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City Council Meeting, May 14, 2024 Page 4 For this project, the primary potential impact is to the parking supply on the property, given that the remaining parking supply will be reduced to a total of 52 spaces in addition to the 16 stacking lane spaces, a total of 68 available vehicle spaces. The building consists of approximately 5,800 square feet of floor area. The City’s regulations require 1 space per 2.5 seat capacity, plus one per maximum shift employee. Accounting for approximately 10 employees, the primary parking field would accommodate a dining area seating capacity of more than 100. In addition, the applicants have provided a parking survey of the property, indicating that of the currently-available 75 parking spaces on site, at least 20 to 25 of those, or more, remain empty even during peak times. Under the City’s parking regulations in City Code, the City Council may determine an appropriate level of parking supply for individual uses. In this case, the applicants are seeking a reduction in overall parking supply that would, according to the applicant’s data, appear to cover the primary requirements during its peak-usage times, and support the recent shift from dine-in customer traffic to drive-through and pre-order customers. While the total parking supply would be adequate – based on the site information provided by the applicant – the site is technically below the general standard identified by the City Code. However, the more efficient drive-through facility would create a more efficient use of the site. This is based both on the applicant’s narrative, and on data commonly available for the convenience restaurant industry. As such, staff believes that the CUP facilitates a more effective use of the site by better balancing the levels of drive-through/pre-order customer traffic with those customers that dine in. By doing so, the circulation pattern and likelihood of traffic issues on, or adjoining, the property are lessened, and the requirements for CUP consideration and approval are advanced. One last note related to the site plan layout is the unique property boundary situation. The civil survey shows that the exiting traffic travels over a portion of land which is owned by the adjoining apartment property to the west, but which is covered by an “ingress, egress, and driveway easement”. The applicants should provide verification that there are no obstacles to the proposed site configuration that may arise from this easement, including improvements to, and maintenance of, the subject area. 36