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CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02. March 9, 2015 Page 8 Variance No. 2015 -02 (Parkin In addition to CUP No. 2015 -01 and Variance No. 2015 -01, the applicant is requesting approval of a second variance to allow a reduction in required parking. The proposed mixed -use car wash and commercial development will contain 21,768 square feet of car wash building area, 4,883 square feet of retail space, and 3,300 square feet of restaurant area. The proposed development creates an opportunity to share parking among the uses. Per SAMC Section 41 -1355, the proposed full- service car wash requires five parking spaces, an area equivalent to 20 parking spaces for drying, and a minimum 120 feet of stacking. The project meets this SAMC requirement due to the abundance of vehicle stacking and interior drying areas that are proposed, Although the Parking Demand Analysis submitted by the applicant includes requirements for the administration building, administrative offices that serve the primary use are not required to provide dedicated parking spaces. In addition to the car wash and administration building's five parking spaces, the proposed project requires 24 spaces for the retail area (one space per 200 gross square feet) and 33 spaces for the restaurant area (one space per 100 gross square feet). Based on a strict application of the SAMC parking requirements, the proposed project would need to provide 62 spaces, while 53 are proposed. The resulting difference is 15 percent less than the required parking. To analyze whether the proposed parking could accommodate the use, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Linscott, Law & Greenspan Engineers (LLC) to provide an alternative parking standard for the development and to prepare a shared parking analysis for the site, The parking study, using procedures developed by the Urban Land Institute (ULI) for shared parking, analyzed impacts on large shopping center parking lots that are shared by multiple land uses such as the proposed development. The study also surveyed other similar developments and the actual parking demand for mixed -use car wash and commercial developments in an effort to provide a realistic parking demand for the uses on the project site. The parking study was intended to provide an analysis of the demand for parking based on the different activity patterns of the development. In addition, it was intended to review the City's parking requirement for mixed -use developments and propose an alternative standard based on other generation factors and actual usage. Although the ULI parking ratios closely match the SAMC's parking requirements for retail and restaurant uses, the analysis shows that differences between peak usage times, as well as the abundance of transit options in the area, create an opportunity for shared parking. The analysis indicates that peak retail usage occurs between 1:00 and 2:00 p.m. on weekdays and 2:00 and 4:00 p.m. on weekends, while the peak restaurant usage 31 C -10