HomeMy WebLinkAbout2003-07-22 CC Meeting Packet EnclosureOak Park Heights
Request for Council Action
Meeting Date July 22, 2003
Agenda Item Title North American Properties/Kohls PM Concept Plan
Request
Time Required: 10 minutes
Agenda Placement: New Business
Originating Department/Re tor: c Johnson, CityAdministrator
Requester's Signature
Action Requested: Consider a rova • of Conce t Plan.
ENCLOSURE 08
Background/Justification (Please indicate any previous action, financial
implications including budget information and recommendations).
See attached:
Planner Report from Scott Richards.
- Council Resolution
- Planning Commission Resolution - (Passed 5-0)
NORTHWEST ASSOCiATEDCOi1SLUTANT$, INC.
5775 Wayzata Boulevard, Suite 555, St, Louts Park, M li 5541p
Telephone: 952. Facsimile: .95 .595 9837 planners ar natpJanning,con
PLANNING REPORT
TO: - Eric Johnson
FROM: Scott Richards
DATE: July 2, 2003
North American Properties has requested PUD concept plan approval to. allow ..the
dev p. property.
elo rent. of. ro p p ert . at the so utheast. corner of 60 •Street . North, and Krueger Lane.
y
The subject site is 0.1. acres and is directly north of the proposed Kohl's and other retail
development that was given concept plan approval by the City .Council on June 4, 2003.
The property is zoned 0, Open Space Conservation-and would be rezoned to B -2,
Gerieral Business District. The request is being : pr_ocessed as a PUD overlay A° allow
the multiple commercial buildings with joint access parking. The rezoning will be
done at the general plan stage of the PUD process.
It is anticipated that a general plan of development application will be brought forward
for the entire development in August,
RE: Oak Park Heights - The Shoppes of Oak Park Heights
(Phase 2 Kohl's), North American Properties: Concept Plan
FILE NO: 798.02 -- 03.08
BACKGROUND
Attached for reference:
Exhibit 1: Boundary and Topographic Survey
Exhibit 2: Concept Site Plan
Exhibit 3: Concept Grading Plan
Exhibit 4: Concept Utility Plan •
Exhibit 5: Site Plan with Parking Information
Exhibit 6: Elevations
Exhibit 7: Highway 36 Roadway Plan
Exhibit 8: Project Narrative
Exhibit 9: Revised Traffic Report
Use
MUM
MIIIIIIIMIIIIIIIIIIIIIMIIIIIIIMIIIIIIIIIIIIMIIIIIIIII
77,400
77,400
Ratio Required Spaces
1 space per 166.6 sq. ft. 465
1 space per 200 sq. ft. 387
Phase 1
Kohl's (86,000 gsf X .9) •
Kohl's Addition (1 9,200 gsf X .9) ,
. .. • • :
. Four getail Bays : ( 232 gsf ' X
.9) • • . - .
1 7280
17,280
. 64
64109
1 space per 1 66.6 sq. ft. • . :.
1 space per 200 sq. ft.' ..
I 'space per 1 66.6 sq. t. • .
1 space per 200 sq. ft.
104
' 385 •
.
.. 87
11111
795
Total
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIMIIIIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIMMIIIIII
Phase 2 , 7 ,. •
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
954
11111111111
Restaurant' (5 sq. ft. X .9)
' 4,950
1 space per 40 sq. ft.. '
124'
Restaurant (7,200 sq. ft. X .9)
Fast Food (2,500 sq. ft. X .9)
Bank (6,000 sq. ft. X .9)
6,480
2,250.
5,400
1 space per 40 sq. ft.
1 space per 35 sq. ft.
1 space per 250 sq. ft. 4- 10
' 162
65
Total
IMIIINIIIIIIIIIIIIIIINIIIIIIMIIIIIIIIIIMIIIIIIIIIIIINIIIIIIIIIMIIIIIMIIIIINIIIII
TOTAL PHASE 1 AND 2
1111111111111111111111111111111111111111
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIMIEEEM
38 3
1,178
3
Traffic Generation. The traffic analysis that was conducted for Phase 1 did not
include the uses proposed in Phase 2. The parking analysis has been updated to
include the entire development and is found as Exhibit 9. Of particular issue is the
intersection of Norell Avenue and 60 Street and how Phase 2 will further impact the
traffic movements at that location.. The City Engineer should comment on the potential
traffic issues associated with this development.
