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Conditional Use Permit No. 2006-11 Variance Nos. 2006-03 thru 2006-05 August 28, 2006 Page 4 Although there is physically enough room to provide the required 15 feet of landscaping along Bristol Street, doing so would eliminate approximately 19 parking spaces. This is problematic because the shopping center is currently under-parked per City parking standards. To prevent further loss of parking, it is recommended that the Planning Commission approve the proposed landscape reduction along Bristol Street. Reduction in landscape planters within the parking area The City's commercial standards require one 8~-foot wide by 18-foot long landscape planter for every 10 parking spaces provided. The purpose of this requirement is to distribute landscaping throughout the parking lot, provide shade and enhance the visual appearance of the City's commercial districts. There are 472 parking spaces within the center which requires 47 landscape planters. The applicant has focused landscape improvements to the corner of Bristol Street and Warner Avenue where the new building will be constructed and along project street frontages. Five landscape planters have been provided adjacent to the new Starbucks building in addition to five tree well cut outs. Tree sizes have been upgraded throughout the center from 24-inch box trees to 36-inch box trees. A total of 52 new 36-inch box trees have been provided as the result of the new building being added to the site. The addition of 8~ feet wide by 18-foot long landscape planters to the remainder of the site would result in a loss of approximately 42 parking spaces. To avoid a further loss of parking, staff has agreed to allow the applicant to focus landscape improvements to areas adjacent to the new Starbucks building and along project street frontages. Therefore, staff recommends that the Planning Commission approve the variance for a reduction in the number of landscape planters provided for the center. Reduction of Parking The addition of the new building on the site triggers the City's non- conforming ordinance which requires the overall site to comply with City parking standards. The shopping center consists of 16 commercial tenants occupying 75,114 square feet. Based upon the uses and square footage of the tenant spaces, 486 parking spaces are required while 472 parking spaces have been provided. 31 A-5