31B - VARIANCE - 3300-3398 S BRISTOL

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Variance No. 2016 -06 July 25, 2016 Page 2 Proiect Descriotion The applicant is requesting approval of a variance for a 29 percent reduction in parking to allow additional restaurant uses within the Bristol Place retail center. If approved, the property owner intends to lease vacant and currently occupied tenant spaces to uses that are permitted within the zoning district but have a higher parking demand than what exists at the site, including restaurant uses. Tenant improvements will be made to the tenant spaces on an as- needed basis to meet the needs of the proposed uses. In conjunction with the parking variance, the applicant will be making several modifications and improvements to the site. These include the demolition of 1,560 square feet of existing building area and the removal of 16 parking spaces to accommodate two new outdoor dining areas with seating and related amenities; installing a clearly defined pedestrian path of travel to connect the buildings within the center; the repairing, reslurrying and restriping of the parking lot; the installation of bike racks throughout the center; and the replacement of dead and /or missing landscaping (Exhibit 4). Proiect Backaround The existing commercial center was constructed in 1986 to accommodate a Target retail store and numerous smaller retail tenants. Since the original date of construction, minimal upgrades and improvements have been made to the center. Over the past several years, the center has experienced difficulty attracting and retaining retail tenants, which has led to numerous vacancies and month -to -month leases. The owner has had numerous requests for food - related tenants, which has led to the applicant's variance request. In conjunction with this re- tenanting request, the property owner is currently in the process of developing plans to remodel the ancillary retail buildings in an effort to attract new tenants. The proposed parking variance and related site improvements are intended to assist in attracting new tenants to the center. Project Analysis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that a special circumstance exists related to the property, such as size, shape, topography, location or surroundings; that the variance is necessary for the preservation and enjoyment of substantial property rights; that the variance will not be detrimental to the public or surrounding property; and that 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 applicant is requesting approval of a variance to allow a reduction in required parking. The retail center currently contains 727 parking spaces to serve all uses, which will be reduced to 711 to accommodate the outdoor dining areas. The additional restaurant uses proposed for this development will result in a parking demand of approximately 917 parking spaces, which is less 31 B -4