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10. The site is requires significant filling and grading to accommodate die <br />proposed improvements. The proposed site grading plans have been reviewed <br />by staff, the City Engineer, the Planning Commission, Park Commission and <br />the City Council and have been found to be generally appropriate for <br />development of this site, subject to adjustments to be made via a final grading <br />plan which will have to be approved by the City prior to issuance of a <br />building permit. <br />11. Structural coverage on the site is proposed at 14%, meeting the 15% limitation <br />on lot coverage by structures. <br />12. The property has a unique shape and is a 'through' lot, abutting Olive Avenue <br />to the rear and Shadywood Road (Count>' Road 19) on the front. The <br />orientation of the building is toward Shadywood Road, minimizing any <br />commercial appearance or activity as viewed from Olive Avenue, except the <br />drive through lane is on the north side of the building. Landscaping and <br />buffering is required to fully screen the drive through and any loading areas <br />on this portion of the property. <br />13. The proposed hardcover variance is mitigated by the fact that all surface <br />runoff from the site will be directed to a stormwater retention (NURP) pond <br />designed to enhance the quality of runoff waters prior to their discharge from <br />the site. The magnitude of hardcover variance is further justified by the fact <br />that less than 1 percent of the City's shoreland areas are devoted to <br />commercial uses, hence the overall impact of the excess hardcover created by <br />commercial uses is relatively minor, especially when such impacts are <br />mitigated by stormwater treatment facilities. Further, the parking requirements <br />do not make it possible to develop commercial properties that would not <br />exceed the allowed hardcover in most shoreland areas. <br />14. The proposed site plan, landscape plan and building design incorporate features <br />and elements which make this development appropriate for the B-5 District, <br />especially in relation to its adjacency to an existing residential neighborhood. <br />Such features and elements include orientation of the building toward <br />Shadywood Road with no vehicular access to the site from Olive Avenue or <br />Page 4 of 12