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Site Plan & Nonconforming Use Variance Review – Jamatar II LLC and Everest Properties LLC Planning Commission Report; 11-17-20 Page 8 Flood Plain Analysis:  Floodplain is not an issue for the area in question. Shoreland Issues:  There properties in question are not located within a shoreland district. Height:  Height of buidings will not be changing as a result of this application and therefore existing heights were not examined. Like FAR, any existing legal nonconformity relating to height would continue to be protected as a legal nonconformity into the future. Site Plan Review In General:  This application is very unique in that maintaining (at a minimum) existing parking levels for all buildings while easements are amended is a legitimate interest of the City. As no new construction is proposed, most site plan review topics such as signage, landscaping, building materials, etc, do not apply. Proposed Site Plan Updates:  Proposed changes to the site plan for all subject properties are outlined on pages 3 through 6 of the report. Lot Access:  The access point to the properties will not change from existing conditions. Provided proper ingress/egress easements are in place over the current ROW area for all area properties, City staff would be open to a vacation of 4th Street and only maintain easements for utilities as may be needed. Such a vacation would need to be completed by the City under a separate process & application. Engineering: Engineering fully reviewed the plans and had the following comments:  Spot elevations must be provided to show that proposed changes to the site will result in proper drainage. Elevation shots must include shots of the apron and the corrugated pipe. Surfacing changes and any fencing proposed should also be added to the site plan.  The applicants must work with the City on a proper replacement material for the existing HDPE (high-density polyethylene) pipe to improve drainage from the site’s lowest spot.  The applicants will need to work with the City to resolve area drainage issues when the larger City storm sewer project is undertaken in the area.