Off - Street Parking. According to Section 401.15.F of the Zoning Ordinance, shopping
centers must provide six parking spaces per each 1,000 square feet of gross floor area.
As p art of the approvals for Phase 1.concept plan, the Planning Commission and City
Council agreed to vary from that requirement and determine an appropriate ratio for the
development At a minimum, the retail standard of five spaces per 1,000 square feet
should be maintained and the restaurant/bank requirements would not be varied from.
As shown below, a total of 1,178 spaces for the entire development are therefore
required based upon the five spaces per 1 ,000 and 1,337 spaces based upon the six
spaces per 1,000.
Phase 1 of the development provides 1,008 parking stalls and Phase 2 an additional
300 parking stalls, for a total of 1,308. There will be cross easements for parking
throughout the development.
The Planning Commission and City Council, in approving the concept plan for Phase 1,
discussed the retail parking need versus the City requirements based upon the
ordinance. The consensus was that the general plan approvals should allow for a
lesser number of stalls than required under the shopping center (1 per 166.6) parking
requirement. Staff agrees that the minimum should be based upon the retail
south. Adequately marked crosswalks on 58 Street at Norell Avenue and Krueger
Lane would need to be considered with any potential crossings. --
Grading and Drainage. A concept grading and drainage plan has been submitted for
this development. The applicants do. not anticipate the need_ to construct a stormwater
pond on this site at this time. The applicant will be required to apply for Browns Creek
Water District approval for the site. The watershed may require contributions for
downstream storrnwater improvements or allow for drainage to and possible expansion
of the regional pond adjacent to, the Menard's.
The Browns Creek Watershed District will be meeting on July.14, 2003 to discuss the
drainage issues for this site and the potential for expansion of the regional pond
adjacent to Menards. The general plan of development and development agreement
will need to address appropriate stormwater improvements /projects that result from the
development of this property.
Utilities. A concept utility plan has been submitted for this development. The City
Engineer and Public Works Director have indicated that the current utilities can
g
adequately serve the proposed development.. Utility plans are subject to review and
approval of the City Engineer.
Loading Areas. The Phase 2 plans do not indicate locations of loading areas for the
.three restaurants. The general plan review will need to address.Ioading areas .and
traffic /parking impacts While trubks are unloaded. : M
'potential
Architectural Appearance. As the development. proposal moves forward, the
. architectural ..appearance of- , the structure will., t.be ..subject. to detailed..:- review.. ,.in
comparison with the City Design Guidelines.
.Lighting, Signage, and Landscaping. Detailed plans related to lighting, signage,
and landscaping have not been submitted. Such plans will need to be submitted and
considered as part of the general plan review.
Development Agreement. The applicant will be required to enter into a development
agreement with the City pending *approval of a concept and general plan. The City
Attorney will require submittal of all cross easements and other easements necessary
for this development.
Conditional Use Permit Criteria. In the B -2 District, drive -in food restaurants are a
listed conditional use. Section 40.30.E.1 lists the criteria for reviewing the fast food
establishment. The criteria is as follows:
a. The architectural appearance and functional plan of the building and site shall not
be so dissimilar to the existing buildings or area as to cause impairment in
property values or constitute a blighting influence within a reasonable distance of
the lot.
5
1. The City finds that the proposed concept plan, building and parking arrangement
to be generally acceptable.
2. Rezoning of the property to B -2 with a planned unit development overlay would
occur concurrently with the general plan of development approval.
3, The City Engineer shall comment on the traffic analysis provided by the
applicant. The traffic circulation plan and required improvements shall be subject
to review and approval of the City Engineer.
.: The grading and drainage plan shall be subject to review and approval of the
Browns Creek Watershed District and the City Engineer, All required stormwater
improvements and /or payments shall be outlined in the general plan approval
and the development contract.
5. The Zoning Ordinance parking requirement of six parking spaces per 1 ,000
square feet may be varied for this development as part of the general plan of
development approvals. Applicants shall work with City staff to determine
appropriate ratio for the development. Parking stalls that are in excess of the
requirements for this development may be shown on the site plan as proof of
parking and landscaped appropriately.
6. . The general plan ishal! ,include expanded parking stall end landscaping' and green
areas to. replace excess parking .stalls.
7. , exit at the drive through lane for the fast:food should be reviewed for vehicle
. turning movements subject to approval of the City: Engineer..,
.,,.. 8. - The existing lift. station access shall be re-- oriented to the access =road and the .
curb cut on 60th Street be removed.
