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F. Will not involve uses, activities, processes, materials, equipment and conditions of <br />operation that will be detrimental to any persons, property, or the general welfare <br />because of excessive production of traffic, noise, smoke, fumes, glare, or odors. <br />G. Will have vehicular approaches to the property which are so designed as not to <br />create traffic congestion or an interference with traffic on surrounding public <br />thoroughfares. <br />H. Will not result in the destruction, Toss, or damage of a natural, scenic or historic <br />feature of major importance. <br />I. Will conform to specific standards of this Ordinance applicable to the particular use. <br />In previous consideration of the project and approval of the first phase, it was basically <br />established that the proposed use is acceptable at its proposed location and will not <br />negatively impact the area. In this regard, proposed Phase II satisfies the aforementioned <br />conditional use permit evaluation criteria. <br />Shoreland Density Requirements. Based on the City's current shoreland management <br />requirements, the following density calculations have been prepared for Phase II <br />(ultimate) development. <br />1. Site "Suitable Area" Evaluation. Suitable area for development within a shoreland <br />planned overlay district (PDO) shall exclude all wetland, watercourses, land below <br />the ordinary high water level of public waters, public street rights-of-way, and public <br />parks. This suitable area and the proposed project are subject to PDO performance <br />standards governing density and design. <br />Gross Land Area <br />Land Below OHWL <br />Street Easement <br />Park Land <br />Proposed Commercial Site <br />30.5 acres <br />- 4.4 acres <br />- 3.2 acres <br />- 3.0 acres <br />- 1.7 acres <br />Total Suitable Area 18.2 acres <br />2. The City PDO ordinance requires 50 percent of the total project area be preserved <br />as open space. With the application of this performance standard, the 35 percent <br />impervious surface standard for condominium (townhome) development is not <br />applied. This interpretation has been verified with DNR staff. <br />4 <br />