31B - CUP 1088-31 - 1622 W SIXTH ST

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Modification to CUP No. 88-31 February 13, 2006 Page 2 The property is surrounded by single-family residences and a school to the north, single-family residences and commercial to the south, single- family residences to the east and a combination of multi-family residential and commercial to the west (Exhibits 1 and 2) . Project Description The proposed project involves the construction of a new parking lot which will add 11 parking spaces to the existing church parking lot. A total of 119 parking spaces will be provided, while 175 spaces are required by the current code. A 15-foot landscape setback and four on-site landscape planters will be provided. A five-foot wide landscape planter and a five- foot high block wall are proposed adjacent to the residential property to the east. Access to the proposed project will be provided by an existing driveway approach on Fifth Street (Exhibits 3 and 4) . Analysis of the Issues Our Lady of Pilar church was originally established in 1960 by Conditional Use Permit No. 7 with a reduction in the parking requirement. In 1962, Condi tional Use Permit No. 78 was granted to redesign and expand the parking area. In 1988, Conditional Use Permit No. 1988-31 was approved to allow the redesign and expansion of the parking area with a total of 108 parking spaces. Since a church use is conditionally permitted in the Two- Family Residence (R2) zoning district under the current code, expansion of the church parking lot requires an amendment to the conditional use permit. The church has acquired an additional parcel on Fifth Street that lS contiguous to the existing church parking lot. The proposed parking lot will be integrated with the existing parking lot and meets all development standards, including setbacks and landscaping. The proposed parking lot addi tion will bring the site into closer compliance with current code requirements, with the on-site landscaping improvements and the decorative block wall enhancing the visual appearance of the site. Addi tional on- si te parking will relieve neighborhood street parking impacts and be a benefit to the area. The church use is conditionally permitted within the zone and the proposal meets all development standards. Further, the proj ect complies with the provisions set forth in the Two-Family Residence (R2) and Community Commercial (C1) zoning districts and the Land Use Element of the General Plan. As a result, staff recommends approval of Modification to Conditional Use Permit No. 1988-31 as conditioned. 31 B-3