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Planning & Zoning Board <br />February 12, 2003 APPROVED MINUTES <br />Page 36 <br />Comment: This development is not expect ed to increase public costs, nor be <br />detrimental to the economic welfare of the community . <br />6.Will not involve uses, activities, processes, materials, equipment and conditions <br />of operation that will be detrimental to any persons, property, or the general <br />welfare because of excessive production of traffic, noise, smoke, fumes, glare, <br />or odors. <br />Comment: The proposed commercial use of th e property is not expected to create <br />any excessive externalities that would be abnormal to the character of commercial <br />sites. <br />7.Will have vehicular approaches to the prope rty which are so designed as not to <br />create traffic congestion or an interf erence with traffic on surrounding public <br />thoroughfares. <br />Comment: The site layout meets standa rds held within the City’s Zoning <br />Ordinance including turn lanes, access width, a nd access spacing/location. <br />8.Will not result in the destruc tion, loss, or damage of a natural, scenic or historic <br />feature of major importance. <br />Comment: The applicant is currently work ing with City Engineer to satisfy <br />drainage related issues. <br />9.Will conform to specific standards of th is ordinance applicable to the particular <br />use. <br />Comment: The proposed use will as a c ondition of approval meet the applicable <br />requirements of the Ordinance. <br />It is the opinion of staff that several key issues need to be addressed prior to this <br />development moving forward. Specific issu es of note include excessive impervious <br />surface coverage, site circulation concerns a nd uncertainties regarding Watershed District <br />review of the project. <br />As a result, staff cannot recommend appr oval until the following items have been <br />addressed: <br />1.The site plan is modified to address circulation related co ncerns west of the <br />proposed retail center. <br />2.The site plan be modified such that impe rvious surface coverage (for each lot) not <br />exceed 60 percent as required by the Shoreland Ordinance. <br />3.Comments from the Rice Creek Wate rshed District are received and <br />recommendations of the Dist rict have been satisfied. <br />4.The concerns of the City Engineer rela ted to grading, draina ge and utilities as <br />outlined in the memorandum dated 2/4/03 be satisfied. <br />5.The preliminary plat is revised to accurately identify the area of Lot 1.