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Site Layout, Circulation, Parking, and Access The proposed restaurant footprint is like the existing footprint of the oil change facility except the proposed restaurant has been shifted further to the interior of the shopping center and away from Rosewood Drive. The circulation pattern, parking access and orientation is generally similar except the drive aisle and parking spaces at the north end of"Pad B" would be eliminated and/or modified to accommodate the drive-through queueing lane entrance and additional landscaping along the Rosewood Drive frontage also as directed by staff. The other primary site layout change is the reorientation of the parking spaces on the west side of"Pad B" from 90 degree to parallel spaces. This change would not alter access or functionality of the parking spaces, associated drive aisle, or the adjacent tire repair shop. While not supportive of the drive-through component of the restaurant, for the above-stated reasons, the site layout, circulation and access appear to be acceptable from a functional and safety perspective. The PMC requires one parking space for every 300 square feet of floor area for retail uses and one parking space for each three seats (eight spaces required) or 200 square feet of floor area (eight spaces required), whichever is greater, for restaurant uses. There are 617 shared parking spaces within the shopping center. With a total floor area of approximately 139,867 square feet for the shopping center, the parking ratio equates to one space for every 227 square feet of floor area. Based on this, there is a surplus of 150 parking spaces for the shopping center. With the removal of the oil change facility and construction of the proposed restaurant, the parking delta is one less parking space for the shopping center. From a parking space to floor area ratio perspective, the loss of one parking space does not reduce the existing one space for every 227 square feet of floor area within the shopping center. As proposed and based on the above analysis, the parking appears to be adequate for the proposed restaurant. Traffic The Traffic Engineering Division has reviewed the proposed restaurant, including potential on- site queueing and parking impacts, and has determined the proposed restaurant would not have any significant impacts on existing traffic levels or circulation patterns on- or off-site. No separate drive-through queueing analysis is required, since all drive-through queueing would occur on-site and not have any spillover that would affect the public right-of-way. However, should the Planning Commission elect to support the proposal, and the drive-through move forward to the CUP process, staff would recommend the proposal drive-through queueing length remain as proposed (seven cars minimum) to minimize any on-site spillover into the proposed parking area for the restaurant. Noise For drive-through uses, the primary noise sources are idling vehicles in the drive-through queueing lane and the ordering speaker. In evaluating the impacts of these noise sources on sensitive receptors, typically residential uses, staff requires the applicant to provide an acoustical analysis to ensure compliance with the noise requirements of the General Plan. This would be required should the proposed restaurant move forward through the recommended CUP process. Upon receipt of the analysis, potential noise impacts would be fully evaluated and mitigated via project design revisions and/or conditions of approval. Some potential examples include: • The ordering speaker shall not be audible above the ambient noise levels beyond the property boundaries; and PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 12 of 15 2 of 15