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the West Snelling Avenue Frontage Road along the north side of the site. There is currently one driveway approach to the site from County Road B. It is located relatively close to Snelling Avenue. The applicant proposes to relocate the existing County Road "B" approach 19 feet to the west of its current location and add a second approach at the southwest corner of the site. Staff was concerned that the additional entrance may cause confusion and additional conflicts for motorists on County Road B. There is a potential for the entrance to be partially blocked by traffic leaving the gas pump area and being positioned over the center of the driveway. (A driveway access permit must be issued by Ramsey County.) The City's traffic consultant, Glen Van Wormer, reviewed the site and found that additional access southwest "B" may actually reduce conflicts and congestion. V an Wormer suggested that the northeast entrance be closed to reduce cross-through traffic. Staff expressed concern about tanker exiting with only one exit on the north side and recommended that in order to inhibit thru-traffic from the southeast entrance to the northeast entrance, the applicant construct a strong landscape element and signage in this area to identify this property as privately owned and not a part of the highway frontage road. 4) PARKING: The site plan indicates that 20 parking spaces will be provided in addition to the spaces at the pump island. The code requires 4 spaces plus 1 space per 150 square feet of floor area devoted to retail sales. In this case, the 20 spaces would satisfy this requirement. The applicants are proposing that a part of the convenience store space would be occupied by a !1Q sit down sandwich deli. The traffic consultant has indicated that this will not add significant trips to the site and should not create any problems at entrances. Approximately 400 daily trips to the site for sandwich deli can be anticipated, with 40 p.m. peak hour trips being generated. 5) LANDSCAPING: The landscape plan emphasizes perimeter landscaping with a good mix of evergreen and deciduous over-story trees. The over-story trees are complimented with foundation planting shrubs. Of special note is the landscape area in the southeast quadrant of the site, where additional planting is necessary to visually alert motorists that the driveway is not part of the frontage road system.. 6) SITE PLAN SETBACKS: The site plan, as presented, meets setback requirements from property lines. However, along the north line, the Snelling Avenue Frontage Road is constructed on the property without an easement. Engineering staff is recommending, as part of the conditional use permit, the applicant dedicate a 20 foot easement to the City. 7) DESIGN STANDARDS: The plans were reviewed based on the City's design standards and the following was determined: 1. The exterior materials of brick, glass and stucco, meet the design standards. 2. The 5% interior parking lot landscaping would not be met, however, because of the nature of the required site design for a motor fuel station, this standard would not apply. A strong perimeter landscape plan is provided. 3. The rooftop HV AC units will be screened by a 3 foot parapet wall. 4. The property does not abut residential properties and therefore, screening requirements do 2