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SIGNAGE: The applicant is proposing to install a 20 foot tall pylon sign on the site as well as wall signage. At this point, the sign package is not complete and will need to be reviewed by staff prior to the issuance of a sign permit. LANDSCAPING: The landscape plan consists of a combination of maintaining existing trees in the northwest corner of the site and adding evergreen and deciduous trees and shrubs. The multi-family residential neighborhood to the north and west will be screened by a combination of the buildings rear wall, a board on board wood fence on the west side of the property, and a buffering of landscape materials. SITE LIGHTING: For site lighting, the applicants are proposing to use a down cast shoe box fixture. The photo metrics submitted with the package indicate that the light trespass beyond the property will not be a problem. The application material did not specify the type oflight to be mounted on the wall. This fixture should also be a down cast to avoid the potential of a bright spot in the neighborhood to the north and west. TRAFFIC CONSIDERATIONS: Included with this report is a copy of a traffic impact analysis done by RLK Associates, engineers and planners. In general, this report indicates that the traffic generated by the proposed Car-X Muftler and Brakes store will be less than what could be generated by the existing medical office building if it were operating. They have also indicated that the overall site circulation for the project works well for both customers and for delivery vehicles. 3. Engineering Considerations The engineering staff has reviewed this application and have made the following comments: a. Catch basins need to be placed on both sides of the driveway entrance to pick up the drainage before it runs into the City street. b. The existing fire hydrant at the northwest corner of the lot will have to be relocated to the south or a paved area from the parking lot to the hydrant will have to be provided for fire truck operations. c. A sidewalk along Snelling frontage road is required. 4. Summary and Conclusions The development of this .544 acre parcel of land for commercial/retail purposes is consistent with the City's Comprehensive Land Use Guide Plan and with the B-3 General Business zoning classification. In general, the site plan and building configuration works well on the site. The building materials, trash storage, roof top screening, landscaping, and site lighting are all consistent with the City's design standards chapter of the zoning code. Traffic analysis indicates that the traffic generated by the proposed use should be less than what was originally on the site. The overhead doors are on the south elevation of the building and do not directly face Snelling Avenue or the frontage road. Additional