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Attachment C 38 b. The proposed use is not in conflict with a Regulating Map or other adopted plan. The subject 39 property is located within the Twin Lakes Redevelopment Area, an area which obtains most 40 of its required development standards from a regulating plan, and specifically those 41 applicable standards in §1005.05. In the case of the subject property it is required to comply 42 with specific building placement and site design standards under the Urban Frontage 43 (1005.05.E.2) and/or the Design Standards listed in §1005.02.A. The City Council has 44 determined the proposed site design (including the drive-through lane) and building 45 placement generally complies with the Urban Frontage and other applicable Regulating Plan 46 standards and is not in conflict with said regulating plan. 47 c. The proposed use is not in conflict with any City Code requirements. The City Council has 48 determined the remainder of the project addresses all applicable requirements of the City 49 Code as they pertain to the proposed drive-through CU. Moreover, a CU approval can be 50 rescinded if the approved use fails to comply with all applicable Code requirements or any 51 conditions of the approval. As part of the building permit review process, Planning Division 52 staff will conduct a complete Code compliance analysis, including zoning standards such as 53 landscaping, trash/recycling enclosures, vehicle parking, materials, etc. 54 d. The proposed use will not create an excessive burden on parks, streets, and other public 55 facilities. Staff does not anticipate the proposal to intensify any practical impacts on parks, 56 streets, or public infrastructure. A traffic study wascompleted for the subject development 57 of a 2,230 sq. ft. drive-through restaurant. To account for traffic impacts associated with the 58 proposed development, trip generation estimates were developed for the weekday a.m. and 59 midday peak hours, as well as on a daily basis. These estimates were developed using the ITE 60 Trip Generation Manual, 11th Edition. Results of this trip generation indicate an expected 61 generation of 193 weekday p.m. peak hour, 98 weekday midday peak hour, and 1,201 62 weekday daily trips. The trips generated were distributed to the study area based on the 63 directional distribution shown in Figure 4 in the traffic study, which was developed based on 64 a combination of existing daily traffic volumes/travel patterns, information from the 65 previously completed AUAR, and engineering judgment. A review of the drive-through 66 queuing storage area was completed to identify if queues from the proposed drive-through 67 extend beyond the provided storage distance. Therefore, a literature review and field 68 observations were completed to understand expected queueing lengths for the proposed 69 coffee shop. The Starbucks Coffee at 2305 Fairview Avenue N (across from Rosedale 70 Center) was observed during the weekday morning and Saturday midday peak hours. 71 According to the Drive-Through Queue Generation Study completed by Counting Cars in 72 2012, maximum queues at a coffee shop can extend to 16 vehicles, with an 85th percentile 73 queue of 14 vehicles. Additionally, drive-through queuing observations indicate a maximum 74 of 15 vehicles and an approximate 85th percentile of 13 vehicles during those peak hours, 75 which is consistent with the Drive-Through Queue Generation Study. On average there were 76 approximately 10 vehicles queued and the maximum observed queues typically lasted for 77 less than one (1) minute in duration. Based on the site plan provided, there is room for 12 78 vehicles to queue within the drive-throughlane before impacting the internal parking lot 79 circulation. Note, this will block the proposed trash enclosure area, however, that is expected 80 to be utilized outside of peak hours. It is expected that the proposed drive-through will 81 accommodate the majority of the expected drive-through queues at the site, however, 82 approximately 25 percent of the peak hour trips are expected to queue beyond the storage and 83 could be expected to queue within the overflow areas shown on the site plan. Page 2 of 4