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be impacted and how trees to be preserved within the required setbacks will be incorporated into the final landscape plan. Landscape buffers are included for the new development area adjacent to the commercial property to the east and the residentially zoned property to the north. Streetscape plantings are proposed along the entire Stearns Road frontage. Ornamental landscaping is included around the building foundation and landscape screening is shown around the new Dunkin dumpster enclosure. The plan includes a note that all areas receiving new landscaping will be provided with an irrigation system. The interim condition of the future development area is shown as grass. The applicant proposes a new curb cut from Stearns Road. The city required a traffic study to be completed and the plans have incorporated the recommendations of the traffic engineer. The right-of-way will be modified, at the applicant's expense, to allow for a left turn lane on southbound Steans Road leading up to the curb cut. A right turn lane on northbound Stearns Road will likewise be constructed. The addition of the right turn lane will result in pushing the sidewalk outside the right-of-way, so the applicant shall provide a sidewalk easement to the city. The curb cut will allow traffic to enter from both directions while vehicles exiting at Stearns may only turn right. Stormwater will be managed primarily through an added underground storage system located just north of the new Stearns Road curb cut. All new utilities serving the site must be run underground. The applicant received a parking variance to reduce the count from 49 to 42 spaces, given a high percentage of sales comes from the drive through. Bike parking is provided. Walkways connect the sidewalk along Stearns Road to the proposed Dunkin and future new commercial building. One existing dumpster enclosure north of Rite-Aid will be eliminated and a replacement constructed near the northeast corner of the building. A second, double width dumpster enclosure will be constructed east of the Dunkin drive through. The enclosures will be masonry with wood gates. The lighting plan is code compliant, including illumination levels, fixture type, pole bases, heights and locations. There is no light trespass at adjacent residential property lines. The applicant received several variances for signage, consistent with upcoming changes to the city's sign code. These included additional drive through facility signs, driveway signs and a small area of digital sign face for the main monument, which was approved as a second ground sign on the lot. Mr. DiFranco requires that the offsite improvements to Stearns Road be constructed with this project. An inspection report of the existing stormwater management will need to be submitted before permits are issued. The traffic study is based on a 2,000 square foot building, but the plans show a 2,364 square foot building, therefore they will need to be corrected to match. Mr. O'Malley asked for confirmation that if a second building is added in the future, then an additional curb cut would not be put in. Mr. Stasiak said the traffic study has been updated to show a 2,364 square foot building and it will be sent out to everyone. He also confirmed that a future curb cut would not be installed if another building is added. Mr. Olivos asked about the height of the rail shown on PR -1. The masonry wall has a metal coping detail but no detail is shown. He also recommended that the drawings show how the masonry and fiber cement will come together. Mr. Stasiak said these details will be shown in the construction plans. Mr. Stasiak said the underside of the overhang will be fiber cement and the "North Olmsted Runs on Dunkin" panel will be recessed into the masonry wall. He added that the gutters will be custom-made so they match the rest of the materials. Mr. Olivos asked that detail 47 on sheet AS -2 show the concrete will be beveled and sloped around the cylinders.