31B - VARIANCE 3960 S MAIN ST - Laserfiche WebLink

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Variance No.2008-20 December 8, 2008 Page 3 would apply, resulting in a required parking demand of 31 spaces. Since the center currently provides 26 parking spaces, there is a deficiency of five parking spaces, which is equivalent to a 16 percent parking reduction. The current request for an additional 16 percent reduction in parking brings the total reduction of parking on the site to 32 percent, therefore requiring a variance. The SAMC provides the ability to vary from the strict application of the code when a situation exists that "because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of 'the provisions of this chapter" [SANG Section 41-41- 638 (2) (i) ] . The Qwik Korner Deli/Market has been operating at this location for more than 25 years and has an established patronage. While the applicant is hoping for a modest increase in patronage at breakfast time, he does not expect that the relocated delicatessen will result in an increase in patronage during the lunch time peak period and thus, will not require additional parking during the lunch time peak period. To analyze this scenario, a parking study was prepared by Kimley-Horn and Associates, Inc., a traffic engineering firm, to document the existing parking demand at the retail center. Based on the parking demand counts, the peak hours for the center were during the lunch time hours. The parking demand in the center varied from 13 to 22 vehicles during the hours of 12:00 p.m. and 1:30 p.m. signifying a large turnover in parking. For the remaining hours, there were no more than 12 vehicles in the retail center lot. However, because variances run with the land, it is possible that this unit may transition to another restaurant use in the future. To affirm the parking demand for the retail center, a shared parking analysis using the Urban Land Institute (ULI) shared parking mode was also prepared. The ULI shared parking methodology establishes the stand alone peak parking requirements for the various uses on the site, then applies a percentage to the peak requirement for each use, for each hour of the day between 6:00 a.m. and midnight, reflecting the fact that the parking demand for each use varies throughout the course of the day. Using the City's parking requirements for general retail and food uses, and taking in consideration the vacant retail space, the ULI parking model indicates that the center would required 24 parking spaces (Exhibit 4). 31 B-4