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While the striping for the vehicular stacking lanes waiting to enter the carwash are not <br />within the building setback, staff finds that the orientation of the overall site design <br />prevents complete screening of the stacking lanes due to structure placement at the <br />rear of the lot. The intent of this standard is to keep vehicular oriented areas of the site <br />out of public view from the street and other high -priority vantage points. Staff finds that <br />while the site design meets the technical application of the code relative to the stacking <br />lanes within the 55-foot building setback, it does not meet the standard requiring <br />screening of the stacking lanes. Preferred options for improvement in this area include <br />rotation of the structure either 90- or 180-degrees so that vehicles are not waiting <br />between S. 96t" Street and the structure. Short of this major change, additional <br />landscaping, screen walls, or other treatments could be utilized to further screen and <br />reduce the impact of the stacking lanes. <br />The proposed landscape plans reflect continuous plantings as an effort to screen the <br />stacking lanes, however staff recommends a condition of approval that some deciduous <br />trees and shrubs are replaced with evergreens to provide year round, more effective <br />screening. Staff considered a condition of approval that required a screen wall, <br />however does not find that this is compatible with the rural character to the west and <br />prefers more natural screening elements. <br />Figure 4: Water Mill Landscape Plan <br />„.1 <br />RED <br />COD6= �a__ <br />5 PwN1 5 <br />• <br />FFI <br />�1FPO <br />0J81 1 aueu <br />RHFR <br />NIR <br />I <br />CH <br />�9JUDH <br />7 C+xF <br />�YPFJ8 <br />A <br />1 C.AFF <br />Water Mill Carwash PUD & SRU <br />PC — October 14, 2021 <br />Page 7 of 16 <br />21 <br />