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. . . Planning Commission Minutes January 25,2005 Page 4 Chair Ropp asked how the remainder of the commercial area would be developed. Ms. McPherson stated that the property is zoned C4 which allows only a limited number of uses such as a small strip mall, hair salon, dty cleaning, etc. Chair Ropp asked for clarification on the screening behind building. Ms. McPherson stated that the proposed berm and trees would help to screen the site from the Guardian Angels facility and the single family homes. She noted that the existing mature trees on the single family lots were nearing the end of their useful life and losing their effectiveness for screening. Commissioner Offerman asked if the rear of the building met the City's material standards in regards to materials and breaks in the facade. Ms. McPherson stated that the C4 District requires that 25 percent of certain building materials be used. She noted that there are no requirements for breaks in the fas;ade, but that the building will be adjacent to another commercial use. Commissioner Offerman felt it would be desirable to aesthetically break up the rear of the building, similar to the Business Park requirement. Ms. McPherson stated that the standards are similar to Elk River Crossing, not a business park use. She suggested that they may be able to work some detail into the comers so that the building does not appear to be so long. Commissioner Offerman stated that he would support that change and would like further detail if possible. Commissioner Scott asked why a single driveway is proposed. Ms. McPherson stated that staff felt one driveway would be enough until the other sites developed, at which time a "mini frontage road" could be incorporated so there would be less conflicting movements onto Joplin. She noted that the driveway would be large enough to accommodate boats and trailers. Commissioner Stevens stated that if the other two lots did not develop, they could end up with only one driveway. Ms. McPherson explained that originally the City owned the middle lot and that they "swapped" lots with the property owner, so that he now owns both remaining lots. She stated that he intends to market the lots and it is likely that the two lots will be developed as one site. Chair Ropp opened the public hearing. Craig Lupien, 18585 Lander Street - Stated that he felt this was a great location for the store. He had a concern that Joplin was very narrow in this location. He asked what the height of the trees would be which would be used to screen the loading docks. Assistant City Engineer John Anderson stated that the loading docks would be 4 feet lower than the sidewalk. Ms. McPherson stated that the 8-foot balled and burlapped spruce trees would be densely planted on the berm. Mr. Lupien asked for clarification on the traffic flow to and from the site. Mr. Anderson stated that he felt the traffic would have a minimal impact on the surrounding residential neighborhood. Commissioner Stevens questioned if the width of Joplin could handle the traffic. Ms. McPherson provided background information regarding the old Highway 10 right-of-way. She stated that narrow street widths tend to provide some "traffic calming", but that the area has development potential and 185m Avenue could be re constructed at that time. There being no further public comment, Chair Ropp closed the public hearing. MOTION BY COMMISSIONER OFFERMAN AND SECONDED BY COMMISSIONER WESTGAARD TO RECOMMEND APPROVAL OF THE