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between vehicles and the building; this is standard practice for drive -through restaurants. <br />Signage <br />The Applicant is proposing three wall signs, each with the "Taco Bell" text and bell logo. One of these wall signs <br />will be on the east side of the building, attached to the entry tower above the main entrance vestibule. The other <br />two wall signs will be attached to the southwest corner tower, with one facing west and the other facing south. In <br />addition to the wall signs, two freestanding signs are proposed on the Subject Property. A single -tenant pylon sign <br />will be placed at the southwest corner of the lot to direct traffic along Armstrong Boulevard to Taco Bell's <br />location. Additionally, as noted in the Staff Report for Bunker Lake Crossing's Preliminary Plat, a multi -tenant <br />pylon sign will be placed at the northwest corner of the lot to direct traffic along Bunker Lake Boulevard to the <br />overall development, with sign panels representing Taco Bell, Chipotle, and a future third tenant. Staff is working <br />with the Applicant to properly locate all freestanding signage to avoid conflicts with easements and utilities. All <br />signage has been reviewed in accordance with the newly -created Chapter 108 of Ramsey City Code. The <br />Applicant is aware of the need for separate sign permits that are reviewed and approved administratively. <br />Landscape Plan <br />Per the Staff Report from the Environmental Policy Board's (EPB) meeting on May 19th, the Landscape Plan <br />includes a combination of evergreen and deciduous trees, along with some ornamental trees, shrubs, and <br />perennials. All proposed species and sizes are acceptable. There is sufficient diversity among the proposed <br />species. A combination of sod and seeding is proposed to establish permanent ground cover. Sod will be <br />installed along Armstrong Boulevard and wrapping around the southern portion of the property. Sod will also be <br />installed along the back of curb adjacent to the parking stalls and along the drive-thru lane with seeding beyond <br />that. An ornamental wrought -iron fence is proposed behind the curb of the drive-thru lane on the west side of the <br />building. Staff will continue to work with the lots to the south to try and ensure a consistent style of fence across <br />all three lots being created by the Bunker Lake Crossing plat. The Landscape Plan does comply with the <br />minimum requirements. <br />Lighting Plan <br />Section 106-310 of City Code provides lighting regulations for all developments in the City. All photometric <br />readings will measure less than 0.5 footcandles at the property line and will measure at least 1.0 footcandle <br />throughout the parking lot in compliance with City Code. All lighting must be downcast and shielded. Staff is <br />working with the Applicant to ensure all photometric regulations are met. <br />Utilities <br />The site will be served by municipal water and sanitary sewer. The water main connection will come from a <br />shared main near the southeast corner of the parking lot, adjacent to the driveway to the private access road. The <br />sanitary sewer connection will come from a line northwest of the building, which then connects under Armstrong <br />Boulevard to a sewer main on the west side of the street. <br />Stormwater Management <br />The site's stormwater will be collected and directed to the large pond in Waterfront Park, roughly a quarter -mile <br />east-southeast of the site. The Applicant has designed the parking lot and drive -through lane to drain into five <br />interconnected catch basins, which then feed into a storm sewer main at the southwest corner of the site. <br />Variance <br />As noted above, the Applicant is proposing to construct a drive -through lane that wraps counter -clockwise around <br />the Taco Bell building. This results in a significant portion of the drive -through lane being placed in the front yard <br />of the property along Armstrong Boulevard. Section 106-625(5) of Ramsey City Code states that "drive -through <br />lanes are not permitted in the front yard or within the front build -to line." The Applicant has stated the need for a <br />Variance to this standard because of the lot dimensions and wetland constraints. <br />City Code Section 106-220 discusses the practical difficulties that are allowed to be used for justifying variances <br />(below in italics). Among them, the Applicant has identified the following practical difficulties and associated <br />justifications for the variance: <br />• That the property owner proposes to use the property in a reasonable manner not permitted by the zoning <br />