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Drive frontage also as directed by staff. In addition, parking spaces on the west side of "Pad B" would be modified 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. There are 617 shared parking spaces within the shopping center. With a total floor area of approximately 140,000 square feet for the shopping center, parking ratios required by the PMC equates to one space for every 227 square feet of floor area.2 Based on this, there is a surplus of 150 parking spaces for the shopping center; thus, the project would result in a net of one fewer parking space, which would not affect the overall parking ratio. 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 queuing 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 queuing analysis is required, since all drive-through queuing would occur on-site and not have any spillover that would affect the public right-of-way. However, should the City Council elect to support the Major Modification, and a drive-through project be submitted, staff would recommend the drive-through queuing length remain as proposed (seven cars minimum) to minimize any on-site spillover into the proposed restaurant parking area. Noise For drive-through uses, the primary noise sources are idling vehicles in the drive- through queuing 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 and would be used as the basis for any necessary conditions of approval or design mitigations. Although an acoustical analysis will be required, staff notes the proposed restaurant is unlikely to generate any significant noise impacts or result in a substantial change in ambient noise levels on sensitive receptors in the area given the existing noise levels generated by the surrounding commercial uses and vehicles traveling on Santa Rita Road, as well as the location of the drive-through queuing lane and ordering speaker and their distances from the closest sensitive receptors (approximately 490 feet from the existing residential uses to the east). (Please see the Planning Commission Agenda Report in Attachment 3 for additional information on this topic). z 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. Page 11 of 13