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<br />Conditional Use Permit No. 2006-11 <br />Variance Nos. 2006-03 thru 2006-05 <br />August 28, 2006 <br />Page 2 <br /> <br />Surrounding land uses include retail and residential uses across Warner <br />Avenue to the north; retail and commercial uses to the south; medical <br />offices and residential property to the east; and retail uses across <br />Bristol Street to the west (Exhibits 1 and 2) . <br /> <br />Project Description <br /> <br />The applicant is <br />coffee shop with <br />retail space. <br /> <br />proposing to construct <br />a drive-through lane <br /> <br />a <br />and <br /> <br />2,013 square foot Starbucks <br />attached 1,773 square foot <br /> <br />As a requirement of the project, a dedication of 12 to 18 feet has been <br />provided along the frontage of the new building along Bristol Street and <br />Warner Avenue. This dedicated area will be landscaped until future street <br />improvements are made. The applicant has provided the required 15 - foot <br />landscape setback along Warner Avenue and the frontage of the new building <br />along Bristol Street. Between five feet and eight feet of new landscaping <br />is being provided along the remainder of the Bristol Street frontage. <br /> <br />Architecture for the project incorporates several tower elements, a metal <br />roof canopy, aluminum store front windows and a combination of stucco and <br />stone veneer . Decorative pavement has been provided to accent proj ect <br />walkways, outdoor seating areas and across project drive entrances on the <br />Starbucks site (Exhibit 3). <br /> <br />A total of 52 new trees will be added to the site as a result of this <br />project. Tree sizes have been upgraded from 24-inch box trees to 36-inch <br />box trees with the majority of these trees located at the corner of <br />Bristol Street and Warner Avenue and along the street frontage of the <br />shopping center. The tree palette includes 31 Australian Flame Trees, <br />three Canary Island Date Palms, nine Canary Island Pine Trees and nine <br />Aristrocrat Pears. <br /> <br />Analysis of the Issues <br /> <br />The Bristol Warner Village shopping center is considered legal non- <br />conforming because the site does not comply with the City's current <br />development standards. Per City code, when a new building is added to a <br />non-conforming site, the entire property, in this case the 7.61 acre <br />shopping center, is required to be brought into conformance with City <br />development standards. <br /> <br />31A-3 <br />