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VA Nos. 2009-03, 05, 06, 07 & 09 <br />CUP No. 2009-15 <br />October 12, 2009 <br />Page 8 <br />effect and would also require the continuance of the subject <br />applications until the new regulations go into effect. This same <br />process could also potentially apply to other uses, such as alcohol <br />sales, that have separation requirements. <br />Site Variances <br />Part of the analysis for all conditional use permits is to determine if <br />the project is in compliance with all applicable sections of the Municipal <br />Code. Both the lot size and the existing buildings location result in the <br />site's nonconformance with several development standards within the <br />General Commercial (C-2) zoning district. These nonconformities include: <br />lot size, building setback, landscaping and parking. As no modifications <br />to the building footprint are proposed, variances will be required from <br />each of these development standards in order to comply with the Municipal <br />Code. Although the site's existing conditions prevent the applicant from <br />complying with the development standards in the General Commercial (C-2) <br />zone, the applicant is proposing several improvements to bring the site <br />into closer compliance, including the restriping of the parking lot to <br />meet City standards and the installation of landscape planter boxes <br />adjacent to the building. The addition of check cashing at this site will <br />be incorporated into the existing building footprint and will not increase <br />the amount of required off-street parking, however; the addition of a <br />check cashing use within this space will likely result in an increased <br />number of patrons, which will further exacerbate an already under parked <br />site. <br />Conditional Use Permit <br />Staff has analyzed each of the required discretionary actions and is <br />unable to make the necessary findings to recommend approval of this <br />project. Based upon the analysis of the project and the project's <br />incompatibility with the City's General Plan, applicable development <br />standards, and proximity to other check cashing and banking institutions, <br />staff recommends that the Planning Commission deny Variance No. 2009-03, <br />Variance No. 2009-05, Variance No. 2009-06, Variance No. 2009-07, Variance <br />No. 2009-09 and Conditional Use Permit No. 2009-15 (Exhibits 7 through <br />12) . <br />31 B-10 <br />