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3.4 The site will be subj ect to utility easements and storm water or ponding requirements because more impervious or paved surface is being created than has existed on the site. A release of storm sewer easements will be required prior to the issuance of a building permit and review and approval by city engineering of site drainage will be required. 3.5 In conjunction with the application for concept development plan approval, the following documents have been submitted and reviewed by staff in preparation of this report: a. site plan including layout of off-street parking areas, location of building, and landscaping dated: 2/10/99 & revised 3/29/99 b. building elevation plans dated: 2/10/99 & revised 3/29/99 C. building floor plans dated: 2/10/99 d. colored rendering 3.6 A complete utility service, paving, grading, and drainage plan must be submitted to and approved by the City prior to consideration of the final development plan. provision of an easement for an additional 16.6 feet of right-of-way along Lexington Avenue are required. Completion of the sidewalk (Lexington) and landscaping details are also required. 3.7 Based on the proposed use of the building for limited office uses, the off-street parking spaces for employee and customer parking are sufficient. The site will have a joint parking easement with the property to the south. Generally if the two sites were used for straight retail uses, up to 90 off-street parking spaces would be required. However, by limiting the uses to those proposed or less) and requiring shared parking, 30 to 35 off- street parking spaces are adequate for the 18,000 square feet in the two buildings. 3.8 The project, as proposed, is in ha rnony with the general purpose and intent of the City's Comprehensive Man and Title 10 of the City Code (Zoning). 3.9 The proposed project will not adversely affect the public health, safety, or general welfare. 3.10 The project will have minimal traffic impacts on the surrounding roadways. The Institute of Traffic Engineers (ITE) estimates that the national range for standard office/retail uses is from 250 to 400 trips per day, for a 10,000 s.f. building. However, this being a neighborhood commercial site, it is anticipated that these particular office/retail uses will generate significantly fewer vehicle trips per day. Staff is working with the applicant on establishing local counts. Lexington currently has approximately 15,500 to 16,500 trips per day in this area,while loo sela n has approximately 2,10 o to 2,900 trips per day. 3.11 The east and north sides of the building must not have any new entrances, windows, loading docks/doors, HVAC equipment, storage, or employee activities visible from the adjacent residential properties. (except for emergency exits & for employee lunch and brew area as proposed on the revised plan dated 3/29/99). PF 3077-RCA(04-26-99)-Page 4 of 6