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Attachment A 28 P ROJECT R EVIEW 29 The proposed Bank of America will share its site with four other developments, two of which 30 also seek a proposed drive-through (Taco Bell and Take 5 Car Wash). The main site access to 31 Twin Lakes Station is via the signalized intersection at County Road C and Hershel Street 32 (private road), with a secondary ingress located at the western-most point of the site, adjacent to 33 Bank of America. 34 When looking at the overall site plan, Bank of America is the western-most lot in the overall 35 Twin Lakes Station development, and the proposed drive-through lies to the east and slightly 36 south of the proposed building and adjacent to County Road C. However the drive-through lane 37 does not lie between the building and the public street. Access to the site is provided from the 38 private drive at the north, with the drive-through lane entering from the east side of the parking 39 lot looping east to west adjacent to County Road C to the teller/ATM lanes and building. There 40 are three lanes proposed for the bank drive-through (two teller/ATM lanes and one by-pass lane), 41 with vehicles exiting north into the parking lot area. The trash and recycling enclosure is located 42 adjacent to the drive-through entrance on the east side of the site. 43 Typically, a traffic study is a component of a drive-through facility, however this proposed 44 development was included in the 2020 Twin Lakes Station Environmental Assessment 45 Worksheet (EAW) that included an extensive traffic study, albeit with only one drive-through 46 facility. Given the two additional drive-through businesses currently proposed at Twin Lakes 47 Station, the applicant was required to provide the City Engineer updated traffic information 48 related tothe drive-through facilities, including queuing and circulation within the site. This 49 information was provided by Kimley-Horn and reviewed by the City’s traffic consultant, SRF 50 Consulting Group (Attachment D). It should be noted, in accordance with the EAW process, an 51 extensive public notification and comment period occurred whereby many governmental entities 52 and the broader public had the opportunity to comment on traffic and safety impacts from the 53 proposed drive-through facilities. 54 Zoning Code Sections §1009.02.C and §1009.02.D.12 establish general standards and criteria 55 applying to all conditional uses and specific standards and criteria applying to drive-through 56 facilities. The Planning Division’s review of these criteria can be found below in the Conditional 57 Use Analysis section. 58 C ONDITIONAL U SE A NALYSIS 59 R EVIEW OF G ENERAL C ONDITIONAL U SE C RITERIA: Section 1009.02.C of the Zoning Code 60 establishes general standards and criteria for all conditional uses. When deciding on whether to 61 approve or deny a conditional use, the Planning Commission (and City Council) must review the 62 proposal and determine if compliance can be achieved with the stated findings. 63 The general code standards of §1009.02.C are as follows: 64 a. The proposed use is not in conflict with the Comprehensive Plan. While a drive-through 65 facility doesn’t appreciably advance the goals of the Comprehensive Plan aside from 66 facilitating continued investment in a property, Planning Division staff believes it does not 67 conflict with the Comprehensive Plan either. More specifically, the General and Commercial 68 Area Goals and Policies sections of the Comprehensive Plan include a number of policies 69 related to reinvestment, redevelopment, quality development, and scale. The proposed drive- 70 through is one component of a larger investment at the Twin Lakes Station redevelopment 71 area, which would align with the related goals and polices of the Comprehensive Plan. PF21-020_RPCA_BOA_CU_020222 Page 2 of 5