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traffic flow would accommodate deliveries. He believes they should be compliant with lighting and they will work with the landscape architect regarding the plant requirements. Mr. Fabo believed the new materials and building will create a fast casual dining experience. Ms. Lieber said while she supported a new Arby's in North Olmsted, she had several concerns regarding the proposal. She had several discussions with the applicant about the site plan and shared concerns over the proposed intensity of development, specifically the proximity of development to adjacent residential property. At the review meeting with the applicant, staff shared concerns over the large amount of variances and offered suggestions that are not reflected in the plan submitted. The property is currently developed and has been used for retail sales in the past. It is likely that most proposals for a complete redevelopment of the site would involve some request for variance. In particular, the narrowness of the lot makes for tight side yard setbacks. However, this proposal meets no yard setback and all by very significant amounts. By nature, a drive through restaurant is a more intensive land use than many other permitted commercial uses. There are greater impacts related to traffic, noise, odors and lighting compared to general retail use. In this proposal, Ms. Lieber believes the layout overbuilds the property, creating safety, circulation and aesthetic concerns as well as increasing the likelihood of nuisance conditions for residential neighbors. The applicant was encouraged to consider a smaller building, reduce parking and look at other alternatives to address staff concerns. If changes cannot be made, other commercial sites exist in North Olmsted that could better accommodate a drive through restaurant facility. Sheet C 1.1 shows a truck turn exhibit, which indicates that a truck of the size planned to service the site would be unable to maneuver through the property if vehicles were parked in any of the eastern bank of parking spaces or the six easternmost spaces along the north property line. Deliveries cannot occur when any customers would be on site or if an employee was parked in any but one of four parking spaces. Also, the local business regulations do not permit deliveries to commercial establishments between the hours of 9:00 p.m. and 7:30 a.m. when deliveries occur within 250 feet of a residential structure. There are real concerns regarding the ability to receive delivery vehicles or larger service vehicles, for waste removal, emergency response, etc. Another safety related concern is the proximity of the first parking spaces to the entrance of the site. Vehicles backing out of the space will soon come into conflict with traffic entering the site from Lorain Road or traffic looping the site to exit toward Silverdale. One of the objectives of the 2017 zoning code update was to ensure sufficient setbacks and buffering between commercial and residential properties. Setbacks and buffering were specifically increased in this district. This project takes an already non -conforming residential buffer (16'8") and further reduces it to a fraction of what the code requires, insufficient depth to provide meaningful buffering to the neighboring property. The 6.5 foot area does not give space for the required density of planting materials. The applicant is short by one canopy tree, four ornamental trees and ten evergreen trees. The majority of the plantings (shrubs) specified for this buffer area reach maturity at 3-4 feet in height, lower than the existing fence line. Buffering is meant to shield noises associated with commercial activity, which are typically greater with drive through operations. Buffering is also meant to shield impacts of lighting. The earlier version staff