9. The trash dumpster located to the south and west of the fast food building shall
be relocated adjacent to or within the building,
10. The general plan shall address adequate loading areas for the restaurant
buildings.
#11, The concept utility plan is subject to review and approval of the City Engineer.
12. The Parks Commission shall comment on the need for additional trails and
sidewalks on/or adjacent to the subject site. Sidewalk connections along Norell
Avenue and Krueger Lane to 58 Street with crosswalks should be considered.
13. The architectural appearance of the structure shall be subject to Design
Guidelines review as part of the general plan of development consideration.
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-w- Concept Plan Application Narrative
The Shoppes of o Pas Heights - Phase 2•
June 20, 2003
- introduction
�
Nom.
.American Pro erties is submitting the attached application for development of a
6.I -acre site in Oak Park Heights, M nne An Application for development of'the
8.4 -acre site hasq 1) was previously submitted to the City in Apil 2003. The City
Council approved the Phase 1 Concept Plan on a'une 4, 2003. This narrative describes the
Phase 2 site development and jraxious aspects of the application request •
Locatio • . '
The site is resentl. vacant and located at the southeast comer of 60 Street North and
Th presently
Krueger �
e er Lane. The overall parcel is bounded on the south side by 5 h Street North. State
High
a 3 6 is directly to the north of the site. dough the center of the overall property
Highway �'
is a 200+ foot overhead electric transmission easement and a city water tower is south of
Along the north property bound
the subject property. g p P � �, near 60 Street is an existing "
sanitary sewer lift station. Also along . ,60 th Street are existing public sanitary sewer,
city any � ,.
at�ain and storm sewer lines. Menards is located west of the site and Walnaart is
located to the east of the property.
Site Development
As shown on the concept Site 'Play the proposed.. commercial site will include a variety
f
retail-Hers incluclin.g two restaurrants, a fast food pad, and a bank site totgin.g 21,200+
square feet ofretail space. The site plan sho'irs the locations of the'pr'Qposed, bilildiugs
parldng areas and vebdcle access dnyes. The site plan also identies the number of
P ro d parking stalls to service the project Primary access to the site will be. from a
P ose P g
driveway accesses proposed off of 6O Street and Kru.eger Lane. Two other access
p ro P
I proposed osed with the Phase 1 development will provide internal circulation
pathways s to Norell. Avenue and Krueger Lane near the proposed Kohl's bpi1d ng.
Pxora drs
' ons with the City C' and MDDOT , it is understood that the 60 Street Frontage
Road may be rerouted through this site in - conjunction with the future Highway 36 and
Noxell Avenue interchange project. At this time the schedule for the roadway.rerouting is
unknown. In the case of the frontage road being rerouted, the 7,200 SP restaurant
building uildin and some parking arks. would be removed to accommodate the roadway. However,
the remaining would. three buildings would. not be impacted by the new frontage road and the
remaining p arki g areas would be adequate to s erve the building uses.
The overall property is ctirrentl platted as one outiot. Although a pre�nary plat has
�'b' P P� y P .
t yet been completed for the site, it is anticipated that the plat for the Phase..2 project
no y P
may elude platted lots for each of the proposed site users.
EXHIBIT 8
: REVISED TRAFFIC REPORT FOR
RETAIL DEVELOPMENT
OAK PARK HEIGHTS, MINNESOTA
June 2003
Prepared for:
North American Properties
300 Prairie Center Drive, Suite 225
Minneapolis, MN 55344
Phone 952 -974 -9200
Fax 952 - 974 -9300
Prepared by:
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55344
'Phone 952 -937 -5150
Fax 952 - 937 -5822
EXHIBIT 9
8
72
10
South Entr. 17
33
245
North Frontage Road
(- '
aro North Entr.
0)a
18-
0 '1tr
4O
3
X37
Figure 1
Existing PM Peak Hour Traffic Counts
TH 36
X90
vv
N •
U
0 „
z
58th St
both St
z
45:
Norell Exit
0--N
Paget
140~~
170
e
Intersection •Name
both St. N. & North Site Access
Krueger Lane & 60th St. N.
Krueger Lane & North Site Entrance
Krueger Lane & South Site Entrance
Krueger Lane & 58th St. N.
Norell Ave. & 58th St. N.
Norell Ave. & Norell Ave. Site Exit
Norell Ave. & 60th St. N.
• Existing
A
A
A
A
S
A
* Determined using HCM 2000 methodologies in Synchro
This table shows that with current volumes, each of the intersections in the study area
operates at an acceptable level of service.
