03-25-1996 Council Packet - Laserfiche WebLink

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Request for Council Action continued Page 6 March 21, 1996 Zoning File #2107 John O'Sullivan/Erwin Smith, 3340 Shoreline Drive - Conditional Use ______Permits/Variances/Commercial Site PlanA^acation________________________________ Planning Commission members felt that if the site could support the uses and that the internal traffic layout be so designed to meet the desired level of safely that the redevelopment of this highly visible property at the east entrance to Navarre would be acceptable. Granting of Variances for New Development This was a difficult issue for Planning Commission members. The impact of the substandard setback for the car wash structure was minimized because of its location to the extensive open space wetland outlot immediately adjacent to the east side lot line. There are mature plantings along the banks of the wetlands located within the outlot. Major plantings located on applicant's property will be lost as a result of the filling along the north half of the east lot line. The strucmral coverage variance of 5.2% would be consistent with the type of structural coverage on all of the developed properties within the Navarre area. The majority of the property is not located within a shoreland area and subject to hardcover controls. All surface runoff will be directed to a retention pond for treatment before entering the wetlands and eventually the lake. Veiy few properties within the Navarre area can provide total surface water retention and treatment of runoff. The signage area variance is unique as the definition of the front lot line designates the 100’ lot line as the front where major portions of the property abut Shoreline Drive and yet this tirea cannot be credited for signage allowance. The applicant has completed an analysis of signage needs (Exhibits X and Y) and asks for 308 s.f. of total signage; the Code allows 100 s.f The parking setback variance along the northwest lot line is of less concern because of the knowledge that something other than single family residential development will occur - possibly multiple residential or other more intense use because of its location in Navarre. The applicant is also providing plantings in a green area immediately adjacent to the parking area. Stormwater Retention As noted above, all surface runoff from the developed site will be directed to underground tiles or lines that will cany runoff to the church property to the northeast to a retention pond before enterinu the designated wetland to the immediate east. The City will also seek additional stormwater retention for future public needs within the Navarre area. The applicant has begun the permitting process with the Watershed District.