5.2 PCSR 08-26-2014 - Laserfiche WebLink

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replaced at a ratio of 2:1, requiring six new trees. While this does not bring to property up to standards,it makes steps towards compliance. In reviewing the landscape plan submitted on August 8, 2014, the plan is missing the five trees required in the previous CUP. Staff requests that these be added to the plan for approval with this project. The submitted plan also includes the addition of planting beds to the west side of the exit drive. Staff has concerns with impacts to the 14" Spruce and 12"Ash trees located in the NE corner of the parcel. Staff recommends two additional trees be planted to mitigate additional impacts to existing trees. Additionally,vegetation in the proposed rain garden should be included on the landscape plan. The plan will need to be prepared by a landscape architect or staff approved equal. Grading and Stormwater The site is located in the Shoreland Overlay District which limits the amount of impermeable surfaces that a parcel can have to 25% of the total lot area. The lot is currently considered a legal non-conforming use with 82.1%impermeable surface. The site plan submitted on August 20, 2014,includes the removal of 3,119 square feet of bituminous pavement to offset the carwash addition and new pavement, resulting in no net increase of impermeable surfaces. A rain garden was added to the southeast corner of the lot to treat additional runoff. The basin is planted with native vegetation and reduces stormwater discharge rates and volume. Overflow is directed to an existing stormwater system directing water to the pond NE of the intersection of Joplin and Business Center Drive. The drainage plan will need to be confirmed by the City Engineer. Utilities The property is currently served by well and septic.As part of this project, the applicant is required to connect to city water and sanitary service. A request to use the existing well to service the carwash is not permitted by ordinance. Utility extensions will be made using city right-of-way that served Business Center Drive. Staff has minor concerns with the utility plan,most notably pipe sizes and location of service connections. The main line needs to be an 8" PVC, and the rim elevations must be adjusted to reflect existing grades. The connection to city water should be made at the main line south of the property line, located in city right-of-way. A comment letter from the City Engineer will include additional details and comments should be included in future revisions. Applicable Regulations The issuance of a CUP can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicini y or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant propery. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage, refuse disposal, water and sewer ystems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. N:\Departments\Community Development\Planning\Case Files\CUP\CU 14-18 Ralphics\CU 14-18 Ralphics SR to PC 8-26-2014 docx