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Conditional Use Permit No. 2003-17 Variance No. 2004-05 August 9, 2004 Page 4 The ULI analysis predicts a peak parking demand of 370 spaces at 1: 00 p.m. on weekdays. The combined shopping center, with the new project, will accommodate this predicted demand. In contrast, however, the observed parking analysis predicts a substantially lower demand of 127 spaces at 4 :30 p.m. The consultant believes that the observed parking demand is lower than the ULI predicted demand because: the existing and proposed uses in the center have a higher parking turnover than typical; the center is more locally oriented in that travel patterns do not follow traditional peak hour predictions; the ULI methodology is geared to a more auto-oriented center; and, the center is patronized by pedestrians from nearby residential areas. Accordingly, the Austin- Foust Associates report found that there would be adequate parking under either scenario. The proposed project is consistent with the General Plan land use designation of General Commercial. A goal of the Land Use Element is to preserve and improve the character and integrity of existing neighborhoods. The project has been designed to preserve the character of the surrounding neighborhoods and will contribute to the general well being of the community by providing food and beverage service to residents and visitors. Additionally, the project will enhance the economic stability of the area by converting a vacant site into a vital, active commercial development. On June 28, 2004, the Planning Commission held a public hearing to amend Conditional Use Permit No. 2003-17 and Variance No. 2004-05. After receiving testimony from the public and project developer, the Planning Commission continued the item for 45 days to allow the developer time to consider revisions to the site plan. During the continuance, the applicant met with members of the Planning Commission and staff to discuss potential changes to the project. As a result of these meetings, the applicant is proposing to modify the project to allow for decorative paving/pedestrian walkways, planting two additional trees along Memory Lane, and reducing the number of tenant spaces from four to three (although the proposed square footage has not changed) . In summary, the Starbucks with drive-through window service complies with the provisions set forth in the Community Commercial (C1) zoning district and Land Use Element of the General Plan. Approval of the amendment to Conditional Use Permit No. 2003-17 and Variance No. 2004-05 is recommended as conditioned (Exhibits 10 and 11) . 758-16