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<br />Conditional Use Permit No. 2003-17 <br />Variance No. 2004-05 <br />August 9, 2004 <br />Page 2 <br /> <br />The property is approximately 0.51 acres In size, rectangular in shape <br />and currently vacant. The property is located on the northeast corner <br />of Bristol Street and Memory Lane. Both streets are designated as <br />arterial streets in the Circulation Element of the General Plan. <br /> <br />Project Description <br /> <br />The project involves the construction of a new 5,000 square foot <br />building. Along with a Starbucks with drive-through window service, the <br />entire building will be comprised of eating establishment uses (Exhibits <br />3, 4 and 5). Additionally, an outdoor seating area will be provided for <br />Starbucks adj acent to the building along Bristol Street. Operating <br />hours will be from 5:30 a.m. to 11:30 p.m. Monday through Thursday, 6:30 <br />a.m. to 12:00 a.m. Friday and Saturday, and 6:30 a.m. to 11:00 p.m. <br />Sunday. <br /> <br />The drive-through lane will include one menu reader board along with a <br />pick-up window where the food is transferred to the customers. As <br />required by code, an 80-foot separation between the food pick-up window <br />and the order board and another 80-foot separation between the order board <br />and entrance to the drive-through lane have been provided. <br /> <br />The proposed commercial development will comply with the commercial <br />landscape standards. The proposed plant material will be of high quality <br />and will visually enhance the development. Jacaranda, London Plane <br />Sycamores and Date Palm trees are proposed for the site and Canary Island <br />Pines will be included on the Floral Park Promenade landscape setback <br />along Memory Lane (Exhibit 6). <br /> <br />The design of the project demonstrates a high quality appearance <br />appropriate for the use and satisfies the design standards set forth in <br />the Urban Design Element. The building will have multi fa9ade <br />proj ections and varying roof pitches. A three-color exterior palette <br />along with stone veneer and concrete roof tiles will highlight the <br />building's architecture style. A hipped roof tower located on the <br />northwest corner of the building is proposed to mark the Starbucks entry <br />(Exhibi ts 7). <br /> <br />Analysis of the Issues <br /> <br />On August 18, 2003, the City Council approved Conditional Use Permit No. <br />2003-17 and Variance No. 2003-02 to allow a Starbucks with drive-through <br />window service and outdoor seating area. The proj ect consisted of a <br /> <br />758-14 <br />