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42 on-site parking spaces conforms with the PMC requirements and, therefore, staff believes adequate parking would be provided for the proposed project. Traffic The City's Traffic Engineer has evaluated the traffic impacts due to the proposed project. At the direction of the City Traffic Engineer, a Traffic Impact Analysis (TIA) report was prepared. The TIA acknowledged that under future conditions, both with and without the project, level of service (LOS) at the various study intersections would worsen, but, in the near term, all of these intersections would continue to operate at an acceptable LOS. However, under long-term, cumulative conditions, the TIA found that the southbound approach (Larkspur Landing) of the unsignalized intersection at Owens Drive and the Larkspur Landing driveway would deteriorate from LOS E to LOS F with the addition of the project trips during both the AM and PM peak hours. The TIA also notes that the increased number of U-turns necessitated by this new median could increase queue lengths at the Johnson Drive/Owens Drive intersection. The project would be required to implement the following mitigations, which would ensure all intersections operate acceptably: • Construct a raised channel median at the intersection of Owens Drive and the Larkspur Landing Hotel driveway to prevent left turn movements from both the Larkspur Landing Hotel driveway on the north side of Owens Drive and the Tommy T's driveway on the south side of Owens Drive. • Pay into the Traffic Impact Fund (TIF) to cover the City's expenses for any signal timing changes in the immediate vicinity as deemed necessary by the City's Traffic Engineer. • Install ADA compliant ramps on both sides of Johnson Court and install a crosswalk. These mitigations have been incorporated into the recommended conditions of approval for the proposed project and staff supports the project as conditioned. Architectural Design The subject parcel is highly visible from the intersection of Owens Drive and Hopyard Road, which is a "gateway" location into Pleasanton. Accordingly, staff worked closely with the applicant to refine the building architecture with specific focus on the south (rear) elevation facing Owens Drive to ensure the new commercial building would be reflective of the design character and quality typically seen in Pleasanton. Staff directed the applicant to incorporate traditional architectural elements into the overall design and to ensure the south (rear) elevation replicated the same storefront and architectural quality exhibited on the north (front) elevation. The proposal now includes varying exterior materials (stucco, brick and stacked stone), and techniques that add architectural interest such as varying wall plane depths, varying roof heights and parapet treatments, recessed storefront and entrances, material and color changes, horizontal belly bands and wainscoting, canvas awnings, wood arbors, and various other ornamental treatments comprised of both stucco and metal. Staff believes the proposed architecture reflects the high-quality design and materials required for this prominent location. P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 13 of 15 proposed within the new commercial building and the applicable parking requirements for each land use prescribed by the PMC. As conditioned, the proposed P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 12 of 15 ,,,N.4,--,f', ^a 'u` ^ ^. + ' (/Ar. ,1h L. ..Ltt,,.w. b b0'j � f�i� �� (f y r A. � R .��.' 1 R r, Ns DR *_- { P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 10 of 15