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Variance No. 2011-08 <br />June 13, 2011 <br />Page 4 <br />a shared parking analysis for the site. The parking study, using procedures developed by the <br />Urban Land Institute for shared parking (ULI), analyzed impacts on large shopping center parking <br />lots that are shared by multiple land uses such as those found at Metro Town Square. <br />The parking study was intended to provide an analysis of the demand for parking based on the <br />different activity patterns of the center. The study analyzed the current parking demand for the <br />existing tenants in the center based on City code requirements, application of shared parking <br />usage patterns by time-of day based on the ULI methodology, and existing parking demand <br />surveys for current tenants combined with shared parking methods for all vacant and proposed <br />areas of the center. By using additional field verification of the existing utilization of the parking <br />currently provided, combined with a future demand calculation based on a shared parking model <br />for the full occupancy of the existing vacant space with the proposed new uses, the study <br />concluded that a surplus of 392 spaces will be available even at peak times (Exhibit 7). <br />In analyzing the variance request staff believes that the following findings of fact warrant approval <br />of the variance. <br />The project site has a special circumstance related to its location and surroundings. The <br />proposed use will be located within a built out development site on South Bristol Street that is <br />surrounded by commercial and residential uses. Due to its location, there is no feasible option <br />for providing additional parking for the new uses. In addition, the shared parking analysis <br />prepared by Linscott, Law and Greenspan has determined that sufficient parking will be provided <br />for the project by utilizing multiple methods. The study concluded that even under peak <br />demand, a minimum of 392 parking spaces will be available within the shopping center. As a <br />result, the parking variance will allow the applicant the ability to use the property in a manner that <br />is consistent with similar surrounding commercial uses. <br />The granting of the variance is necessary for the preservation and enjoyment of substantial <br />property rights. The granting of the parking variance will preserve the property owner's ability to <br />lease the buildings with uses that will identify the site as an economically viable development. <br />Further, the reduction in parking will provide flexibility of leasing options that would support <br />Policy 2.7 and policy 5.7 of the Land Use Element of the General Plan which promotes <br />rehabilitation of commercial properties and encourages increased levels of investment while <br />anticipating that intensity of new development does not exceed available capacity. <br />The granting of the variance will not be detrimental to the public or surrounding properties. As <br />demonstrated in the parking analysis for the project, the site will have sufficient parking to <br />accommodate the various uses during the peak parking hours. Therefore, the reduction in <br />parking will not be detrimental to the surrounding community as it will not result in parking <br />impacts affecting adjacent commercial or residential neighborhoods. Further, the site is in <br />compliance with all other development standards applicable to the property. <br />31 B-6