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equipment will be provided to staff for review to ensure that location and screening of each is appropriate and in accordance with City requirements. ACCESS/TRAFFIC: The proposal calls for three access points to the entire parcel. Site access will be a curb cut along the West side of the Snelling service road and two curb cuts along the County Rd. B service road to be constructed in .1985/86 when the Minnesota Department of Transportation upgrades the Snelling/County Rd. B intersection. In the meantime, applicant will provide temporary access through a private driveway from County Rd. B West of the existing median strip. The Westerly entrance, serviced directly off County Rd. B, will be primarily utilized by employees and delivery trucks. The Easterly entrance will be primarily utilized by patrons. After construction of the new service road, it is envisioned that most of the traffic generated by the use will utilize the Easterly entrance on the service road as shown on the site plan. However, some traffic along the Snelling service road is also contemplated. The local traffic pattern will be altered by the construction of the new service road. In applicant's opinion, the proposed total 33,000 square feet of retail uses will generate moderate traffic volumes that will constitute only a minor component of total area traffic flows. The current daily traffic flows are as follows: Snelling Avenue North 13,860 Snelling Avenue South 12,500 County Rd. B East 5,200 County Rd. B West 5,800 Based upon the Institute of Traffic Engineers' Study, it is estimated that an average small shopping center of this size will generate 105 trips during the A.M. peak hour and 441 trips during the P.M. peak hour. PARKING: Based upon the ordinance, a total of 165 parking spaces are required. LANDSCAPING: The applicant is proposing a landscaping plan which includes an irrigation system. GRADING/DRAINAGE: The site is basically flat with a gradual slope from West to East, thus only minor grading is required under this site plan. The site currently drains Easterly to the storm drains along Snelling Avenue where it is serviced by a 42" storm sewer along the service road. Applicant's engineer will work with the City in preparing a drainage plan that will meet with approval of the City Engineer. A permit from the Rice Creek Watershed District will be applied for by applicant.