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^ A signalized driveway providing left-/right-turn ingress/egress onto Bernal Avenue will be located opposite Utah Street. ^ Aright-turn only driveway to Bernal Avenue will be located midway between Utah Street and Nevada Court. Two points of access will be provided to the site from Stanley Boulevard: ^ Right-turn ingress/egress and left-turn only ingress from Stanley Boulevard into the site will be provided at the easternmost project driveway. The left-turn from Stanley Boule- vard will require a median island opening. ^ Right-turn ingress/egress only to/from Stanley Boulevard located midway between Bernal Avenue and the easternmost property line. As requested by the Congregation Beth Emek and concurred by the Planning Commission, there shall be no public street or emergency vehicle access allowed to the site from Nevada Court. A draft condition of approval represents the City's commitment on this issue. Representatives of the Livermore-Pleasanton Fire Department have reviewed and concurred with this prohibition. All access driveways and internal circulations areas are designed to City standards. The pro- posed development's on-site circulation plan including the locations of drive-through lanes, ap- pears to provide adequate stacking space for their use. Staff notes that the Longs drive- through will be limited to purchasing prescription medication only. All other transactions will take place inside Longs. This restriction is reflected in a condition of approval. Parkin The parking standards for retail uses requires 645 parking spaces for the 193,481 total square feet of floor area; 702 parking spaces are proposed creating a surplus of 57 parking spaces. The overall parking ratio will be 1 parking space per 276 square feet of floor area. Staff notes that only 70 parking spaces - 10% of proposed parking -will be compact-size parking spaces. Hence, the parking area is designed for full-size vehicles the type of vehicles typically parked at a home improvement center. Staff incorporated the garden center's area into its parking calculation even though the garden center is an open space and, for this reason, technically exempt from the City's parking ordi- nance. Based upon its observations of the Home Depot stores in Livermore, San Ramon, and Pleasanton, staff believes that the garden center can function as a stand-alone use and, therefore, that its area should be incorporated into the parking calculation. "The Planning Commission concurred with this position at the previous work sessions on this development. Overall, staff believes that adequate parking would be provided for all of the proposed uses - retail, restaurant/cafes, etc. -and the amount of floor area designated for these uses. Bicycle PCUP-165/PDR-529/PMOD-81-25-7M Page 22 of 36 December 13, 2006