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3.3 The City council held a sketch plan review of this request at a work session on <br /> November 17, 1997. It is the City Councils policy to review sketch plans and <br /> ' on land use cases requiring provide direction � g a series of land use approvals. The <br /> original overall site development plan (#1), concept elevation of pylon signs, <br /> concept building elevations for the Center, and a project narrative were reviewed. <br /> Pat McCann and Tim P ri nsen of Bradley Real I Estate provided an overview of the <br /> project as proposed and answered questions. The City Council discussed the <br /> potential financial involvement of the City and directed City staff to work with <br /> p , <br /> Bradley and other stake-holders to develop a redevelopment and reinvestment plan <br /> for the center. <br /> 3.4 On November 11, 1997, Bradley submitted a letter waiving its right to 60 day review <br /> under MS 15.99 in order to provide additional time to discuss potential city <br /> involvement and design of alternative site plans. On December 8, 19979 the City <br /> . <br /> Council extended the time line for agency review of the appl1cation for 60 days, <br /> from January 9, 1998, to March 9, 1998. <br /> 3.5 A hearing on the concept development plan was scheduled for the December 10, <br /> 1997, Planning Commission meeting, In preparation for this hearing, staff continued <br /> to work with Bradle y Real Estate and Border Foods (Taco Bell) on the preparation <br /> of improved site development plans. In reviewing the original concept development <br /> Ian #1 issues were raised regarding the flow of traffic to the site, the flow of <br /> traffic to and from the site off public rights-of-gray, the compatibility of the site plan <br /> with the Lar enteur Avenue Streetscape Plan (recommended for adoption by the <br /> Planning Commission, but not yet adopted by the City Council), the compatibility of <br /> a convenience food restaurant with the area, the application of design standards, <br /> and various site development issues. The original site concept development plan <br /> p <br /> (#I) was also reviewed by both Glen VanWorrner of EH (City's traffic consultant) <br /> and Geoff Martin of DSU (City's design consultant). <br /> Two alternative development plans were prepared by Mr. Martin which incorporated <br /> the design aspects of the Larpenteur Avenue Btreetscape Plan(# ) and addressed <br /> the traffic concerns cited by Mr. VanWo rmer. These two alternative development <br /> p prepared y <br /> fans re ared b Mr. Martin were then submitted to Bradley Deal Estate and Taco <br /> I I. Alternative 1 was re'ected for business reasons by Bradley and Taco Bell-, <br /> Be � . <br /> fore future design alternatives were development from alternative (#3). In <br /> there � <br /> response to Mr. martin's suggestions, a modified site plan for the Taco Bell area <br /> (#4) was y <br /> s develo ed b DJR, Inc. (architectural consultant for Taco Bell) and <br /> presented at the December 10, 1997, Planning Commission meeting <br /> 3.6 The Planning Commission held a public hearing on the concept development plan <br /> n December 1 1 997. In the report for the request, staff identified~ed a list of issues <br /> o t <br /> which needed to be addressed prior to taking action on the concept development <br /> . These issues included: 1) providing adequate fire protection access on the <br /> flan <br /> north side of the building; � <br /> addressing the deferred assessment for connection to <br /> Fose <br /> ville's wafers system,ste , since the site is currently serviced from Bt. Paul (Current <br /> PF#2963- RCA(01/26/98)- Page 4 of 9 <br />