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• • <br />Though in this the GENERAL CONCEPT phase of the proposed development, <br />details such as mechanical unit/trash enclosure screening are not usually finalized, <br />staff will continue to seek compliance with the Urban Design Principles and City <br />Code requirements as well as landscaping that will create focal points, buffer <br />transition areas, and screen vehicle headlight in parking areas. Again the Planning <br />Division is of the opinion that high standards are essential because whatever <br />landscape plan is approved will set the tone throughout the redevelopment area. <br />e. Checklist 5, Design Review Process: The Planning Division will direct <br />McGough towards submitting the Final PUD plan set in compliance with listed <br />information within this section of the Urban Design Principles. <br />10.0 STAFF RECOMMENDATION/CONDITIONS: <br />11.1 The Planning Division recommends APPROVAL of the proposed GENERAL <br />CONCEPT by McGough Development for the 26 acre PIK Terminal parcel within the <br />Twin Lakes Redevelopment Area, subject to the following conditions: <br />11.2 Based on this proposal and those anticipated in the near future, and predicated on the <br />overall transportation system plan contemplated in the Twin Lakes Master Plan and as <br />studied/analyzed in the Alternative Urban Area Review, the following 2011 roadway <br />network improvements shall be implemented with the McGough redevelopment <br />approval: <br />a. Internal Roadwav Configuration 2: Build Twin Lakes Parkway from Mount <br />Rid�e Road to Priar Avenue (no connection to Cleveland Avenue or Fairview <br />Avenue <br />• This includes constructing Mount Ridge Road from Twin Lakes Parkway <br />to County Road C2 and improving Prior Avenue from Twin Lakes <br />Parkway to County Road C. It should be noted that the internal <br />intersections linking Prior Avenue to Mount Ridge Road are assumed as <br />roundabouts. <br />These improvements provide access from the proposed development to <br />County Road C2 and County Road C, not directly to Cleveland Avenue at <br />a future Iona Lane (as depicted in Figure 4). <br />This is anticipated to be an interim condition. <br />b. Cleveland Avenue at County Road C <br />• Construct a dedicated westbound right-turn lane (with turn lane storage) <br />c. Countv Road C at Prior Avenue <br />PF08-001_RPCA_GeneralConcept030508.doc Page 12 of 14 <br />