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will be dark brick to match the existing buildings. Other areas on the proposed building would be clad in stucco to match the accent areas of the original structures. At the south end of the building, an outdoor patio is proposed. TRAFFIC/PARKING: The proposed island and new building will not affect access to the center. The same two access points rrom W. Perimeter Drive will continue to serve the site. Parking in the south parking lot is proposed to be modified by changing some of the parking stalls to angle parking and creating a one way traffic aisle on the southeast side of the proposed coffee shop. There will be a net loss of 4 parking spaces on the site. The applicants have indicated that they do not see this as a problem in that this portion of the parking lot because it is currently underused and secondly, because the peak hours of business for Starbuck's occurs at times when other retail uses are at low points (early morning and late evening hours). LANDSCAPING: The landscape plan for the shopping center currently emphasizes perimeter landscaping with a mix of evergreen and deciduous over story trees, along with some planter islands in the parking lot to break up the asphalt. With the addition of the island for the proposed coffee shop, the applicant is adding additional over story and foundation plantings to the site. DESIGN STANDARDS: The plans were reviewed, based on the City's design standards, and the following was determined: 1. The exterior materials are proposed to be brick, stucco, and glass which meet the design standards. 2. The rooftop HV AC systems will be screened by a parapet wall 3. The property does not abut residential properties, and therefore, additional screening requirements do not apply. 4. Trash is proposed to be handled in a covered enclosure attached to the building, constructed of the same building materials. 5. No additional lighting is proposed for the site. 6. The surface drainage for the site will not be altered. The amount of hard surface to be drained is actually less with the proposed design and therefore, additional surface water retention water ponding is not required. CONDITIONAL USE PERMIT CRITERIA: The proposed addition to Fairdale Shoppes is consistent with the 6 criteria. The Fairdale Shopping Center has been in operation at this site since 1974. The intersection of Fairview Avenue and West Perimeter Drive is in the heart of the City's retail development. The intersection is signalized and designed to handle large traffic volumes. A specialty coffee shop is compatible with adjacent commercial properties. In staff s opinion, redeveloping the southerly portion of this center will have a positive impact on the market value of contiguous properties and will not have any negative impact on the general health, safety, and welfare of the community. Commercial development on this site is consistent with the City's Comprehensive Land Use Guide Plan. Engineering Consideration: The Engineering Department has the following comments: 1. The drive aisle on the southeast side of the building is proposed to be 16 feet in width. 2