ZA FULL PACKET 2012-01-30 - Laserfiche WebLink

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Minor Exception No. 2011-02 January 30, 2012 Page 4 In addition to the parking analysis, staff performed a site visit at two separate times to identify the current demand of the parking structure. Based on these inspections, the parking structure is approximately 25 percent occupied during the mid-week, late morning time period. The low usage of the structure reflects a 50 percent vacancy rate within the building. This results in a surplus of approximately 350 parking spaces that could also be utilized by the school in the event their parking demand is higher than expected. Finally, the proposed school is located in a district center that has numerous surface and parking structures within the immediate area. In the event additional parking is needed, nearby sites are available to provide the needed parking far the school. To ensure that no parking impacts result from the proposed massage school, staff has included a condition of approval that requires a three year review of the site. During this review, the school will be required to hire a parking consultant or traffic engineer to perform parking counts within the parking structure. In the event a parking shortage is identified, the applicant will be required to provide parking at an adjacent location. The granting of the proposed minor exception will be consistent with the goals and policies of the General Plan. Goal 1 encourages a balance of land uses that address basic community needs, and Policy 2.2 of the Land Use Element supports commercial land uses to accommodate the City's needs for goods and services. The shared use of required parking stalls between two or more independent uses will not result in a conflict between parking for one use and parking for another due to differences in time of primary utilization of parking. The parking analysis performed by the project's traffic consultant determined that, based on the student enrollment and attendance factors of similar NHI schools, the project will generate a demand that can adequately be served by the existing on-site parking structure. That the granting of the minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. As the parking demand far the school is expected to be similar to the office uses currently occupying the office building, no additional traffic congestion is anticipated from the school. Further, adequate traffic controls are found in the vicinity of the school to mitigate any potential impact, including traffic signals, stop signs and raised medians. The proposed massage school complies with the standards and regulations pertaining to a school use. In addition, the school will provide an educational service to this area of the City. Further, the project is consistent with the goals and objectives of the General Plan, including Goa[ 1 and Policy 2,2 of the Land Use Element, which encourages land uses that accommodate the City's needs for services.