A capacity analysis was also performed for existing volumes for the signalized
p tY anal y
intersection at T.H. 36 and Norell Avenue near the site.
Table
Existing PM Peak Hour Level of Seri/ice
Signalized Intersection Analysis
T.H. 36 & Norell Ave.
Table 1 •
.Existing PM Peak Hour Level of Service
Stop Sign Controlled intersections
Scenario
Existin
Table 2 shows that with current volumes, T.H. 36 and Norell Avenue operates at an
acceptable level of service.
,Trip Generation
The trip generation for the site was computed using the standard trip generation rates
contained in the publication Trip Generation 6th edition, 1997, lnstitute of
Transportation Engineers. The proposed development includes the fallowing uses: at
the south end, an 86,000 square foot Kohl's with a future expansion area of1 9,200
square feet and four other retail uses totaling 65,323 square feet; and at the north end,
two sit -down restaurants totaling 1 2,700 square feet, a fast -food restaurant of 2,500
Page.4
-North Frontage Road
Figure 3
Direction of Approach
Page 6
These three methodologies vary the paths by which traffic exits the site:
Shortest Path — This is the path that traffic would be expected to choose if no
traffic congestion would interfere with travel (Figure 4).
Three methodologies of traffic assignment were employed to better accommodate
anticipated capacity shortages at the intersection of Norell Avenue and 60 Street
North. The traffic operations of this intersection are the most significant concern of this
study. The close spacing between T.H. 36 and 60 Street North on Norell Avenue limit
storage for queuing vehicles and make lane weaving difficult. The methodologies of
assignment change the use of the Norell Avenue ! 60 Street North intersection to exit .
the site for travel to the intersection of T.N. 36 and Norell Avenue.
C.4 CO
r Mid Entr.
72
South Entr. j
0-
- d0�
c, 0
North Frontage Road
39
-237
100
r
N
on
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e235 .
182~'
Figure 5
Development Volumes -- Partial Reroute
43
X37
TH 36
. 224
17
X43 IF)
X28 North Entr.,
0
?2‘
(
•219
Noreli Exit ' 5)c. `
58th St
Page 8
88th St
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L7 k-35
426
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A capacity analysis of the post - development traffic volumes was performed. The . results
are summarized on Tables 4 and 5.
Scenario
Table 4
Post .Development PM Peak Hour Level of Service
Krueger Lane & North Site Entrance
Krueger Lane & 58th St. N.
Norell Ave. & 58th St. N.
Norell Ave. & Norell Ave. Site Exit
Intersection Name
80th St. N. & North Site Access
Pagel()
Shortest
B
Post Development Paths
* Determined using HCM 2000 methodologies in Synohro
�. ncn Level of Service achieved with all -way stop
s shown in.Table 4, with the addition of .the Oak Park Heights retail development all
. the stop sibri. controlled intersections. will operate at acceptable levels of service e
NorelE Aver
venue and 60 Street North. The critical movement at this location is the east,
to northbound left turn.
Table 5
Post Development PM Peak Hour Level of Service
Signalized Intersection Analysis
Tit 36& Nora Ave.
• Partial complete
Reroute • , Reroute
3
c
Post Develo•ment
Table 5 shows that with the post development volumes, T.H. 36 and Norell Avenue
operates at an acceptable level of service.
east most lane to make a right turn onto T.H. 36. Further, the drivers must turn
)nto an area that has limited storage space for vehicle_ queuing. The vehicle
stora a area between 60 Street and T.H. 36 will not be adequate during peak
traffic conditions.
• The problems at 60th and Norell can be lessened by encouraging site traffic
destined for T.H. 36 to use Norell Avenue instead of 60 Street. This will reduce
the number of vehicles stopping at the ,stop sign and reduce the total delay. To
some extent, the expected trafflc congestion may encourage drivers to find an
alternative.direction. The path of southbound on Krueger, eastbound on 58
Street north and northbound on Norell Avenue is one alternative. A second
alternative is to exit the site directly to Norell Avenue from the southeast area of
the site. it is suggested that signing and any other practical methods be used to
,encourage.this movem
e The traffic volumes on T.H. 36 are expected to grow significantly if a river
crossing is constructed. The growth in traffic volumes will necessitate the
construction of a grade intersection, at Norell Avenue to accommodate
the '
roected traffic volumes. When this occurs, the traffic bottleneck on Norell
p �
Avenue will be eliminated.
e The referred solution is to move the 60 Street frontage road further south.
p
This: *ill provide more space between T.H. 36 and th relocated frontage road for
weaving and vehicle .storage It will take some time for the site to reach full
occupancy and full demand. Once it is separated, it will be able to accommodate
the area traffic volumes but may require 4 -way stop sign control and possibly a
traffic signal. Further study is necessary to fully estimate the impacts to
determine the ideal frontage road configuration and the impacts of moving the
frontage road.
