31A - 2 EAST HUTTON CENTRE DRIVE

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Variance Nos. 05-66 and 05-67 January 9, 2006 Page 3 Although the 13 additional parking spaces needed for the proposed expansion were not a part of the MacArthur Place entitlements, the 13 parking spaces can be accommodated. A shared parking study was prepared by Kaku Associates, Inc. by using the Urban Land Institute's (ULI) shared parking methodology. The shared parking analysis identified a weekday peak parking demand of 1,696 spaces and a weeknight peak demand of 1,783 spaces. Peak utilization during the weekend would be 1,807 spaces during the evening when the restaurants are the busiest (Exhibit 7) . Since the MacArthur Place South development will supply a total of 1,896 spaces, the proposed parking supply is adequate to meet both the demand of the MacArthur Place project and the 2 Hutton Centre expansion. Setback Variance The applicant is requesting approval of a variance to reduce the required building setback on Hutton Center Loop from 25 feet to 10 feet. If approved, the proposed setback will be consistent with the reduced setback approved for the Lake Towers project and will assist in continuing the urban proj ect theme of MacArthur Place South. For example, urban projects generally consist of elements that have been incorporated into this project, such as a reduced setback (from the code required 15 feet) and enhanced pedestrian pathways. Conclusion The 2 Hutton Centre project is in compliance with various policies outlined in the General Plan Land Use Element. The development of this site with quality materials and finishes, and the continuation of pedestrian linkages to other existing developments will complement the recently entitled MacArthur Place South development. Therefore, based upon an analysis of the project and the project's compatibility with the City's General Plan and applicable development standards, staff recommends that the Planning Commission approve Variance Nos. 2005-66 and 2005-67 as conditioned. 31A-4