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CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Rage 9 occurs between 7:00 and 10:00 p.m. on weekdays and 8:00 and 9:00 p.m. on weekends. Moreover, a conservative 10 percent reduction in parking was also utilized to account for alternative methods of travel, such as transit, bicycle, ridesharing, or pedestrian modes. Based on the parking study, the proposed shared parking condition will result in a surplus of four spaces during peak usage times (Exhibit 8). In analyzing the variance request, staff believes that the following findings of fact warrant approval of the variance: The project site has a special circumstance related to its location and surroundings. The proposed use will be located on a parcel that is surrounded by commercial uses and transportation corridors. Due to its location and the mixed -use nature of the proposed development, there are multiple opportunities to share parking or use alternative travel modes, such as ridesharing, transit; cycling, or walking. Moreover, patrons of the car wash or commercial portion will have the opportunity to walk among the various uses on site, reducing the overall parking demand. The number of on -site parking spaces will be sufficient as identified in the parking analysis for the project, which has determined that a surplus of parking spaces will be provided for the project, even during times of peak demand. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to develop an underutilized property with a mixed -use development that will contribute to identifying the site as an economically viable development, The property that is the subject of this application has remained underdeveloped since it was originally built 45 years ago. The granting of the variance will allow new types of commercial uses to establish on the existing property, contributing to the overall success of the project and the Bristol Street commercial corridor as a whole. The granting of the variance will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the site will have sufficient parking to accommodate the various uses during the peak parking hours on both weekdays and weekends. Therefore; the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, the granting of the variance will allow the property owner to develop a long - underutilized site, contributing to the vitality and success of the Bristol Street commercial corridor. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 31 C -11