31A - CUP - 950 W HIGHLAND ST - Laserfiche WebLink

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Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 5 Variance (Parking Reduction Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings, • That the granting of the variance is :necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property, • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The Boys and Girls Club is requesting approval of a variance to allow a reduction in required parking. The existing site contains a total of 32 parking spaces for the Boys and Girls Club including nine parking spaces shared with the CHQC pediatric community clinic as approved in 2000. The proposed building entry lobby to the existing facility and former garage square footage is parked at a rate of five spaces per 1,040 square feet pursuant to Section 41- 1420(x) of the City's parking standard for these types of unspecified uses. Based on these requirements and previous entitlements which approved the original neighborhood community service center building and subsequent pediatric medical clinic, 12 additional parking stalls are required for the new lobby area and former garage space area, while no additional spaces are proposed. This proposal would result in a parking deficiency of approximately 28 percent. To analyze whether the existing parking on the site could accommodate the additional square footage proposed, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Sasaki Transportation Services, Inc. to provide a parking supply and demand analysis. The analysis was intended to provide a study of the demand for parking based on the actual activity patterns of the center on two weekdays from 2:00 to 6:00 p.m. which coincides with the peak usage patterns of the Club. Based on this analysis, a peak parking demand of 29 spaces would occur during the weekday (Thursday) peak at 3:00 p.m. The parking analysis also monitored the availability of off -site parking at Pio Pico Elementary during these peak periods as the applicant has asserted their agreements to utilize parking at the elementary school during peak periods or during special events. Lastly, the applicant was asked to prepare a parking management solution to describe parking utilization of the Club during special or seasonal events. 31A-7