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approved by the Director of Community Development and City Landscape Architect prior to installation. Staff's comments: The lack of detail in the existing Conditional Use Permit approval in regard to the operational parameters of the Masonic Lodge has made it difficult for staff to enforce the conditions of approval. Staff believes the above recommended conditions are necessary to clarify allowed uses and frequency of uses, limit noise and light/glare, and address other concerns raised by the Millers. In developing the conditions above, staff carefully reviewed the recommended conditions proposed by the Millers in a letter dated September 21, 2015. Staff concurs with the Millers on some but not all of their recommended conditions, as summarized below: • Prohibition of outdoor uses. Staff does not support completely prohibiting use of the outdoor areas on the Masonic Lodge site because use of the outdoor space can be regulated to reduce impacts on the Millers. Although the existing Conditional Use Permit indicates that buildings should be designed so that activities will be focused toward the southern portion of the subject property, it does not prohibit outdoor activity. In addition, other similar facilities in close proximity to the Masonic Lodge (St. Clare's Episcopal Church and Harvest Valley Church) have usable outdoor space. In light of these conditions, staff believes it is reasonable for some activities to occur outside the building, such as in the patio area, but under certain conditions. With the proposed schedule of using the patio and outdoor areas for activities, staff believes that impacts to the Millers and other surrounding neighbors would be adequately mitigated. ® Noise and Glare. Staff agrees with the Millers that the kitchen door on the north side of the building should remain closed but not locked during business hours. In addition, staff also agrees that the light on the north side of the building and light on other sides of the building should be shielded to prevent light spillover. • STC -rated Door. Staff agreed with the Millers that the existing double /French door should be replaced by an STC rated door. Staff believes that requiring the a STC - rated door would ensure adequate sound mitigation in concert with other noise - reducing measures proposed above. FINDINGS The following findings are prepared for Option 3. If the Planning Commission chooses Option 3, it must make the following findings prior to granting the use permit modifications: A. That the proposed location of the conditional use is in accordance with the objectives of the zoning ordinance and the purpose of the district in which the site is located. Some of the objectives of the zoning ordinance are to: foster a harmonious, convenient, workable relationship among land uses, protect existing land uses from inharmonious UP -77 -13 Modifications, 3370 Hopyard Road Planning Commission Page 14 of 16