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<br />Variance No. 2004-06 <br />January 10, 2005 <br />Page 3 <br /> <br />parking usage. Two methodologies were used while conducting the parking <br />analysis. The first methodology was the Urban Land Institute (ULI) shared <br />parking concept and the second combined actual parking lot counts for the <br />existing land uses plus the vacant land uses per the actual code <br />requirements. Both methodologies concluded that sufficient parking was <br />provided to meet the peak parking demands of the shopping center. The <br />study found that the existing 575 parking stalls available at the shopping <br />center are sufficient to accommodate future parking demand. The number of <br />parking spaces provided is 575, while the maximum number of parking spaces <br />expected to be occupied is 352. A total of 38 percent of the parking <br />spaces were proj ected to be unoccupied with maximum demand based on all <br />uses. <br /> <br />The conditional use permit for this project was considered separately at <br />a Zoning Administrator hearing held on December 22, 2004. This <br />conditional use permit is the subject of a separate Planning Commission <br />action agendized for this meeting. The full details related to the <br />conditional use permit are contained in that staff report. The final <br />approval of the conditional use permit is contingent upon the approval <br />of this parking variance. <br /> <br />In summary, the issuance of a variance will allow a proj ect that will <br />benefit the community by providing an increased level of service to <br />individuals who live and work in the area. Additionally, the expansion <br />of an existing laundromat use will facilitate revitalization of South <br />Bristol Street. As a result, based on the analysis of the project and <br />the project's compatibility with the City's General Plan and applicable <br />development standards, approval is recommended for Variance No. 2004-06 <br />as conditioned (Exhibits 6 and 7) . <br /> <br />CEQA Compliance <br /> <br />In accordance with the California Environmental Quality Act, Mitigated <br />Negative Declaration Environmental Review No. 2003-055 has been prepared <br />for this proj ect (Exhibit 8). The Negative Declaration was available <br />for public review from June 21st through July 10th, 2004 with no comments <br />received. The mitigation monitoring program is contained as a condition <br />of approval and has been attached as Exhibit 8 in this report. <br /> <br />.~~ ~? <br /> <br />Verny Carvajal <br />Associate Planner <br /> <br /> <br />u~ <br /> <br />VC:JM <br /> <br />vc\reports\va04-06.pc <br /> <br />31A-4 <br />