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parallel with the north property line. Wetlands and the ditch are protected by the City's Wetland <br />and Riparian Setback ordinance and federal requirements which generally do not permit <br />development of environmentally sensitive areas and require mitigation of any wetlands <br />destroyed. The applicant is proposing to meet code requirements through a"super riparian <br />buffer" of 100 feet along the entire rear property line. A conservation easement for the riparian <br />setback area is required. Additional separation of the commercial use from the nearest residential <br />property is provided by a 6-foot tall solid cedar fence and a dry detention basin for storm water <br />storage. One curb cut is proposed along Lorain Road, no curb cuts are proposed along Root <br />Road. Concrete curbing around the parking area is required. Brick pavers are required in the <br />treelawn area of Lorain Road and are shown in the plans. Damaged areas of the sidewalk will be <br />replaced as necessary. Because a significant number of trees exist on the residential lot, staff <br />asked that the City Forester conduct an assessment, which was done and a copy provided to Mr. <br />Malone. In the site plan, it appears that several sizable trees will be preserved in the riparian <br />setback; however, those trees are not indicated in the landscape plan. Also, the site plan seems to <br />show new trees in the western half of the riparian area that are not accounted for on the <br />landscape plan. New decorative landscaping is shown along both Lorain Road and Root Road <br />frontages. Landscape irrigation is required and provided for the decorative planting areas. The <br />site plan and landscape plan should be coordinated and updated to ensure existing trees to remain <br />appear on the landscape plan, as well as all new plantings, including details of types, sizes and <br />quantities. New parking lot lighting is proposed. Lighting levels are within code requirements for <br />average illumination. The lighting concerns for the Ganley Honda project would apply and <br />fixtures should be used to prevent light spillage to the residential areas. The easement area shows <br />no measurable illumination, as poles are well set back from the boundary of the development <br />area. Installing a shield would prevent spillage in the easement also. <br />The applicant requests rezoning of the entire PPN 232-34-017 and the northwest corner of PPN <br />232-34-016 from residential to General Retail Business. The site survey and development plan <br />should be updated to show the existing zoning boundaries clearly. In Ms. Wenger's opinion, it is <br />unlikely that PPN 232-34-017 would be developed as currently zoned. The existing <br />environmental conditions including the presence of wetlands and the ditch are a barrier to <br />development for any property owner, both physical and financial. Any potential residential <br />development would need to follow the same wetland and riparian setback ordinance as the <br />commercial development adding significant expense to the cost of construction. Also, PPN 232- <br />34-017 is surrounded on three sides by commercially zoned property, which makes it less <br />desirable for residential development. The rezoning would create a uniform setback of <br />commercial zoning from Lorain Road in this area. By meeting the City's engineering <br />requirements, a permanent buffer of 100 feet from the next parcel line will be created. This <br />creates a significant, unbuildable separation between the nearest residence and the edge of <br />commercial development far in excess of what our zoning regulations would currently require <br />for commercial development abutting residential property. The easement gives legal assurance to <br />surrounding residents that the natural condition of the 100 foot buffer area will be preserved in <br />perpetuity. The residentially zoned portion of 232-34-016 is so small as to be inconsequential to <br />the overall development of the parcel. The residentially zoned area, in terms of the development <br />plan, is part of the conservation easement area. The main purpose of the rezoning for this parcel <br />would be to clean up the zoning boundary line to match the parcel boundary line.