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height limits, etc. Instead, the Municipal Code states that each project should be reviewed on a case -by -case basis by the Planning Commission and City Council. The roughly triangular- shaped parcel presents some constraints to the site design not typically found on more conventionally configured sites. In staffs opinion, the applicants have accounted for these constraints in positioning the building, resulting in a site plan which provides adequate setbacks from the property lines and street frontage. The proposed building would be set back eight -feet from the front property line. While an eight -foot front yard setback may initially seem too narrow for a major thoroughfare, the front property line for this property substantially curves into the site from Valley Avenue. The building would be set back a minimum of 29 -feet from the Valley Avenue face of curb, which is comparable to the nearby commercial buildings. For example, the three existing IIopyard Village Shopping Center buildings along Valley Avenue are set back approximately 27 feet (5737 Valley Avenue), 28 feet (3003 Hopyard Road), and 43 feet (3037 Hopyard Road) from the Valley Avenue face of curb. Staff finds the proposed 29- foot face -of -curb setback to be compatible with the other IIopyard Village Shopping Center buildings, provides adequate room for landscaping in front of the building, and is acceptable. Staff also believes that the proposed site plan is acceptable in terms of floor area ratio. The proposed 21.7% floor area ratio is below the 30 to 300% FAR limits in the City's "straight - zoned" commercial zoning districts and is below the 35% midpoint FAR of the General Plan. Traffic and Circulation The proposed 2,530 square -foot commercial building with a 1,786 square -foot coffee shop and 744 square -foot retail space would generate small increases in peak hour traffic based on the fact that a significant percentage of trips to coffee shops are pass -by trips (i.e., intermediate stops made while en route to the ultimate destination such as stopping off at the coffee shop on the way to work) and the fact that the building would replace a four -lane drive - through bank building. Therefore, the City's Traffic Engineer determined that the project would have negligible traffic impacts and that a traffic report was not necessary. Access to the commercial building would be provided by the existing 24 -foot wide driveway on Valley Avenue that is shared with the adjacent Hopyard Village Shopping Center. This driveway is limited to right -turns in /out from Valley Avenue. Access to the site would also be possible from the three other existing IIopyard Village Shopping Center driveways on IIopyard Road (two driveways) and Valley Avenue (one driveway). The existing 47 -foot wide easternmost driveway on the site would be removed, improving traffic flow and safety on Valley Avenue. Regarding on -site vehicular circulation, staff has worked with the applicants to improve access and safety of the parking lot. Staff believes that the current plan provides adequate on -site circulation and is acceptable. Staff notes that the drive aisle behind parking space no. 7 is 23 Page - 5