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Amendment Application No. Conditional Use Permit No. January 5, 2004 Page 4 2003-08 2003-28 Conditional Use Permit If the amendment application is approved, a conditional use permit to allow a drive-through window service is required. This request has been reviewed based on the criteria established by the City and has been found to be consistent with the operational standards for drive-through establishments. To avoid impacts to the health, safety and general welfare of persons working or residing in the area, numerous mitigation measures have been incorporated into this project. The on-site vehicular circulation system has been designed to avoid conflicts between vehicles in the parking lot and the drive-through lane. Also, the ability for cars to stack onto Bristol Street has been eliminated through the location and design of the stacking lane. The stacking lane has also been designed to operate within the subject site, thereby avoiding impacts to other users and the circulation system within the shopping center. Finally, the aesthetic issues related to drive-through lanes have been addressed by the installation of a row of mature hedges around the drive-through lane that will reduce the light and glare imposed on traffic traveling on Callens Common and Bristol Street by vehicles using the drive-through lane. At the October 27, 2003, Planning Commission hearing, the item was continued for 30 days to ensure compliance with the minimum stacking lane requirement, allow for evaluation of the proposed architectural elevations, and review the landscape design. Staff met with the applicant on November 6 and November 13, 2003 to discuss revisions to the site plan and building elevations. The applicant revised the proposed site plan to comply with the 160-foot drive-through stacking lane requirement and has added additional smooth stone veneer along all sides of the two proposed tower elements. Staff recommended the use of flagstone or other similar natural stone in order to add additional depth to the proposed elevations. Further, staff recommended elimination of the proposed building arches to ensure a more streamlined and contemporary design of the building. Lastly, the applicant increased the proposed number of Canary Island Pine Trees from seven to twelve and added a landscape berm to prevent light intrusion from the proposed drive-through lane onto Bristol Street. On November 24, 2003, the Planning Commission reviewed the revised proposal and approved the project subject to the removal of the proposed building arches on the north and east elevations and use of natural stone as recommended by staff. 75.B. Page 82