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Margolis Nursery for a future retail tenant. Bradley Real Estate is also proposing to further improve the property in the future by relocated some electrical utilities underground, controlling all site lighting by central time clock and photo cell, installing additional landscaping within the development, and installing a new eight foot fence adjacent to the residential area along Dionne Avenue. In conjunction with the review of this request, it was determined that the proposed drive-thru for n y der Drug is a permitted ancillary use and can be approved administratively through the building permit process; therefore, this aspect of site development is not included in the request for concept development plan approval. 2.4 Section 1008 of the City Code outlines the requirements and procedures for a planned unit development, including the coordination with subdivision regulations. Section 1102 of the city Code outlines the requirements and procedures for the subdivision (platting) of property, including the data necessary for preliminary plat review. OVER VIEW ofPR 3.1 Staff has been working with Bradley Real Estate on this proposal since early September; therefore, there are numerous versions of the site development plan. In order to facilitate explanation of these on-going discussions and the process, each of the site p lans have been attached to this report and numbered as follows: 1) original plan submitted by BIDE (09/08/97) p ) Lar enteur Avenue Streetscape concept plan for this area (02/97) 3) alternative plan prepared by D U on behalf of City (11/27/97) 4) alternative plan prepared by DJR on behalf of BRE (12/10/97) 5) suggested revisions prepared by IDBU on behalf of City (12/22/97) ) plan for Taco Bell prepared by DJ R on behalf of BRE (dated 01/02/98) ) R landsca a plan prepared by stein on behalf of BRE (dated 01/07/98) When a specific site development plan is referenced in this report, the number assigned to the plan will be shown in parenthesis behind the reference. The Planning Commission held a sketch plan review of this request on November 1997. The original overall site development plan (#1), concept elevation of pylon signs, concept building elevations for the center, and a project narrative were reviewed. Tim Prinsen of Bradley Real Estate provided an overview of the project proposed ro osed and answered questions. The Planning omission discussed the ■ F need for upgrading n the center, the appearance of the corner as this intersection is ply � gateway .�into the community,, preferred design elements for all buildings and si na a the inclusion of design elements from the Larpenteur Avenue streetscape � l� Master Plan, concerns with the flog of traffic on the Taco Bell site and the need for a traffic analysis,sis and the need for City financial participation in project. P F# 96 3- RCA(01126/98)- Page 3 of 9