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City policy would require that the Center be connected to City water as part of the improvements); ) developing a signage plan for the entire development; 4) identifying appropriate uses for site formerly occupied by Margolis Nursery; 5 improving the appearance and function of trash collection activities on the north side of the building; ) developing a lighting plan for the entire development; 7) developing a landscaping plan for the entire development; 8) reaching a consensus on an overall site development plan! 9) finalizing the level of facade improvements on the principal building; 10) implementing the Larpenteur Btreetscape Plan; 11) reviewing and approving the preliminary plat for the entire property, including easements for parking, access, utilities, and streetscape; and 1 ) developing a based plan for improvements over a specified number of gears. Staff also recommended that action on the request be tabled in order to provide the applicant and staff additional time to address these issues. Tim Prinsen of Bradley Real Estate, Barb Schneider of Border Foods, and Maleah Acosta of BJ , Inc. were present at the Planning Commission meeting to answer questions and provide additional information. The Planning Commission discussed pedestrian access to the Taco Bell and the Center, the need for an improved signage plan, sign design elements that could be incorporated into the signage plan, the desirable features of the Northfield Taco Bell (which was presented by staff as an example of what could be done), options for overall site development, features from other similar-sized shopping canters that could be incorporated into this development, the hours of operation for Taco Bell (9am to 2a m), the impact of the hours of operation on residential uses to the southwest in St. Paul, desireable overall design features for the Center and Taco Bell, the need to inoorpo rate design elements from the Larpenteur Avenue Btreetscape Faster Plan, and the incorporation of the "Avenue of Flowers" appearance. Action on the concept development plan was tabled until the January 14, 1998, Planning Commission meeting. 3.7 staff'has continued to work with representatives of Bradley Real Estate and Taco Bell since the December 10, 1997, meeting■ A mod ifed site development plan has been re a red for Taco Bell (#5), a proposed building and pylon sign elevation plan p p has been re ared for the center, proposed sign criteria for enter tenants has p p been submitted, and a preliminary landscaping plan (#6) has been developed. 4,0 S T F 4.1 In reviewing this request, staff made the following findings: F The Comprehensive Plan designates the Roseville Center parcel and the p previously reviously occupied by Fina Petroleum as Shopping Center. The p previously reviously occu pied by Margolis Nursery is designated at Limited Business. It is the policy of the City to address the redevelopment of parcels through the use of the planned unit development process, in order to ensure compatibility between the proposed use and surrounding uses. PF# 9 -RCA(01/26/98) - Page 5 of 9