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The applicant has redesigned the site to mitigate the traffic concerns by proposing a new driveway from Vineyard Avenue exclusively for the restaurant. The existing driveway at Ruby Hill Boulevard would be used to access the proposed home site, and it would be used as an Emergency Vehicle Access (EVA). As conditioned, the applicant is required to install a gate at the eastern end of the parking lot. The specification of this gate should meet Fire Department requirements. Traffic The project was initially proposed as a restaurant facility that could accommodate approximately 300 people at one time. This capacity has generated concerns of possible vehicular trips on Vineyard Avenue if functions at the other nearby facilities were held around the same time. Thus, a traffic study was performed by Dowling and Associates to investigate the trip volume on Vineyard Avenue and the potential impacts on Vineyard Avenue and at various intersections. The study showed that the proposed facility would add trip volume to the existing traffic; however, the anticipated increase would not be significant. The report found that the proposed driveway on Vineyard Avenue is appropriate and that it would provide safe stacking distance, and deceleration for vehicle's ingress and egress. The report recommends mitigation measure to offset traffic congestion. The City Traffic Engineer has reviewed the traffic report prepared by Dowling and Associates, and concurred that the proposed restaurant would not have significant impacts existing traffic. Circulation Private functions would be held at non-peak hours, therefore, anticipated traffic would be lessened. The proposed driveway located at approximately 500 feet west of the Vineyard Avenue/Ruby Hill Boulevard T-section provides a safe distance for vehicles exiting the restaurant site. To facilitate efficient site access for traffic on Vineyard, the City Traffic Engineer requires that the applicant install alert-turn pocket on Vineyard Avenue for westbound traffic entering the site and a deceleration lane for traffic exiting the site. As conditioned, the applicant is required to construct these improvements prior to opening of the restaurant. Noise Staff understands that the noise from outdoor activities is a concern of the Ruby Hill residents. For this reason, there is a general prohibition for outdoor music events/performances taking place in the courtyard, dining terrace, or any other outdoor area at the facility. Staff, however, believes that private functions, such as weddings and similar events, should be allowed to take place outdoor such as in the courtyard area to take advantage of the scenery. Staff believes it is PUD-93-02-09M/PCUP-182 Planning Commission Page - 9 -