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<br />Landfill No.3 <br />Site Plan <br />Page 2 of 4 <br /> <br />Under the terms of Development Ordinance 1444, the proposed <br />development is considered to be a major site plan. This is based on the <br />size of the development being in excess of 10 acres. The Development <br />Ordinance requires a two-stage approval process for major site plans. The <br />first stage is a major development site plan review and approval followed <br />by submittal of construction drawings and other applicable documents. <br /> <br />Analvsis: <br /> <br />Section 4.09 and Appendix E of the City's Development Ordinance <br />establishes review criteria for major development site plans. Staff also used <br />criteria in the City's Zoning Ordinance and Comprehensive Plan to review <br />this project. <br /> <br />Land Use - The City's Land Use Plan indicates this area envisioned as <br />developing for industrial uses. The zoning and use of the nearby properties <br />is also industrial in nature. The current land use and development pattern <br />conforms to the proposed use. Furthermore, the development within the <br />subject tract should not have any adverse impact on the surrounding area. <br /> <br />Streets, Access, & Layout - Truck traffic is associated with this type of <br />industrial development. In an attempt to reasonably control truck traffic, two <br />points of entry/exit are now shown on the plan. <br /> <br />North Broadway, an gO' right-of-way with traffic circulation to north and <br />south bound traffic lanes, will provide main access to the site. Along State <br />Highway 146 frontage road, North 'J' Street will provide a secondary access <br />to the site. A private access road in the middle with two points of access to <br />public roads should help prevent traffic delays and disperse the impact of <br />additional traffic on the roadways. <br /> <br />Landscaping/Screening - The Plan shows some relationship of these <br />features and also demonstrates how natural vegetation and the storm water <br />detention system are interrelated. Dense trees and natural vegetation will <br />remain in place along north and south of the subject tract. Landscaping shall <br />be provided along North Broadway. <br /> <br />Strategic Economic Development Plan establishes a goal to enhance the <br />visual aesthetic character of the community. Staff requested the developer to <br />plant tall trees along North gth Street and approximately 400' along North J <br />& H Street from an intersection with North gth Street. Due to the cap of <br />Landfill site, the land is higher than the surrounding properties. As such, tall <br />trees will mitigate any adverse impact of the proposed development and <br />enhance the visual aesthetic environment. <br /> <br />Utilities - A water line is available along North Broadway at 'H' Street to <br />supply potable water and fire protection to this proposed project. Sanitary <br />