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<br />. <br /> <br />. <br /> <br />. <br /> <br />Planning Commission / P 06-06 <br />April 11, 2006 <br />Page 5 <br /> <br />will be white decorative pre-cast panels. The material used on the expansion will be <br />comparable to those used in the initial construction. <br /> <br />The carwash/ detail center will be constructed of white decorative pre-cast panels, similar <br />materials as the main building, and designed in a manner comparable to the original <br />architectural design and general appearance. <br /> <br />Grading. Drainage and Utilities <br /> <br />The applicant is proposing to utilize a low impact drainage plan. This method for handling <br />strormwater involves utilizing rain gardens and bio retention ponds, and was one of the <br />goals identified in the City's NPDES permit. The process allows for the stormwater to be <br />f1ltered through engineered soils, reduces the amount of off-site runoff and allows for <br />reduced on-site ponding and curbing requirements. Sec. 30-901 allows for exemptions from <br />the curbing requirements. Because the applicant is proposing to utilize Low Impact Design <br />techniques to manage stormwater, curb and gutter will only be installed in areas to control <br />runoff and customer traffic. <br /> <br />Additional grading, drainage and utility comments are included in the City Engineer's memo <br />dated April 3, 2006. <br /> <br />Access and Parking <br /> <br />Access to the site will be provided via two new driveways, one from 171 st Avenue and <br />another from 17yd Avenue. The existing access from Highway 10 will be removed. The <br />access from 173rd will serve as the primary access to the service area, which has its main <br />entrance on the south side of the building. The access from 171 st will be the serve as the <br />primary access to the sales area, which has its main entrance on the north side of the <br />building. Sufficient customer parking has been provided for the sales area and service area <br />(60 spaces) and 155 parking spaces are provided for the 41 service stalls. There are 13 <br />parking spaces for the car wash/ detail center along with 8 spaces for vacuums. There is <br />stacking space for about nine cars for the car wash. Curb and gutter have been provided <br />where needed to control runoff and direct customer traffic. <br /> <br />Landscaping and Lighting <br /> <br />The zoning code requires 111 trees be planted. The landscape plan includes 149 trees. The <br />trees are located throughout the site. There is a concentration of evergreens along the east <br />property line to provide a screen from the industrial businesses to the east. Overs tory trees <br />will be planted 40 - 50 feet on center will be planted along Highway 10. The entrances are <br />also lines with maples and ash. Ornamental trees are proposed along 171 st Avenue. All <br />landscaped areas will be irrigated. <br /> <br />The site lighting will vary depending on the purpose of the lighting. Parkway style light poles <br />will be used along the entrances. The existing tall poles along Highway 10 will be removed <br />and replaced with more subdued lower prof11e, about 20 foot tall, poles. These style poles <br />will also be used along 173rd Avenue. Taller, more typical car lot lighting fixtures, will be <br />utilized on the interior of the site. The lighting plan complies with the lighting requirements. <br /> <br />s: \PLANNING \ Case Files \2006\Plat\P 06-06 Jabez \P 06-06PC4-11.doc <br />