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Conditional Use Permit No. 2005-21 Variance No. 1995-09 August 81 2005 Page 3 Parking Variance To assist in the development of a successful retail center I a revision to the parking variance approved in 1995 is being requested by the applicant. In 1995, a seven percent (95 parking spaces) reduction was approved. The applicant is requesting an additional 5/750 square feet of retail area resulting in a greater parking demand of 56 spaces. Based on the Cityls code requirements, a total of 1/479 parking spaces will be required for the retail center I including the proposed dri ve- through and sit-down restaurant pads. A total of 1/324 spaces are provided. A deficiency of 157 parking spaces is the result. This request would equate to an 11 percent reduction of parking. In order to analyze whether the existing parking count would be adequate to support the proposed expansion, a parking analysis was prepared for the project by Douglas MacPhersonl a registered traffic engineer. The Shared Parking Analysis for the Riverview West Marketplace provides an analysis of the parking demand based on the different activity patterns and uses within the center. It reviewed the Cityls parking requirement for retail and restaurant uses and proposed an al ternati ve demand based on other parking generation factors and/or actual parking usage. Two methodologies were used while conducting the parking analysis. The first methodology was the Urban Land Institute (ULI) shared parking concept (Tables 1 and 2) and the second combined actual parking lot counts for the existing land uses plus the proposed land uses per the actual code requirements (Tables 3, 4 and 5) Both methodologies concluded that sufficient parking was provided to meet the peak parking demands of the shopping center. The study found that the existing 1,324 parking spaces available wi thin the Riverview West Marketplace are sufficient to accommodate future parking demand (Exhibit 8). The variance modification will allow two new buildings in underutilized areas of the shopping center that will benefit the community by providing an increased level of service to individuals who live and work in the area. This new development will facilitate the revitalization of the North Harbor areal as per the goals established within the North Harbor Specific Plan. As a result, based on the analysis of the project and the project's compatibility with the City's General Plan and applicable development standards I approval is recommended for Conditional Use Permit No. 2005-21 and modification to Variance No. 1995-09 as conditioned (Exhibits 9 and 10) 31A-4