Peor Of said newspaper and not in any L'anPalm Desert//C Ilfor supplement thereof on the following oilwin`rtee`w'srl�rnprle"resusoeiI dates's to�wlt : - RAMONIA♦D�IAZ1SecrNary - .. POImlDesert Plannina Com mission i0/22 , 1981 - I Certify (or declare) under, penalty of perjury that the .. . foregoing is true and correct. Bated October 22 , 1981 at Riverside., California CITY OF PAI-M DESERT I r r, t 1 CITY OF PALM DESERT STAFF REPORT FROM: DEPARTMENT OF ENVIRONMENTAL SERVICES APPLICANT: CITY OF PALM DESERT SUBJECT: ZONING ORDINANCE AMENDMENT TO.ALLOW MINOR BUILDING EXPANSION IN THE PRESIDENTS PLAZA AREA, WITHOUT ADDITIONAL OFF-STREET PARKING CASE: ZOA 13-81 DATE: NOVEMBER 3, 1981 REQUEST: AN AMENDMENT TO SECTION 25.58.035 OF THE PALM DESERT MUNICIPAL CODE, TO ALLOW BUILDING WITHIN THE AREA BOUNDED BY LARKSPUR LANE IN THE WEST; PORTOLA AVENUE ON THE EAST; PALM DESERT DRIVE ON THE NORTH AND EL PASEO DRIVE ON THE SOUTH, TO EXPAND AT A LEVEL OF ONE STORY OUT TO THE SIDEWALK FRONTAGE ON PRESIDENTS PLAZA. I. A. ENVIRONMENTAL ASSESSMENT: The Director of Environmental Services has determined that the proposed project is a Class V Categorical exemption and no further environmental documentation is deemed necessary. B. CASE INITIATION: The Planning Commission at the meeting of September 29, 1981, initiated this amendment establishing November 3, 1981, as the date for Public Hearing. C. PROPOSED AMENDMENT: Amend Section 25.58.035 to read: 25.58.035 EL PASEO AREA EXCEPTIONS Within the area bounded by Larkspur Lane on the west, Portola Avenue on the east, Palm Desert Drive on the north and El Paseo Drive on the south. The following exceptions to Sections 25.58.020 and 25.58.030 shall apply: A. Retail commercial or office uses having a minimum required parking ratio of one stall per 250 square feet of gross floor area shall be permitted to replace any vacated use. B. Buildings fronting on Presidents Plaza may expand at a level of one story out to the sidewalk surrounding the parking area. D. EXISTING ORDINANCE: Section 25.58.030. When the use of any premises is changed, altered, enlarded, expanded or intensified so additional parking is required, the additional parking to meet the requirements of this chapter shall be provided for the changed, enlarged, expanded, altered or intensified portion of the occupancy or use, except as otherwise provided in this chapter. Section 25.58.035 was added as a special exemption for the Presidents Plaza area when a use is changed but not intensified or expanded. Section 25.58.035 El Paseo Area Changes in Use. Within the area bounded by Larkspur Lane on the west; by Portola Avenue on the east; by Palm Desert Drive on the north and El Paseo Drive on the south, retail commercial or office uses having a minimum required parking ratio of one stall per 250 square feet of gross floor area shall be permitted as replacement for any vacated use and the provisions of Sections 25.58.020 and 25.58.030 shall not apply". IT. DISCUSSION: When the Redevelopment Agency was established, the area that is now Presidents Plaza was to be recreated as an attractive pedestrian environment. Originally most buildings fronted on Highway Ill or El Paseo. To create a more attractive pedestrian environment within the new Presidents Plaza, owners were to be encouraged to remodel their building so that their parking lot frontage would be of comparable architectural style as their El Paseo/Highway Ill frontages. In cases where the buildings had been set back a considerable distance from the parking lot, owners would be encouraged to expand to the sidewalk creating a continuous commercial frontage. Gaps tend to act as barriers to pedestrian traffic. Under existing Section 25.58.030, the expansion of the building would necessitate the construction of additional parking for the expanded portion. The design of Presidents Plaza precludes new parking development effectively prohibiting expansion. Within Presidents Plaza are eight buildings on Il lots which are set back from 20' to 571. If allowed to expand they would add 13,980 square feet of commercial space, requiring 56 new spaces, (39 in Presidents Plaza East and 17 in West). This represents an increase of 5.5% over existing demand. In determining the merits of this amendment, staff weighed the benefits to Presidents Plaza resulting from upgraded buildings against the impacts of increased parking demand. Although the existing parking area is 296 spaces short of code requirements, it is unreasonable to deprive 20% of the property owners of privileges enjoyed by the other 80%. Furthermore, monitoring of the the parking area during the last year, indicates that should an added building area be developed, it will not unduly burden the existing parking facilities. Staff believes that the benefits from the remodeling which will be encouraged by this amendment outweigh any potential problems which might arise from the 5% increase in parking demand. III. STAFF RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution No. "A Resolution of the Planning Commission of the City of Palm Desert recommending approval of an amendment to Section 25.58.035 of the Municipal Code to allow buildings fronting upon Presidents Plaza east and west to expand one story to the sidewalk. A class 5 categorical exemption for purposes of CEQA". IV. ATTACHMENTS: A. Draft Resolution B. Legal Notice C. Map of Area PREPARED BY-� �- REVIEWED AND APPROVED BY: ��� �M ► 1-1 /pa -r 1 . C�fl�� o� Q�IlI;^ic� �o�ol�trn 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92250 TELEPHONE (714) 346-0611 CITY OF PALM DESERT LEGAL NOTICE AN AMENDMENT TO SECTION 25.58.030 OF THE MUNICIPAL CODE TO ALLOW BUILDINGS FRONTING UPON PRESIDENTS PLAZA EAST AND WEST TO EXPAND ONE STORY TO THE SIDEWALK. A CLASS 5 CATEGORICAL EXEMPTION FOR PURPOSES OF CEQA. CASE NO. ZOA 13-81 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider an amendment to Section 25.58.030 of the Palm Desert Municipal Code to allow buildings fronting on Presidents Plaza to expand one story out to the curb. SAID Public Hearing will be held on November 3, 1981 , at 7:00 p.m. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. RAMON A. DIAZ, Secretary Palm Desert Planning Commission PUBLISH: Palm Desert Post October 22, 1981 ROBERT PITCHFORD. ASSOCIATES DESIGN / PLANNING 73-960 EL PASEO, PALM DESERT. CALIFORNIA 92260 (714) 346-8776 August 25 , 1981 City Council Citv of Palm Desert o 19,81 45 275 Prickly Pear Lane Palm Desert, California 92260 AL SERVICES Re : Medical Arts Building, El Paseo C11'Y Gf ?A-14 DESERT Dear Councilmembers : This is a request, on behalf of Harry M. Blackfield, M.D . , for your consideration in the granting, of an amendment to the zoning ordinance, enabling us to construct additions to the buildings at 73 960 and 73 970 E1 Paseo. Our wish is to match or be compatible with the setbacks and site utilization of the existing adjacent structures . incerely, Robert I. Pitchford cc : Harry M. Blackfield, M.D . Ramon A. Diaz ■