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^2416 TOLD Development <br />November 10,1998 <br />Pages <br />relation to the site. The size of the building drives the parking needs, which in turn impact <br />hardcover, lot coverage, and parking setbacks from property lines. The excess pavement needed <br />to serve the drive-thru and accommodate large service vehicles is a function of the proposed use. <br />None of these variances are strictly a result of the unique shape or topography of the site, although <br />these two site factors must play a significant role in how the site is developed. <br />Plannning Commission should briefly review the Engineering Issues. Stormwater is a major <br />stumbling block with this site plan, and much more detail is required to document how stormwater <br />is intended to be dealt with. <br />In addition to the variances and engineering issues. Planning Commission should review these <br />specific topics: <br />Aesthetic impacts of proposed retaining walls; should they be screened? <br />Impact of locating access drives adjacent to Olive Avenue <br />Neighborhood pedestrian/bicycle access through site <br />- Overall landscaping plan <br />Lighting plan? <br />Any concerns re: building design, materials, etc.? <br />Staff Recommendation <br />The plan is in many ways too ambitious for this site. It does not follow the 'linear' concept that the <br />topography begs for. It does not yet deal adequately with stormwater. It proposes a number of <br />extreme grade changes using high retaining walls, some of which should be screened, which is only <br />feasible if they are terraced. The variances required are generally a function of the size of the <br />building, and could be reduced in magnitude or even eliminated in some cases by reducing the size <br />of the building. Expansion of the site has been suggested as a possibility, although this would <br />require further rezonings. Ignoring the issue of whether the B-5 should be amended to allow a <br />drugstore use, the current proposal needs significant work in order to be acceptable. <br />Options for Action <br />1 . Table for additional information or specific plan modifications. <br />2. Recommend approval with conditions. <br />3. Recommend denial, stating reasons. <br />4. Other.