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Attachment C 41 be placed in the Build-To Area, which is the 25-foot wide designated area adjacent to the front 42 property line. The City Council concludes the proposed building and drive-through lane comply 43 with the placement standards of the Regulating Plan. 44 c. The proposed use is not in conflict with any City Code requirements. The City Council has 45 determined the proposed site plan addresses all applicable requirements of the City Code as it 46 pertains to the proposed drive-through CU. Moreover, a CU approval can be rescinded if the 47 approved use fails to comply with all applicable Code requirements or any conditions of the 48 approval. As a part of the building permit review process, Planning Division staff will conduct a 49 more comprehensive Code compliance analysis, including zoning standards such as landscaping, 50 trash/recycling enclosures, vehicle parking, materials, etc. 51 d. The proposed use will not create an excessive burden on parks, streets, and other public facilities. 52 The City Council does not anticipate the proposal to intensify any practical impacts on parks, streets, 53 or public infrastructure. The City Engineer has determined there will be no significant queueing 54 issues associated with the proposed bank drive-through. The drive-through will also not create any 55 significant increases in traffic on a public street nor have significant impacts to public infrastructure. 56 The Traffic Consultant notes the site plan shows the bank having approximately 290 feet of 57 queueing space with the average maximum queue for banks being generally 6 vehicles or 120 feet. 58 Therefore, the proposed driveway for the bank should provide sufficient space for vehicle queueing 59 and not otherwise burden parks, streets, or other public facilities. 60 e. The proposed use will not be injurious to the surrounding neighborhood, will not negatively impact 61 traffic or property values, and will not otherwise harm the public health, safety, and general welfare. 62 The City Council has determined this proposed drive-through will not be injurious to the 63 surrounding neighborhood; negatively impact traffic or property values; and will not otherwise harm 64 the public health, safety, and general welfare. The City Engineer and Planning Division staff 65 anticipates the proposed drive-through will increase vehicle trips within the Twin Lakes Station site 66 and on the adjacent roadways, however, not significantly, nor for extended periods of time. Based 67 on the location of the proposed bank drive-through, movements through the drive-through lane will 68 not cause any negative impacts to adjacent sites or any traffic entering Twin Lakes Station from the 69 west. Further, based upon the proposed site plan, and the broader redevelopment plans identified in 70 the 2020 EAW, access to public facilities has been improved through the signalized intersection and 71 greater pedestrian connections both internally and externally to/from the property. 72 R EVIEW OF S PECIFIC C ONDITIONAL U SE C RITERIA: §1009.02.D.12 of the Zoning Code establishes 73 additional standards and criteria that are specific to drive-through facilities: 74 a. Drive-through lanes and service windows shall be located to the side or rear of buildings and shall 75 not be located between the principal structure and a public street except when the parcel and/or 76 structure lies adjacent to more than one public street and the placement is approved by the 77 Community Development Department (Ord. 1443, 6-17-2013). The basis for this criterion is to limit 78 vehicular impacts on adjacent roadways and the pedestrian realm. The proposed bank has the 79 service/teller window on the east side of the building and not in the front of, or between, the building 80 and public street. This orientation is acceptable to the City Council and will function well on thesite 81 and within the overall redevelopment area. Page 2 of 4