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ANALYSIS: 1. Size of Development: 1.80 acres or 78,347 sq. & 2. Zoning Classification: RS -6, Residential Single Family (up to 6 units/acre) 3. Land Use Designation: M-1, Medium Density 1(up to 8 units/acre) 4. Building Area: 2,104 sq. & 5. Total Impervious: 3,179 sq. & 6. Open Space: Required: 40.0% Provided: 45.1% (green, landscaped area) Note: A substantial part of the site is crushed rock which is considered pervious area for drainage purposes but is not creditable as green area. 7. Traffic Circulation: The site will be accessed by an existing stabilized driveway that runs along the south property line. The City will pave the apron of this driveway at 58ie Avenue and will stub out a short stabilized driveway into the substation from this existing driveway. Traffic generation from this facility is extremely low-, therefore, no special traffic analysis or off-site improvements are required. Traffic engineering has no objections to approval. S. Off -Street Parking: Required: 1 space Provided: I space Note: The space will be provided within the electrical substation on a crushed rock surface. The substation is generally visited on a weekly or on an as needed basis. It is the staffs opinion that a substation is an infrequent use for which paved parking requirements can be waived if parking is provided on a stabilized surface and if such a proposal is approved by the Planning and Zoning Commission. It is the County Engineer's opinion that the proposed surface is suitable for the proposed infrequent use on the subject site. In recommending approval of this special exception use, the Planning and Zoning Commission approved the use of a crushed rock/gravel surface for parking and driveway areas, as allowed by section 954.08(4) of the land development regulations. 9, Stormwater Management: The stormwater management plan has been approved by the public works department. The applicant will be required to obtain a Type "A" stormwater management permit prior to site plan release. 10. Landscape Plan: The landscape plan exceeds the requirements of Chapter 926, the SR 60 Corridor Plan, and the special exception use criteria applicable to public or private limited utilities. These provisions require a Type "B" buffer with a 6 opaque feature along the south and west property boundaries and a Type "C" buffer with a 6 opaque feature along the north and east property boundaries. In response to staffs request, the landscape plan provides complete visual screening of the building and facilities from all adjacent properties and rights-of-way. All landscaping will need to be planted prior to the issuance of a C.O. The applicant is proposing to completely screen the facility with vegetation rather than use a wall as part of the 6 opaque feature. Planning staff supports the applicant's request to use a living buffer to establish the 6' opaque feature based on the landscape plan, which provides a continuous plant line at the facility perimeter fence, a berm, and additional planted and preserved vegetation between the fence line and property line. The preserved vegetation will include all existing canopy and understory trees located between the approved fence and the property line. Please see the attached cross-section views of the proposed buffer (attachment #5). It should be noted that a site plan was recently approved to expand the Westminster Presbyterian Church to the south of the subject site. The church will be constructing a Type "C" buffer along its north property line. This buffer will provide additional buffering between the church and the proposed substation. 11. Utilities: There will be no restrooms or other facilities at this site. Therefore, no provisions for potable water or wastewater are required. All new transmission and distribution lines will be underground. 12. Dedications & Improvements: None are required. APRIL 219 1998