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11.The proposed grocery store will not impair the enjoyment or future `., development of properties in the immediate vicinity of the site. 12.None of the properties adjacent to the proposed grocery store are vacant. The redevelopment of this site will not impede the normal redevelopment of the adjacent properties. 13.The grocery store will require the extension of sanitary sewer to the property. This will not be done at the City's cost, but the applicant is requesting Tax Increment Financing to cover this expense. The long-term cost of maintaining the necessary infrastructure will be offset by the ultimate increased tax revenue to the City for this development. 14.The traffic approaches to the property have been reviewed and accepted by Mn/DOT. 15.The development contains adequate off-street parking and loading areas. 16.The applicant has submitted an erosion control plan, which effectively manages potential erosion problems. 17.There are no significant natural, scenic or historical structures on or near this property, Please note that the Planning Commission also added the following as conditions to the conditional use permit: 1. The request to rezone from Commercial to Downtown Mixed Use that is pending before the City Council shall be withdrawn by the applicant. Within four days of this approval, the applicant shall send a letter to the City requesting the application be withdrawn. 2. The stormwater management plan submitted, subject to review and approval by the City Engineer, shall be fully implemented. 3. Wthin 90 days of this approval, a lighting plan shall be submitted for Planning Commission review. The plan shall demonstrate that all lighting shall be downward directional, hooded so as not to create glare on adjacent properties or public space and shall be compatible with the surrounding properties. Provisions for reducing the amount of lighting after-hours shall be demonstrated. Once modified to be acceptable to the Planning Commission, the plan shall be fully implemented. 4. The area shown on the landscaping plan as "native seed grass" shall be a minimum maintenance area. The native grass established in this area shall not be intensively managed but shall be allowed to grow to a more natural state. 5. Within 12 months of opening of the grocery store, the open space area to the south of the proposed store shall have vegetation established. The vegetation in this area shall be native plantings, including grasses and trees (seedlings are adequate) that shall be allowed to grow as a native edge-forested area. The property owner shall water this area, as needed, to ensure that the native plantings adequately establish. 6. The trees indicated on the landscaping plan shall be maintained in perpetuity as the minimum amount of screening provided for on this