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Amendment Application No. 2009 -02 Conditional Use Permit No. 2009 -20 Variance No. 2009 -08 October 12, 2009 Page 4 utilized as a parking lot subject to a conditional use permit. The parking lot also meets the goals and policies of the Land Use Element, as Policy 5.10 encourages circulation systems that are responsive to the needs of pedestrians and vehicular travel. In addition, the parking lot will provide an additional small setback and buffer to the existing residential uses. Conditional Use Permit B- Suffix Parkin Once the zoning has been modified to incorporate the "B" suffix, per Section 41 -611 of the code, a conditional use permit is needed in order to exercise the use of the property for the exclusive parking of motor vehicles in connection with any commercial use or for private parking. The applicant proposes to utilize the vacant parcel along Hesperian Street to satisfy the parking requirements of the residential component of the project. The B- suffix standards contained in the code requires the lot to be adequately paved and drained, possess safe ingress and egress, direct lighting away from residential properties, contain a six -foot screen wall adjacent to residential uses and provide additional on -site landscaping. The proposal is in compliance with these standards. The lot will contain a total of eight parking spaces including a covered four -car carport that will match the architecture of the proposed building. On the north and east side where the lot abuts residential property, a landscape buffer will be provided in addition to a six -foot decorative wall with smooth stucco and trim cap. A low 36 -inch wall will be installed at the parking lot entrance and utilize the same stamped concrete to match the commercial parking lot entrance along First Street. Variance: Site Standards The proposed mixed -use project functions as a test case for small mixed - use infill development projects on underutilized properties along major arterial streets. The applicant is requesting a variance from Section 41- 443 related to site development standards as these types of projects are typically found in smaller clusters as part of larger -scale developments over five acres in size with typical lot dimensions of 600 X 300 feet in size. Specifically, the project is requesting to vary from minimum area of five acres, depth of 600 feet and width of 300 feet as required in Section 41 -443. As proposed, the site does not comply with the 75E -6