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Memo to Planning Commission/CU 03-17 August 12,2003 Page 2 IIIOverview At the July 22nd Planning Commission meeting this item was tabled to allow the applicant an opportunity to address issues raised by staff. Those issues included the following: • Reducing the number of curb cuts to one and moving it to the north • Landscaping the parking islands and including curb and gutter around them • Providing a plan showing how parking and access for the existing restaurant will work while the new restaurant is being constructed • Moving the dumpster enclosure to the rear of the site along Highway 169 • Provide a landscape plan that complies with the landscaping requirements • Correct the dimensions shown on the site plan • Address grading and utility issues Parking and Access The applicant has reduced the number of driveways to one and moved it to the north.The parking lot islands have been landscaped and include curb and gutter. The paved area between the stacking area for the drive thru and the west parking lot island has been widened.This will allow room for cars to drive between the island and those stacked in the drive thru lane. The site plan exceeds the required number of parking stalls; 33 parking spaces are required and 39 spaces are proposed.The drive aisle for the drive-thru has IIIsufficient stacking area to accommodate the required five vehicles. Construction Process The applicant plans to continue operation of the existing restaurant while the new one is being constructed. The City Engineer addresses the issues related to this process in his memo. Grading,Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. Landscaping There are 9 existing trees that will remain and the applicant is proposing to plant an additional 13 trees.The landscape plan complies with the landscape ordinance.The plan includes two trees planted on each parking lot island. Building Elevations The building, because it fronts on three streets, does not really have a side that can be treated as the rear side. The applicant has the side facing Dodge Avenue as the rear of the building. Staff recognizes that functionally the restaurant has to have a rear or service side, but III modifications to the exterior of the building could be made to make it look less like the rear of the building from the outside. Document2