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Conditional Use Permit No. 2003-17 Variance No. 2004-05 August 9, 2004 Page 3 three unit, 3,292 square foot retail building with 1,600 square feet dedicated to Starbucks. The remaining 1,692 square feet were intended to be leased to retail uses. A total of 24 parking stalls were required while only 22 were provided. No shared parking was proposed with the adjacent Floral Park Promenade (Exhibit 8). The original developer later sold the vacant parcel to Red Mountain Retail, Inc., the owners of the Floral Park Promenade. Red Mountain is proposing to revise the approved plans by altering the building location, increasing the amount of square footage and changing the retail uses to eating establishments. These changes require an amendment to the approved conditional use permit. In addition, the change from retail to eating establishments has created a larger parking deficit and necessitates a parking variance. Access to the project will be provided from Bristol Street and Memory Lane. The driveway entrance on Bristol Street will enter onto the Floral Park Promenade and will be shared by both developments. The driveway entrance on Memory Lane will enter directly onto the new commercial center. The shared driveway and the existing parking stalls at the Floral Park Promenade parking stalls provide an opportunity to share parking between the two developments. A total of 50 parking spaces are required for the proposed building, while only 20 parking spaces will be provided. Since parking for the project will be shared with the Floral Park Promenade to the north, a total of 370 parking stalls will be provided by both developments. Fifteen parking stalls in Floral Park Promenade will be removed in order to accommodate an integrated driveway, trash enclosure, landscape planter and loading zone. The total number of stalls required for both the new development and existing center is 422 parking stalls, which is a 12 percent reduction in required parking. To support the variance, the applicant has provided a shared parking analysis that calculates the parking demand for both developments (Exhibit 9). The shared parking analysis prepared by Austin-Foust Associates in May 2004 evaluated the supply and demand of parking using two independent methodologies. The first evaluated the parking demand using widely recognized shared parking statistics compiled by the Urban Land Institute (ULI). The second evaluated the parking demand based on field observations in December 2003, during which time all buildings on the site were occupied and uses were in operation. 758-15