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Variance No. 2007-09 <br />Minor Exception No. 2007-04 <br />January 28, 2008 <br />Page 3 <br />square feet of building area and 36 parking spaces would need to be <br />removed to accommodate the required setback. In addition, 14 more parking <br />stalls would need to be eliminated to provide a five-foot landscaped <br />setback along the west property line. Since this would result in a severe <br />hardship to the existing tenants and the new building is in compliance <br />with the current setback standards, staff is supportive of the setback <br />variance. <br />A five-foot wide landscaped setback is also required along the west <br />property line of the proposed building. The applicant is proposing to <br />install a four-foot, 10 inches setback and allow vehicles to overhang <br />within this setback, effectively reducing the setback to three feet. In <br />order to mitigate the impacts of the reduced setback area, staff is <br />proposing a condition of approval to require larger and more trees than <br />required by code. <br />Finally, the applicant is requesting a variance to allow a reduction in <br />required parking lot planters for the project. A total of 21 landscaped <br />planters are required for the site while only 10 are provided. In order <br />to comply with code, 11 parking spaces would have to be removed and <br />replaced with landscaping. However, due to the adverse impact <br />associated with reducing available parking for existing tenants, staff <br />is supportive of the variance request. <br />Minor Exception for Parking <br />The applicant is also requesting approval of a minor exception from <br />Section 41-1341 of the SAMC to allow a reduction in required parking so <br />that the proposed building can be utilized as a restaurant use. Section <br />41-1340 through 41-1360 of the SAMC outlines the City's off-street <br />parking code requirement for commercial land uses. Per Sections 41-1340 <br />through 41-1342, five parking spaces are required for each 1,000 gross <br />square feet of retail uses, 10 parking spaces for every 1,000 gross <br />square feet of restaurant area and three spaces for every 1,000 gross <br />square feet of office space. <br />When the existing buildings were constructed, 170 parking spaces were <br />required and provided on the site. Due to a change in tenant mix and <br />the proposed new building, 252 spaces are now required with 206 to be <br />provided, representing a shortage of 44 parking spaces (17 percent). <br />31 C-4 <br />