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9 <br /> <br />Buffer: The Applicant is proposing accesses that are responsive to Washington County <br />engineering requirements and cannot move the northern drive out of the buffer area. <br /> <br />3) Character of Locality. The proposed variance will not alter the essential character of the locality in <br />which the property in question is located. <br />Parcel Size/Buffer: The variances will not impact the essential character of the area. The request <br />meets the City’s design standards. <br /> <br />4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light <br />and air to properties adjacent to the property in question or substantially increase the congestion of <br />the public streets or substantially diminish or impair property values within the neighborhood. <br />Parcel Size/Buffer: The variance should not impair adjacent properties. Washington County and <br />City engineering staff have suggested conditions of approval that would mitigate impacts expected <br />to county roadways. <br /> <br />AGENCY REVIEW: <br />This request was distributed to several departments and agencies for review on Wednesday, August 7th, <br />2024. The following review comments are noted: <br />• Fire Department Memo (9/18/2024) Provided comments regarding drive lanes, fire detection and <br />suppression, building addressing, and gates/locks/access. <br />• City Engineer Memo (9/23/2024) Provided comments regarding impervious surface, water <br />connection, grading, transportation and stormwater. Engineering requested more detailed plans. <br />• City Landscape Architect Memo (9/12/2024) Provided comments on revisions need to the tree <br />mitigation and landscaping plans. <br />• Washington County DOT Memo (9/18/2024) Provided comments regarding development plan <br />and required intersection improvements. <br />• Valley Branch Watershed District – Email received 9/18/2024 indicated that the school district is <br />working with VBWD on permitting and review requirements. <br /> <br />Conditions of approval have been included to address agency review comments where applicable. <br /> <br />RECOMMENDED CONDITIONS OF APPROVAL: <br />1. The Applicant must enter into a Development Agreement, in the City’s standard form, prior to <br />issuance of a notice to proceed or any building permit for work on site. <br />2. Prior to the City signing or approving recording of the Final Plat or Development Agreement, the <br />Applicant shall fully address all comments in the following review memos, or any subsequently <br />revised memo, to the satisfaction of the City: <br />a. City Engineer’s memo dated September 23, 2024, <br />b. City Landscape Architect’s memo dated September 12, 2024, <br />c. City Fire Chief’s memo dated September 18, 2024. <br />d. City Attorney’s Plat Opinion. <br />e. Washington County Engineering memo dated September 18, 2024. <br />3. The Applicant may not allow any queuing of traffic accessing this site from occurring on the <br />abutting Lake Elmo Avenue (CSAH 17) and 10th Street (CSAH 10).