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Conditional Use Permit No. 2015 -18 Variance No. 20'15 -09 November 9, 2015 Page 3 feet, pursuant to the City's retail parking standards, and 10 spaces per 1,000 square feet, pursuant to the City's restaurant parking standard, Additionally, the applicant is proposing to construct a new 3,850 square foot banking center with drive - through teller which is parked at a rate of four spaces per 1,000 square feet. Based on code requirements, a total of 611 parking spaces would be required for this site, while 493 spaces will be provided at completion of the proposed expansion. This is a net difference of 118 spaces, or 21 percent reduction in required. To analyze whether the existing parking on the site could accommodate the new buildings as well as the additional uses within the Target Center, the applicant hired the traffic engineering firm of Kunzman Associates, Inc. to prepare a parking analysis for the site. The parking study was intended to provide an analysis of the demand for parking based on the different activity patterns of the center. The study analyzed the change in the number of parking spaces required for the proposed shop pads based upon the Municipal Code and a parking demand survey based on multiple peak periods on three distinct days of the week. By utilizing additional field verification of the existing utilization of the parking currently provided, combined with a future demand, the study concluded that the total maximum parking demand for the center would be 270 spaces, As a result, a surplus of over 220 spaces will be available at peak periods. The variance will allow two new buildings in underutilized areas of the shopping center that will benefit the community by providing an increased level of service to individuals who live and work in the area (Exhibit 10). Public Notification The project is located within the boundaries of the Portola Park and Mabury Park Neighborhood Associations. Staff made contact with various neighborhood leaders of the Portola Park and Mabury Park Associations to ensure that they were notified of this project and to identify any areas of concern. The project site was also posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written, or electronic, had been received from any members of the public. CEQA Analysis This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures. A Notice of Exemption for Categorical Exemption Environmental Review No. 2014 -160 will be filed for this project. 31 B -5