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Last modified
7/17/2007 11:54:04 AM
Creation date
12/8/2004 11:33:13 AM
Metadata
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Template:
Planning Files
Planning Files - Planning File #
2483
Planning Files - Type
Variance
Address
2635 RICE ST
Applicant
WALGREENS DRUGSTORE
Status
APPROVED
PIN
122923110001
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<br />walgreen's, Case No. 2483 <br /> <br />page 2 <br /> <br />Planninq Considerations <br /> <br />The building and pylon sign shown on the attached site plan meet <br />all the required setbacks both before and after the additional <br />right-of-way is taken out. The variance request is to allow the <br />15' front parking setback to become 5' on County Road C and 5.5' <br />on Rice street, accounting for the 10' and 9.5' of right-of-way <br />needed, respectively, for the two roadways. <br /> <br />Landscape Plan <br /> <br />with minor modifications, the landscape plan will meet the Code <br />standards as well. Additional overstory or ornamental trees are <br />required on both Rice street and County Road C at 50' on center <br />completely on the Walgreen's property, not in the new right-of-way <br />(A previous landscape plan had shown Ash trees along the County <br />Road C frontage; their absence on the attached copy is simply an <br />oversight, we believe). A 4' to 6' high screen fence or <br />landscaping is required on the rear (west) side of the building. <br />The proposed retaining wall with ivy will satisfy this requirement <br />in areas where the wall is over 4' high. Closer to County Road C, <br />additional screening is needed up to this 4' height. <br /> <br />Enqineerinq Considerations <br /> <br />A sidewalk is required along both County Road C and Rice street. <br /> <br />There are several engineering issues that are not related to the <br />variance application, but which are presented as information to <br />the Planning Commission about this project. <br /> <br />The driveway onto county Road C is designed with a 6% grade and <br />the west edge of the site is designed with a retaining wall 2' to <br />6' high. If the grading of the entire site is lowered slightly <br />east to west, both the driveway slope and retaining wall height <br />can be lowered. We believe this will improve the site plan, but <br />there are no Code standards requiring such a change. <br /> <br />site drainage needs to be addressed in more detail, since the rate <br />of runoff for the new plan will be greater than for the existing <br />site. If the applicant can satisfy the requirements of the Public <br />Works staff and the Watershed District, a building permit can be <br />issued with no further review by Planning commission or Council. <br />This drainage concern need not affect the variance application <br />unless the site plan is altered in some way to accommodate <br />drainage. <br /> <br />The city is also studying drainage problems in the larger area <br />south and west of this site and may need an easement for an <br />underground stormwater pipe along the west (rear) property line of <br />
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