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upgrade neighborhoods with a nix of compatible uses, and diversify and solidify the tax base. 3.3 The Cornerstone program, when utilized on this site would require (through its guidelines) neighborhood meetings, a planned unit development hearing, and the possibility of setbacks that are as close as 10 feet to the street property lines. Screening and the choice of materials for the construction are carefully guided. 3.4 The site will be subject to utility easements and storm water or ponding requirements because more impervious or paved surface is being created than has existed on the site. 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 an approved by the City prior to consideration of the final development plan. provision of an casement 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 casement with the property to the south. (Suburban Hardware) 3.8 The project, as proposed, is in harmony with the general purpose and intent of the City's Comprehensive plan 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 officclretail 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 trip s per day in this area, while I oselawn has approximately 2,100 to 2,900 trips per day. PF3077-RPCA(04-14-99)-'Page 4 of 6