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Analysis Background On February 20, 200$, the Enforcement Division of the Community Development Department opened an enforcement file (EN-0800139) for Banta Inn Properties LLC, ETAL, because of building without proper permits and operating a business without a Business License. Currently, Banta Inn Properties is proposing to expand°their existing bar and restaurant to include a new 440-square-foot bar and a 2,374- square-foot detached`covered patio eating area. The existing bar and restaurant operated as a saloon in the 1890's and is located in the Rural Community of Banta. Current ordinance regulations regarding Site Approval and Deviation applications normally are reviewed by the Director using the Staff Review with Notice Procedure and approved at staff level; however, due to neighborhood opposition the applications were scheduled for a Public Hearing. Landscaping Development Title Section 9-1020.7(a) requires for commercial projects a minimum ten (10) foot wide planting strip along z-pdjacent streets except where crossed by driveways and crosswalk. However, Development Title Section 9-1020.10 permits the modification of these requirements by the Director in cases where it is demonstrated that an alternative to said requirements would meet the intent of the chapter and result in an equal or greater amount of landscaping. The applicant submitted a letter requesting a modification of this requirement due to the site being over 100 years old and the 'historical western facade of Me existing building with western themed hitching post located along the adjacent streets complement:-.the rustic design of the building. The Community Development Department has reviewed the request.and determined that the due to the historical nature of the existing operation, the existing landscaping alternatives are sufficient for the proposed expansion. Fencing/Screening,.,, r Development Title Section 9-1022.4(d) requires screening for commercial projects from an area shown on the General Plan for,.lesidential use, or an existing residential use, to be screened with a solid masonry wall six (6) to seven (7).feet in height along the abutting property line. The parcels to the east of the project site are zoned Rural Residential (R-R) and have a General Plan designation of Rural Residential (RIR). However, Developr6ont Title Section 9-1022.6 permits the modification of these requirements by the Director in cases where it is demonstrated that an alternative to said requirements would meet the intent of the chapter and result in an equal amount of fencing and screening. The applicant'submitted a letter and is proposing an;8-foot-high solid cedar plank fence be placed abutting the western side yard property line of the residentially zoned property. The Community Development Department has reviewed the request and determined that the proposed alternative meets the intent of Development Title Section 9- 1022.4(d) for special,}screening requirements for commercial projects. The Community;Development has received two letters of support from the neighboring parcels which are directly adjacent to the western side yard property lines fcr the alternative screening. Parking Development Title Tole 9-1015.3(a) states that for the use type Eating Establishments Full Service, 10 parking spaces shall be provided for each 1,000 square feet of building and .67 spaces for employees, and for the use type:Liquor Sales—On Premises, 5 parking spaces shall be provided and .67 spaces for employees. The applicant has proposed to expand the current operation of building square footage by 2,818 square feet. This will require that 35 additional parking spaces be provided for the project, San Joaquin County.".,., PA-0800289/PA-08002 9 1\Banta Inn Properties Community Development Page 3