01/14/2004 P&Z Packet - Laserfiche WebLink

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• • • Circle -Lex VFW page 3 The trash enclosure on the east side of the building will be constructed of materials to match the principal building. The existing garage, not shown on the survey, must be removed. The setbacks from Lois Lane is 70'. The parking setbacks are 15'. Since the Lois Lane side is the shorter fronting on a road, it is considered the front for measuring setbacks. This makes the east the side lot line, where the setback of 20' complies with the requirement. The following discussion addresses setbacks from Lake Drive. Variance: On previous plans, the existing and proposed right of way for Lake Drive was an issue. The existing right of way is not of consistent width along the entire property. It is 40' from the centerline along the southern portion, then 50' along the northern portion. The VFW is proposing to dedicate additional right of way to provide for future needs and make the right of way consistent. An additional 20' will be dedicated on the south, and an additional 10' along the north. This will result in a consistent 60' from centerline. Future right of way width recommended for this arterial is 120' total. Additional width will be obtained when/if land on the west side of the road subdivides. (In fact, the Crystal Cove plat will dedicate an additional 10'.) This squeezes the site a little. In order to fit the proposed building and parking drive, The VFW is requesting a setback variance. The required setback from an arterial roadway (Lake Drive, CSAH 23) is 40'. The building will be approximately 34' from the new property line. The parking drive will be about 5' from the line instead of the required 15'. The building is then eight feet closer than normally required. The full right of way will be in place. This eliminates concern about additional roadway needs and public costs of condemning and and, possibly, demolishing buildings or other facilities. The parking drive will be about 9' closer than normally required. The main issue here is the 5 +' of land for landscaping. It is difficult to provide extensive landscaping and screening. However, there is little screening along Lake Drive in this commercial area. The project will significantly improve the appearance of the site, including landscaping. Lighting: Light fixtures in the parking lot will be on six poles. Three, in the northern parking area, will have two fixtures each. One single fixture will be near the Lois Lane driveway, and two others in the southern parking area. The submitted photometric plan indicates that lighting meets city standards: no more than 0.4 foot candles at the residential property line to the east, and no more than 1.0 at street right of way lines. The exterior building lighting is included. The submitted fixture cut sheets show 90 degree cut off fixtures in compliance with city requirements. The lighting under the north and south entry canopies is completely recessed, as is required for motor fuel station canopies. Signage: No additional ground signs are indicated on the plan. An area of the south wall indicates an area for wall signage. Signage is governed by the City's sign ordinance and permits are required for all signs. All signs will be reviewed with the sign permit applications.