11. PH 25-024 AT-C District Drive-Through Zoning Text Amendments: Proposed Zoning Text Amendment, Conditional Use Permit and Site Plan Review to Allow Drive-Through Facilities in the Air-Terminal-Commercial District, and Construction of a Starbucks Coffee Shop with Drive-Through Facility as Part of a New Two-Story Mixed-Use Development on a Vacant Portion of the Property Located at 22101 Hesperian Boulevard Adjacent to the Home2Suites by Hilton Hotel (Assessor's Parcel Number 432-0108-008-00), and a Finding that the Proposed Zoning Text Amendment and Mixed-Use Development are Exempt from the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Sections 15061(b)(3) and 15332, Respectively. Applicant/Developer: Jayvant Shah, Ramesta Hospitality LLC; Property Owner: City of Hayward (Report from Development Services Director Buizer)