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Premier Bank - Sketch Plan development occurs. The MIX land use development location criteria states that development in the area should provide transitions to adjacent land use. This is very important to this site in particular being adjacent to residential uses. The plan would need to incorporate transitions to land use with the site design, building orientation, and landscaping The zoning of the property is Future Central Business (FCB). The future central business district (FCB) represents transition areas that have been identified as practical and generally suitable for future development as part of downtown. The purpose of the future central business district is to provide a holding zone until a landowner makes application for development, at which time the city may rezone the affected property consistent with the downtown plan, provided the development does not result in the premature extension of public utilities or impede planned road improvements. Residential land uses are allowed to continue pending future redevelopment consistent with the city's downtown plan. The applicant is proposing to rezone the property to Central Business (C-1) to accommodate a commercial use. A conditional use permit will be required for the drive - through, since the drive -through would be closer than 200 feet from a residential property. There are criteria for approval that will need to be met, such as character of the area, in order approve the conditional use permit. The applicant has stated that they would use landscaping as a way to minimize the impact to the surrounding residential properties, but has not shown it on the proposed plan. Drive -through businesses can be disruptive and loud due to the idling of cars in the lane and the speakers from the service window. While staff understand landscaping can block some light from the cars headlights, it is unclear how the landscaping will reduce the noise. If the property was rezoned to C-1 and a site plan conditional use permit was approved for a commercial business with a drive -through, any commercial business with a drive -through could locate on the property. The approval would not be specific to a bank. The proposed plan shows a stacking distance from the service window of 159 feet, where 180 feet is required by ordinance. A variance would need to be applied for and approved for the stacking distance. All of the residential properties on the cul-de-sac (Flay Avenue), including this property, are zoned Future Central Business (FCB). Prior to 2003, all of the properties were zoned commercial. The commercial zoning only allowed commercial uses, putting the residential homes in a non -conforming status. Because the residential homes were non- conforming to the zoning, the property owners could not add on to their homes, refinance, or sell their homes. There was a petition from the property owners to rezone the property to residential or another zoning district that would allow single family homes as a permitted use, so the property and homes would no longer be non -conforming. The Planning Commission and City Council considered the request and adopted the FCB zoning district that allows single family homes as a permitted use, with the thought that if commercial development were to be proposed in the area, that the property could be rezoned to a commercial zoning district. K