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Premier Bank – Site Plan, Zoning Amendment, CUP, and Variances 7 candle measured at the street’s centerline. The ordinance also required the light fixtures, whether pole mounted or wall mounted to be cut-off fixtures. The applicant is proposing LED lights for wall mounted and pole mounted fixtures. The applicant has provided cut- sheet for both the wall lights for staff review and approval prior to installation. The lighting plan meets the ordinance standards along the property lines Fencing and Screening A proposed trash enclosure would be on the north side of the building, and the architectural plans show that the enclosure will feature walls consistently designed with the rest of the building’s exterior walls. The applicant is proposing the use of trees and landscaping for adequate screening from adjacent streets and properties. The plans show the roof top mechanical equipment located in a flat area on the roof. The applicant shows the parapet of the building screening the equipment from view. Screening of the roof top equipment is listed as a condition in the resolution. Streets and Access The performance standards for drive-through businesses requires the access to be on a State highway, County road, or City collector street. The site is proposed to have access from Flay Avenue North, a local road, therefore a variance is required. A. VARIANCE FROM DRIVE THROUGH LOCATION REQUIREMENTS (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term “Practical Difficulties” as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; The applicant is proposing a driveway access location on the northwest side of the property connecting to Flay Avenue, currently a local road. By ordinance, drive- through access points must be located on a State highway, County road, or City commercial collector street. Staff has considered multiple access options and have determined that the proposed location is the best in terms of traffic engineering and minimizing the possibility of vehicle collisions. It is in staff’s opinion that the drive-through access point location requested is a reasonable use.