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13. Undertake related site improvements (e.g., new parking, grading and drainage, landscaping, walkways); and 14. Extend the existing left-turn vehicle storage lane on northbound Hopyard Road to westbound Owens Drive. Please refer to the attached Planning Commission staff report, dated October 22, 2014 for additional project information. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on October 22, 2014 to review the proposed project. Detailed information on this meeting is provided in the attached excerpts of the Planning Commission minutes (Attachment 9). No members of the public spoke on this project. The Commission, on a 4 -0 vote, recommended approval of the applications with the following modifications to staff's recommended conditions: Prior to issuance of a building permit, the applicant shall work with staff and revise the project plans to include the following design modifications, subject to review and approval by the Director of Community Development: • additional stone veneer on the north and east sides of the building; • additional design features, such as trellises and windows, on the north side of the building; and • additional trees and /or larger trees along the north and east elevations to provide more effective screening of the building. In addition, following the Planning Commission hearing, staff worked with the project applicant on further refining a proposed entryway feature, visible from Hopyard Road, to ensure a high - quality design and an aesthetic appearance that is distinct from the proposed restaurant. DISCUSSION The attached Planning Commission staff report dated October 22, 2014 provides a detailed discussion of planning - related considerations associated with the proposed project, including: land use, zoning and rezoning, modification to the existing PUD approval, site layout, design elements, proposed uses, hours of operation, stormwater and utilities, parking, traffic and circulation, roadway dedication, tree removal, and signage. Key topics of analysis are summarized below: General Plan Consistency Staff believes that the proposed restaurant would be compatible with surrounding uses and would be consistent with the General Plan, including Land Use Element Program 2.2 (Sustainability), Program 5.2 (Overall Community Development), Policy 13 and Program 13.1 (Industrial, Commercial and Office), which promote the reuse Page 6 of 10