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Item No. 3 PC: 5-6-93 UP-92-31 Page 4 of-way is not expected to result in a significant land use conflict because there is an existing parking lot on the subject property, on the west side of the right-of-way. Traffic/Access: The owners have submitted a copy of the recorded grant of easement to use the 25-foot-wide private right-of-way on the east side of the parcel, thereby satisfying the Development Title's requirement for access to a County-maintained road. The recommended Conditions of Approval include the requirement that the right-of-way be improved to the same standards as a County- mai ntained road (Development Title Section 9-1150.2 fa}). The number of trip ends that will be generated by the estimated 90 to 175 people attending each event is not expected to have a significant, adverse impact on Bowman Road's Levels of Service (LOS) because of the existing tow traffic counts and the fact that a majority of the three (on average) scheduled events per week will occur on weekends during periods of low traffic volume. Parking: Based upon the square footage of the use and the number of employees, the Development Title requires a minimum of 86 automobile parking spaces for the facility. The recommended Conditions of Approval, however, also contain a discretionary requirement for additional parking spaces, given the need to accommodate occasional groups of 300 or more people and the additional employees needed to serve those people. Due to the limited amount of space on the site to provide the required parking, the owners have entered into negotiation with the property owner to the east to secure an easement for off-site parking. The recommended Conditions have been developed to permit off-site parking,subject to securing an approved easement agreement and meeting the same minimum improvement standards required for the construction of the private right-of-way. The letter of opposition indicated that the use of the easement on his property by the owners of the proposed restaurant interferes with parking at his business and encroaches upon the fire lane + required by the French Camp Fire District. Because the 40-foot-wide easement located south of the subject parcel's south property line limits its use to `driving, stopping, turning, and loading vehicles over, along, and upon the ... (described easement) ..., without interference to other tenants,' the recommended Conditions of Approval do not permit parking in this area. Parking is also restricted on the right-of-way and Bowman Road. The Conditions from the Fire District also require that a minimum 20-foot-wide fire lane be maintained and posted on the east and south a side of the facility.•. HAZARDS AND CONSTRAINTS: Building Code Com fiance: The building to be occupied by the proposed use is an unreinforced masonry structure that does not meet Uniform Building Code requirements for a restaurant. As Conditions of Approval, the Building Inspection Division has required that the structure be brought into compliance with all current code provisions including structural, plumbing, mechanical, electrical, energy, and I