12-20-2017 Council Packet - Laserfiche WebLink

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included. The landscape plan appears to be consistent with the Architectural Guidelines and the zoning regulations. As noted, the applicants propose an exterior trash enclosure, which would be located in the northeast corner of the site. The enclosure is required to be built of similar style and materials to that of the principal building. The plans do not specify the details of the enclosure. The plan accounts for exterior seating areas along the west side of the building. The materials of the seating area are not specified. This should be addressed as a part of the City’s review. Planning staff would encourage consideration of a decorative pattern or color as a part of the seating area. Parking Supply Variance. As discussed previously, the site plan shows a total of 28 parking spaces. This has been revised from the initial site plan submission which included a total of 26 spaces. In staff’s preliminary review, staff was concerned that the site would not accommodate the required parking (prior to having had an opportunity to conduct a more specific estimate). To ensure that the applicants would not need to return for a separate application for parking variance (and with the time for public hearing publication running out), staff requested that the applicants also pursue a parking supply variance to be considered concurrently with the architectural review. For reference, the zoning ordinance requires one parking space per 40 square feet of dining area, and one space per 80 square feet of kitchen and serving area. The approximate square footage of the seating area is 800 square feet, requiring a total of 20 parking spaces. The plan shows a seating area of 48 seats, to which a common requirement (in some codes) is one parking space per 3 seats, or a demand of 16 spaces. During warm seasons, the seating can be expanded to the patio on both the south and west sides of the building area. The kitchen/serving area (not including cold storage, restrooms, mechanical, and fixtures) appears to consist of approximately 500 square feet, requiring a total of 6 spaces. The applicant indicates that this is close to their expected staffing level. The building includes a lower level, consisting of approximately 1,400 square feet of storage area. This would generate one additional parking stall. In total, the code appears to result in a requirement for 27 parking spaces. With 28 spaces shown on the plan, no variance is necessary to meet the strict requirements of the code. Summary and Recommendation The proposed taqueria restaurant requires an architectural review, however, staff’s initial concern that the site may be under-parked has turned out to be incorrect. As