1. Recommend approval of the draft ordinance rezoning the subject property from Zone 1 to Zone 5 and establishing area and setback standards for Zone 5 subject to execution of a Planned Development Agreement.
2. Recommend approval of a conditional use permit for operation of a single lane drive-thru service in connection with a Class III Restaurant with the following conditions:
   1. Approval of a conditional use permit (CUP) is subject to approval of zoning amendments to allow drive-thru window service on this site.
   2. The drive-thru lane shall be designed with bump outs or other treatments to minimize conflicts between the drive-thru lane and delivery vehicles.
   3. The final design of the drive-thru lane shall be subject to review and approval of the City Engineer.
3. Recommend approval of the Site Plan and give Building Permit Authorization for construction of an 11,000 sq. ft. multiple tenant building in accordance with the approved plans and subject to conformance with all City Codes and the following conditions:
   1. Approval of the site plan/building permit authorization is subject to approval of amendments to PD-290 and execution of a Planned Development Agreement.
   2. Approval of the site plan/building permit authorization is subject to approval of the CUP for window drive-thru service.
   3. 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.
   4. A demolition plan shall be submitted which specifies which trees are to be removed and which are to be preserved.
   5. The grading and drainage plans shall be revised to show tree protective fencing in areas where existing trees are to be protect.
   6. No sign approvals are given at this time.  A separate sign permit must be obtained prior to the installation of any signs on the site.
   7. Civil plans are subject to final review and approval by the City Engineer at the time of application of the building permit and natural resources management permit (NRMP).
   8. 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 CJ Ryan, LLC request consideration of an application for the redevelopment of the Ryan Real Estate property at 14750 Cedar Ave (Lot 1, Block 2 Apple Valley Commercial Addition) on the southeast corner of Cedar Ave and 147th Street W. The proposed development would include the demolition of the existing multiple-tenant office building and construction of an 11,000 sq. ft. multiple tenant building with two small restaurants, a coffee shop with a single drive-thru lane and a dental office.

The proposed 11,000 sq. ft. multiple tenant retail building is proposed to have the following tenants: 

• 3,600 sq. ft. Class I Casual Restaurant
• 2,200 sq. ft. Class III Restaurant,
• 2,100sq. ft. Class III coffee shop with drive-thru window service
• 3,000 sq. ft. dental office 

The new building is proposed to be oriented in a north-south alignment parallel with Cedar Ave.  The number of seats in the restaurants will be somewhat limited by the number of parking spaces available on the site.  At this time, 93 parking spaces are required based on the number of seats indicated; 94 parking spaces are provided.  The drive-thru lane will circulate in a counterclockwise direction around the north and west sides of the building.  The drive-thru window will be located on the south side of the building.  A longer bypass lane has been added.

The public hearing for the zoning amendments and conditional use permit (CUP) was held at the June 6, 2018, Planning Commission meeting.  The Site Plan has been modified to address concerns raised by the Planning Commission and staff.

1. The bypass lane was expanded to 18' wide which will allow for a narrow, but functional, bypass.
2. The parking lot setbacks from 147th Street and Glazier Ave were increased to provide a minimum of 10' to meet the PD zoning requirements.

The City Engineer is concerned that the location of the dumpsters may cause conflicts between customers trying to enter the site and trash removal activities.  Staff will continue to work with the petitioner on this issue.

Zoning: The northeast quadrant of the County Road 42 and Cedar Avenue intersection is zoned Planned Development No. 290 (PD-290) which provides for an integrated mix of limited business and certain retail uses that support limited business uses.  The draft ordinance proposes to rezone the property from Zone 1 to Zone 5 which would contain many of the same limited business uses as Zone 1.  Zone 5 is based on Zone 4 which currently allows Class III Restaurants and drive-thru in connection with a Class III Restaurant by conditional use permit.  Zone 5 will be set up to not allow the retail uses currently allowed in Zone 4 to ensure the limited business uses are retained but to allow for the addition of the Class III restaurants and drive-thru.  This zoning will not impact neighboring properties currently zoned Zone 1. 

Street and Intersection Impacts: A preliminary traffic study was done which analyzed potential traffic impacts resulting from the redevelopment of the site.  During peak periods, backups occur when vehicles are waiting at the intersection of Cedar Avenue and 147th Street which prevents vehicles from being able to turn west from northbound Glazier Ave. Backups occur when the 147th Street queue extends past Glazier Ave to the south, making it very difficult to turn west on 147th Street.  The traffic study finds that the new development will generate additional traffic in the area.  Regional road improvements will be needed for the intersections of Cedar Ave and 147th Street and 147th Street and Glazier Ave north extension and south extension. 

The City Council will review the Preliminary Engineering Study to begin to address regional road improvements in this area at its June 14, 2018, meeting.  The study is expected to be authorized at that meeting.