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Lakeview Family Dentistry — Site plan and variance requests Page 2 B. Existing Conditions The property is 0.85 acres and is adjacent to Egg Lake with wetlands located on the eastern portion of the site. There is an existing dental clinic on site that has access to Highway 61. 3. ANALYSIS: A. Level of City Discretion in Decision -Making The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. B. Variance from Maximum Impervious Surface Coverage The Shoreland Overlay District requires that no more than 25% of a lot within the district may be covered by impervious surface. The existing lot has an impervious surface coverage of 30.6% and the proposed site plan has an impervious surface coverage of 50.6%. The applicant is requesting a variance to allow an impervious surface coverage of 50.6%, where 25% is required by ordinance. Staff used the standards outlined in Section 90-38 of the City Code and found the following: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; The applicant is proposing to use the property in a reasonable manner that is consistent with the use of the existing building. It is reasonable to add on to an existing business. The property is subject to a maximum impervious surface coverage of 25% because it is within the Shoreland Overlay District. However, standard C-1 zoning allows up to 90% of the lot to be covered by impervious surface. It is reasonable for a commercial property to need additional impervious surface to meet the minimum parking requirements.