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2. pavement, and that the increased fence height would shield the residents from the headlights. The noise analysis to be completed should include the possible impacts from the order station and the speaker box. The vent stacks from the fuel storage tanks should be screened from view. Staff suggested that they be aggregated and placed in a flagpole. An annual noise analysis should be completed to determine noise levels at the carwash. ,-- 3. 4. Staff believes that the proposed project is very nicely designed, and noted that the applicant endeavored to meet conditions and the concerns of the Commission. He noted that it was a very attractive development in a visually important part of the city. Staff recommended approval ofthe project following the recommendations listed in the staff report plus those noted above. - Commissioner Roberts inquired whether sound walls would be considered on top of the 54-inch fence if noise became a problem. Mr. Pavan replied that they could be added in the southwest corner of the site, where no walls are currently provided. He noted that could be added to the condition and that the hours of operation could be reduced. He noted that no fencing would be provided and added that the east property line would adjoin the future fire station site. He noted that the landscaping on the fire station property would provide screening of the drive-through lane and provide an integrated appearance between the two sites. In response to an inquiry by Commission Kameny, Mr. Pavan replied that a fast food restaurant was a permitted use. While staff could examine the hours of operation, it did not have discretion on which restaurant may be located on the site. THE PUBLIC HEARING WAS OPENED. COMMENTS FROM THE APPLICANT Mark Hirsch, Bernal Partners, L.L.C., noted that he was pleased to bring this project before the Planning Commission after four months of working with the Commission and the community. He complimented staff's willingness to work with them in the development of this project. He noted that Bernal Partners would own and operate the facility and introduced the members of the team. He noted that there were many supporters of the project in the audience and asked them to raise their hands. Don Ruthroff, Dahlin Group, San Ramon, noted that Dahlin Group was very familiar with the site and had designed the homes immediately behind the site. When the Commission made its design concerns known to Bernal Partners, they contacted Dahlin to design the project in a neighborhood character that would blend well with the existing homes. He noted that the architecture was eclectic, with some Country French elements included for a neighborhood/country store feel. He described the elements of the color r- PLANNING COMMISSION MINUTES August 14, 2002 Page 10