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Variance No. 2004-06 January 10, 2005 Page 2 Project Description The applicant proposes to expand an existing coin-laundry facility currently operating in Suite B of the retail building into Suites C and D. The existing 1,260 square foot tenant area, which contains 34 washers and 15 dryers, will be increased to 3,060 square feet in order to increase the available services of the existing coin laundry use. The proj ect will require tenant improvements within the existing buildings in order to create a larger tenant suite with a total of 46 washing machines and 24 dryers. Since the original coin laundromat was approved without the benefit of a conditional use permit, the expansion of the facility requires full compliance with current coin laundromat standards (Exhibits 3 and 4) . Analysis of the Issues The applicant is requesting approval of a variance from Section 41-1350 to allow a reduction in required parking for the expanded laundromat. Based on the City's code requirements, a total of 624 parking spaces are required for the retail center including the proposed coin laundry expansion. A deficiency of 49 parking spaces is anticipated, equivalent to a seven percent reduction. The standards adopted for laundromats in 1995 included a change in the parking requirement for this use from five spaces per 1,000 square feet of area to six spaces per 1,000 square feet of area. Since the available parking supply for the proposed laundromat expansion does not meet this requirement, the applicant is seeking a variance from the code. In order to analyze whether or not the existing parking count would be adequate enough to support the proposed expansion, a parking analysis was prepared by Kunzman Associates, a traffic engineering firm, for the project. The study, using the Urban Land Institute (ULI) shared parking methodology, concluded that sufficient on-site parking is available to serve the existing uses and the proposed Laundromat expansion. Further, the parking consultant performed parking lot counts for the existing center and applied the retail parking requirement to the vacant spaces. This analysis also determined that sufficient parking will be provided on the site (Exhibit 5) . The Shared Parking Analysis for the 2100 South Bristol Street Shopping Center was intended to provide an analysis of the parking demand based on the different activity patterns and uses within the center. It reviewed the City's parking requirement for coin laundromats and proposed an alternative demand based on other parking generation factors and/or actual 31A-3