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Item No. 1. (continued) 5. An adequate storm drain system shall be designed and constructed for the entire site, including the parking lot. This drainage system shall be designed to the satisfaction of the Engineering Division. 6. The building shall be constructed so that it will not be located within the flood plain. 7. The applicant shall pay a traffic mitigation fee of $162,108 as required by the Negative Declaration and agareed to by the applicant. The fee calculations are attached for clarification. 8. An Architectural Permit shall be obtained for all buildings, landscaping, signs, and lighting as required by article 45 of the Zoning Ordinance. 9. Curbs, gutters, sidewalks, and stgreet lights shall be installed along the frontage of the property as required by the Engineering Division. In response to questions, Planning Director Patterson stated the suggestion of building an access to Bair Island Road or the theatre property by utilizing the levee along the Allen Steel property and theatre property would be too costly and pose too many engineering problems, aside from the problem of acquiring the land for public use; the traffic problems created by the proposed theatre would be less troublesome than other suggested uses of the land such as commercial offices, etc.; the mitigation fees of $162,108 would be used solely for building the Redwood Creek bridge which would cost a total of $950,000. Planning would like to delete Condition No. 4; Syufy has acquired 2 lots to provide extra parking if necessary. Mario Biaqi, 1566 Hudson Street, Redwood City, representing the appellants, explained they were not opposed to Syufy Theatres or development in the area, but are opposed to the traffic problems Which might arise from a 12- screen theatre at peak hours, the same peak hours shared by the Harbor House Restaurant. Mr. Biagi suggested the traffic study done by Syufy does not address the problem of traffic back -ups as it was not made on a weekend when the real traffic impact would be felt; nor did the study take into account proposed development. Mr. Biagi agreed that a bridge over Redwood Creek would alleviate some of the traffic, but there are no funds available to build it in the near future. Mr. Biagi questioned the statement that 700 -900 cars per hour could flow in and out on a 2 -lane road without causing gridlock, even with staggered show times and the stacking lanes. They are appealing on basis of consideration of the entire area, noting that a back road to Bair Island is a must. Older established businesses, providing largr tax revenues to the City, should not have to suffer because of new business, and access by emergency vehicles must be retained . Mr. Biagi asked appeal to be upheld on grounds that this areawide traffic problem should be addressed before any new development takes place. City Manager Smith advised Council there is a reservation of right -of -way immediately parallel to the freeway, and it would be a straight connection for the proposed bridge over Redwood Creek. MINUTE BOOK NO. 47 Page No. 407 Reg.Mtg. 11/9/87 Page 2