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Conditional Use Permit No. 2015 -18 Variance No. 2015 -09 November 9, 2015 Page 2 The applicant proposes to construct a 5,450 square foot multi- tenant corner pad with retail and restaurant uses. In conjunction with the new corner pad, the applicant is requesting a conditional use permit to allow drive - through window service for a future eating establishment. As required by code, an 80 -foot separation between the pick -up window and the order board and another 80 -foot separation between the order board and the entrance to the drive- through lane has been provided. In addition, the applicant is proposing a 3,850 square foot building pad at the southwest corner of the site for a future banking center with drive -up teller service. The buildings will feature a contemporary architectural theme and will include pedestrian links to each arterial street and the interior of the existing Target. Key architectural elements will be applied to each new building and the existing Target building including exposed trellis and metal canopy features, smooth stucco finish, natural stone veneer, and a decorative plaster cornice roof accents. The project will introduce additional interior and perimeter landscaping in order to bring the site closer into compliance as required by code. Although the total square footage for the shopping center will result in a net increase of 200 square feet following the demolition of the existing 9,100 square foot automotive building, Section 41 -6812 of the Santa Ana Municipal Code (SAMC) requires nonconforming sites to comply with current off - street parking requirements. As a result, the applicant is requesting approval of a variance to allow a reduction in required parking for the two proposed building pads (Exhibits 4 through 9). TI =tom � MIM— , Drive- Throuah Window Service Drive- through window service is considered a critical operational component of a quick -serve restaurant. The conditional use permit 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 impact to the health, safety and general welfare of persons working or residing in the area, numerous conditions of approval have been incorporated into this project. The existing on -site circulation system has been designed to avoid conflicts between vehicles in the parking area and the drive - through lane. Also, the ability for cars to stack onto Seventeenth Street or Grand Avenue has been eliminated through the location and design of the proposed stacking lane. In order to avoid pedestrian and vehicle conflicts, a clear path of travel between each building pad and the public sidewalk has been incorporated as part of the project design. Parking Variance The applicant is requesting approval of a variance to allow a reduction in required parking. The entire shopping center currently contains 498 parking spaces to serve the two existing buildings. The proposed retail and restaurant corner pad building is parked at a rate of five spaces per 1,000 square 31 B -4