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Proposed Project Modifications Since Planning Commission Work Session Since the work session, the applicant substantially modified the project to address the Planning Commission's comments. Key changes include: • A single, multi-tenant commercial building is now proposed. The new commercial building is oriented toward the south end (front) of the subject parcel along Owens Drive. Two potential outdoor dining areas are now proposed. • The drive-through has been removed from the proposed project scope. Access to the on-site drive aisle has been placed further north and away from Owens Drive. • All parking is now located behind the new commercial building and would be screened from Owens Drive. • The building architecture is now more traditional. The color palette and finish materials have been modified. • The overall landscaped area and the number of trees to be planted has been increased. • The uses list has been revised and is generally based on the C-C District uses. • Photo renderings were provided. Site and Area Description The 0.82-acre site is generally rectangular in shape and the site topography is generally flat. There is an approximately 3,510-square-foot, single-story vacant restaurant (formerly Denny's) building constructed at the southern end of the site. Access to the site is provided by four driveways, two shared with the adjacent parcel to the west off Owens Drive and two off Johnson Court to the east. There are a total of 47 on-site parking spaces. A freestanding pole sign without the cabinet faces is located near the southeast corner of the site. There are 11 trees (four Italian Cypress and seven Callery pear) of various sizes and health conditions on the site. One of the Callery pear trees (Tree No. 110 in Exhibit E), is a Heritage Tree. The properties adjacent to and within the immediate vicinity of the site contain various commercial uses including Larkspur Landing Hotel, Smart & Final and BevMo, Chick-Fil-A and In-N-Out Burger to the north; Tommy T's Comedy Club, Motel 6, Chevron gas station, and Black Bear Diner to the south; a small two-story office building to the east; and Lay-Z-Boy Furniture store to the west. Figure 2 shows the site and the surrounding area. P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 4 of 15 nts made by the Planning Commission at the work session can be viewed in the attached minutes (Exhibit D). Planning Commission Work Session Comments • Drive-through was not supported given queueing concerns and spillback onto Johnson Court and Owens Drive, as well as potential on-site vehicular conflicts at drive-through exit and the drive aisle between the buildings. • Commission was split on new commercial buildings' orientation along Owens Drive — i.e. whether all parking should be at the rear and building required to front Owens Drive, versus new commercial buildings pushed back with parking in front. • Building design, materials and colors were acceptable. • Tree removal and tree replacement plan were acceptable. • The proposed uses were generally supported with a preference to include more uses allowed by C-F District. P16-1349 and PUD-121, 6455 Owens Drive Planning Commission 2 of 15