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Zoning File #2326 <br />January 16, 1998 <br />Page 12 <br />3. <br />b. <br />c. <br />within 5' of the street lot line as proposed? Are the site limitations compelling, do <br />they provide the necessary hardships to support a variance? Can the site be <br />reasonably developed without this encroachment? <br />How will this encroachment into the front yard limit the establishment of green space <br />or the proposed boulevard trees? <br />Does the proposed setback variance still yield a green space along the street that is <br />acceptable and consistent with the City's vision for the Navarre area? <br />Parking setback to Olive Avenue . A 6' encroachment is proposed. Is there any hardship <br />shown to suggest this should not be revised to maintain the 20' yard requirement? <br />Staff Recommendation <br />The site plan is somewhat complete and in most instances meets City code requirements. However, <br />a significant number of concerns are raisd by staff as to the intensity of development of the site, the <br />visual character of the building, and how it is relating to its residential surroundings. Additional <br />detail is necessary on certain items. Staff recommends that Planning Commission address the <br />following issues in reviewing this commercial site plan: <br />1. Granting of variances for parking encroaching the front and rear yard. <br />2. <br />3. <br />4. <br />5. <br />6. <br />7. <br />8. <br />9. <br />Granting of variances for hardcover. <br />Providing additional information required by City Engineer. <br />Addressing issues defined by the City's landscape consultant. <br />Location and nature of pedestrian connection between and Olive and Shadywood. <br />Providing additional detail and relocation of entrance signage. <br />Potential relocation of site entrances, or limitation to one entrance. <br />Determine whether identified impacts on adjacent residential neighborhood are suitably <br />mitigated. <br />Other issues note in tliis memo.