Page 12
RESOLUTION NO.
OF THE
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF TIIE CFTY COUNCIL OF THE REQUEST BY NORTH
AMERICAN PROPERTIES FOR PLANNED UNET DEVELOPMENT
CONCEPT PLAN APPROVAL TO ALLOW THE DEVELOPMENT OF
PROPERTY AT THE SOUTHEAST CORNER OF 6OTH STREET NORTH
AND KRUEGER LANE IS APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from North American
Properties for PUD concept plan approval to allow the development of property at the southeast
corner of 60 Street North and Krueger Lane; and after having conducted a public hearing
relative thereto, the Planning Commission of oak Park Heights recommended that the
application be approved with conditions. The City Council of the City of oak Park Heights
makes the following findings of fact:
follows, to wit:
and
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
3. The development consists of two restaurants, a fast food location, and a
bank site with a total square footage of more than 2 1,200 square feet; and
4. The proposed development is consistent with the Comprehensive Plan
and the planned zoning for this property; and
5. The City staff prepared a planning report dated July 2, 2003, reviewing
the request; and
6. The planning report dated July 2, 2003, noted that while issues remain
related to traffic and stormwater, City staff recommends approval with conditions; and
7. The Planning Commission held a public hearing at their July 10 2003
meeting, took comments from the applicants and public, closed the public hearing, and made
the following recommendation:
plan shall address adequate loading areas for the restaurant buildings.
l o • The general p �
is review and approval b
11, The concept utility plan �s subject to reyx pp by the City Engineer.
12. The Parks Commission shall comment on
the need for additional trails and sidewalks
on/or adjacent subject to the subect site. Sidewalk connections along Norell Avenue and
Krueger Lane to 58 Street with crosswalks should be considered.
13 The architectural appearance of the structure shall be subject to Design Guidelines
review as p art of the general plan of development consideration.
• signage, and landscaping shall be sub
14. Detailed related to lighting, sign g , p g subject to review as
p general p
art of the eneral lan of development consideration.
15. The re
e applicant shall be required to enter into a development contract with the City
�
subject approval to review and a roval of the City Attorney and City Council. All cross
easements and other easement documents required for this development shall be subject
to review and approval of the City Attorney
n of the City of Oak Park Heights this 22
Recommended by the Planning Commission �''
day of July 2003.
ATTEST:
Eric A. Johnson, City Administrator
David Beaudet, Mayor
3
STOW, TJJEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR ME CITY OF OAK PARK HEIGIITS THAT THE PLANNING
COMMISSION RECOMMENDS TIM FOLLOWING:
A. The application submitted by North American Properties for PUD concept plan
approval to allow the development of property at the southeast corner of 60 Street North and
Krueger Lane and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights
for approval subject to the following conditions:
1. The City finds that the proposed concept plan, building and parking arrangement to be
generally acceptable.
2. Rezoning of the property to B-2 with a planned unit development overlay would occur
concurrently with the general plan of development approval.
3. The City Engineer shall comment on the traffic analysis provided by the applicant. The
traffic circulation plan and required improvements shall be subject to review and
approval of the City.
4. . The grading and drainage plan shall be subject to review and approval of the Brown's
Creek Watershed District and the City Engineer. All required stormwater
improvements and/or payments shall be outlined in the general plan approval and the
development contract.
5. The Zoning Ordinance parking requirement of six parking spaces per 1,000 square feet
may be varied for-this development as part of the general of development approvals.
Applicants shall work with City staff to determine appropriate ratio for the
development. Parking stalls that are in excess of the requirements for this development
may be shown on the site plan as proof of parking and landscaped appropriately.
6. The general plan shall include expanded parking stall end landscaping and green areas
to replace excess parking stalls.
7. The exit at the drive through lane for the fast food shall be reviewed for vehicle turning
movements subject to approval by the city Engineer.
8. The existing lift station access shall be re-- oriented to the access road and the curb cut
on 60 Street shall be removed.
9. The trash dumpster located to the south and west of the fast food building shall be
relocated adjacent to or within the building.
2