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Findings for denial would include the following: <br />1. The proposed use cannot demonstrate adequate parking on the property, <br />considering other retail uses present, to meet the requirements of the City's <br />zoning regulations. <br />2. The proposed application is likely to create noise and other impacts in the portion <br />of the property that abuts a residential area, and which would be incompatible <br />with the adjoining land uses. <br />3. There are no buffering or screening measures present or proposed which would <br />be able to mitigate the impacts of late night, outdoor activity. <br />4. The site plan is inconsistent with the zoning ordinance and Architectural <br />Guidelines documents in the provision of outdoor green space and pedestrian <br />facilities. <br />To further consider the application, it would be necessary to undertake, at minimum, the <br />following studies and plan development: <br />• Traffic study analyzing peak traffic generation and flow. <br />• Parking study analyzing parking demand and impacts on other retail tenants. <br />• Operational considerations to manage outdoor and noise impacts, especially in <br />the north area of the site. <br />• Screening and buffering improvements that would insulate the late-night aspects <br />of the facility from the adjoining residential development. <br />• Upgraded site plan to comply with the City's landscaping and site improvements <br />required in the Architectural Guidelines and Zoning Ordinance. <br />pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Chris Gnetz, 5853 Linden Avenue North, Lake Elmo, MN 55042 <br />6 <br />