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Mr_ Yavan summarized the staff report and revisited the background of this item. The Commission had previously directed the applicant to look at the plans for the approved service station above the corner o£Bernal Avenue and Utah Street and to mimic its design to the greatest extent feasible before returning for a second work session. "The applicant redesigned the project, and staff believes the new site plan and elevations followed the Commission's direction rather well. The applicant has worked with staff at length, and the project has been peer reviewed by Mr. Larry Gannon, who concurs that the design is attractive. It was Mr. Caution's opinion that it was positive that the design did not match the other buildings; as a retail building, it should achieve its own identity~ Mr_ Cannon identified areas of discussion which were included in the staff report- This project does implement aspects of the service station design and the building design in terms of roof pitch, gable design, column treatment, stone wainscots, and so forth. The applicant will provide a description. of the proposed. upgrades. Staff generally believed the project looked good and that some further enhancements of the gable areas should be examined~ In response to an inquiry by Commissioner Roberts regarding when this project switched from automotive warehouse for Building B, based on the original staff report, to become all retail, Mr_ Pavan replied that the Stanley Business Park Specific Plan did allow certain types of retails uses for the property. He deferred to the applicant regarding the change to all retail. In response to an inquiry by Commissioner Arkin regarding parking and traffic, Mr. Pavan replied that the project met the parking standards for retail at one space per 300 square feet. A potential question would be raised if a restaurant with sizable seating were to go in, which may overload the parking. With respect to trafFi c, Dowling 8c Associates is evaluating the potential traffic impacts of an all-retail prof ect_ From a trip-level service standpoint, the impacts of all-retail would he difficult to evaluate without the report. This item will return to the Commission for a public hearing following the traffic analysis. In response to an inquiry by Chairperson Maas regarding the Commission's ability to direct the applicant with respect to uses, Mr. Pavan confirmed that the Commission may provide direction to the applicant on uses it would prefer for the project. However, certain types of items not necessarily identified in the list of permitted uses for this business park could require a modification of the development plan. Chairperson Maas expressed concern about a use that would overload the parking~ Mr_ Pavan noted that an all-sit-down restaurant may strain the parking capacity, but a take-out restaurant may not have as much of an impact A discussion on permitted uses in this business park ensued. THE PUBLIC HEARING WAS OPENED- John Mahoney, the Antrim Group, representing the applicant, noted that he had agreed with most of the Commission's comments- I-Ie noted that there were significant changes PLANNING COMMISSION MINUTES August 24, 2005 Page 4 of 11