1. Recommend approval of draft ordinance amending PD-290 to add Zone 5, establish performance criteria, and redesignate Lot 1, Block 2, APPLE VALLEY COMMERCIAL ADDITION from Zone 1 to Zone 5, subject to execution of a Planned Development Agreement. 
2. Recommend approval of a Conditional Use Permit for Drive-thru facility in connection with Class I Restaurant, subject to compliance with all City Codes, the submitted plans, and the following conditions:
   1. Approval of the conditional use permit is conditioned upon approval of the PD ordinance amendment to provide for a drive-thru facility as a conditional use.
   2. The conditional use permit shall not be issued until the public project improvement contract is awarded for right-of-way improvements to 147th Street West (between Cedar Avenue and north Glazier Avenue).
   3. An exit sign shall be posted along the west property line directing drive-thru traffic to  exit using the south access.
3. Recommend approval of a Conditional Use Permit for Temporary Outdoor Storage of an 8' x 20' refrigerated storage box subject to compliance with all City Code, the submitted plans, and the following conditions:
   1. Approval of the conditional use permit is conditioned upon approval of the PD ordinance amendment to provide for temporary outdoor storage of a storage container as a conditional use.
   2. The container shall be placed in the location on the site identified in the approved site plan.
   3. The container area shall be maintained in a neat and sanitary condition, free from trash and other debris.  No other outdoor storage permitted.
   4. Use of the storage container shall not exceed 60 days per calendar year, unless an extension is approved by the City Council.
   5. The storage container shall not exceed 8’ x 20’ and the color of the container must be painted a similar color that matches the color of the primary building exterior.
   6. The container shall be located on a paved surface constructed to specifications as approved by the City Engineer.
   7. The container shall be screened by a minimum 8’ tall wall constructed of the same exterior building materials as the primary building.
   8. The container and screening wall shall not interfere with vehicular or pedestrian traffic on the site or be located within parking stalls as to result in the site not meeting the required parking stalls in accordance with the regulations elsewhere in this Code.
4. Recommend approval of Site Plan/Building Permit Authorization to Construct a 9,000 sq. ft. Restaurant, subject to compliance with all City Codes, the submitted plans, and the following conditions:
   1. Approval of the site plan/building permit authorization is subject approval of the PD ordinance amendments.
   2. Approval of the site plan/building permit authorization is subject to approval of the conditional use permit for a double-drive-thru lane.
   3. Approval of the site plan/building permit authorization is subject to approval of the conditional use permit for an 8' x 20' refrigerated storage box.
   4. A nursery bid list shall be submitted at time of application of the building permit that confirms the value of the landscape plantings meet or exceed 2-1/2% of the value of the construction of the building based on Means Construction Data.
   5. The owner shall submit a treatment plan for preservation of the existing ash tree on the site or the tree shall be removed.
   6. No sign approvals are given this time.  A separate sign permit must be obtained prior to the installation of any signs on the site.
   7. The drive-thru pre-order sign is not approved.  No signs shall be installed prior to the issuance of a sign permit.
   8. The northern driveway access at Glazier Ave shall be designed for right-in enter-only access.
   9. Civil plans are subject to final review and approval by the City Engineer at the time of application of the building permit.
   10. A lighting plan showing light levels on the site shall be submitted at the time of application of the building permit subject to review and approval by the Planner.

Launch Properties and Ryan Real Estate request consideration of an application for the redevelopment of the Ryan Real Estate building at 14750 Cedar Ave (Lot 1, Block 2 Apple Valley Commercial Addition). The proposed development would involve the demolition of the existing multiple-tenant office building and construction of a 9,000 sq. ft. Class I Casual restaurant with two drive-thru lanes. 

Site Plan: The petitioners propose to construct the 9,000 sq. ft. restaurant on the northwest side of the site.  The front entrance will be on the south side of the building. Double drive-thru lanes are proposed to be accessed from the east side of the parking lot, traversing counter-clockwise around the north and then exiting on the west side of the site between Cedar Avenue and the building. The required number of parking spaces is calculated based on the number of seats in the restaurant. With 212 indoor seats and 28 outdoor seats, a total of 89 parking spaces would be required; ninety-seven (97) spaces are provided on the site.

The following items have been addressed since the August 16, 2017, Planning Commission meeting.

1. Location of bicycle racks.  The bicycle rack is shown just east of the front doors.
2. Width of sidewalk in front of the outdoor dining area.  The sidewalk in front of the outdoor dining area meets the minimum requirement of 5'.
3. Pre-order board.  Pre-order boards are not permitted by the sign code.  A separate sign variance would need to be obtained.
4. TDU encroachments.  Portillo's shifted the parking lot to the east to remove the parking lot from the County's trail, drainage and utility (TDU) easements.  The double drive-thru still encroaches into the easement, but the County states that a right-of-way permit may be obtained for the encroachment.
5. Temporary outdoor storage of refrigerated container.  Standards for allowing temporary outdoor storage are now included in the draft ordinance amendment.  Portillo's has provided an updated elevation showing the screening wall of the dumpster enclosure  lengthened to screen the temporary container.
6. Inter-planting new trees with existing trees along Cedar Ave.  Planting new trees in between the existing trees is no longer shown on landscape plan.  Instead, the petitioner is adding benches with surrounding plantings along Cedar Ave.  The existing trees will be protected during construction.
7. Does the landscape plan meet 2-1/2% value?  At time of application of the building permit, the petitioner will need to provide a nursery bid list that confirms this requirement has been met.  Irrigation, decorative paving, statuary and permanent landscape structures may be counted toward the landscape budget.
8. Distance of southwest parking curbline from existing Cedar Ave trees?  Scaling indicates the curb will be about 7' from center of the existing trees.

Expected Traffic Impacts on Area Intersections: A traffic study was conducted which found that the intersection of 147th Street and Glazier Ave, Cedar Ave and 147th Street, and the drive access off 147th Street to the Cedar Marketplace site  will be impacted by the increased traffic levels resulting from the redevelopment. The petitioners state that any redevelopment of the site would likely increase traffic levels on the surrounding streets.  A regional solution, including modifications to area intersections and construction of a roundabout has been discussed.  The traffic study indicates that the proposed improvements would address future traffic needs in this area.  The proposed street improvements are tentatively scheduled to be discussed with the City Council at its October 12, 2017, Informal meeting.