31B - VARIANCE - 3300-3398 S BRISTOL

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• f • i• i than currently provided at Bristol Place. If approved, the proposed variance will allow a 29 percent reduction in required parking, Per Section 41-1341, one parking space is required for each 100 square feet (10 spaces per 1,000 gross square feet) of floor area for a restaurant use. Based on the SAMC requirements, a deficit of 206 parking spaces (29 percent) would occur. To determine whether or not the number of existing parking spaces within the center is adequate to accommodate additional restaurant uses, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Linscott Law & Greenspan (LLG) to prepare a parking demand analysis for Bristol Place. The parking study used procedures developed by the Urban Land Institute (ULI) for shared parking and that were documented in the published Shared Parking manual. The study evaluated the parking patterns and demands of the existing tenants within the center in order to identify an expected parking demand for the site with additional food uses. Further, the study analyzed the various uses on the site to determine the peak parking demand based on the different peak times of the different uses of the center. The Linscott Law & Greenspan study revealed that, based on an analysis of the existing and proposed uses, the peak parking demand for the site would be 415 spaces. The 415 space demand was derived by considering several factors: Site visits to the center were conducted on three separate days (Thursday, Friday and Saturday) from 8:00 a.m. to 8:00 p.m. to identify the actual usage of the parking lot, applying a parking demand for the vacant tenant spaces, and applying a parking demand for the proposed restaurant tenants. Based on this analysis, the projected 415 parking space demand for the Bristol Place retail center, which would occur on a Friday at noon, will be less than the 711 spaces available at the center for the existing and proposed uses, with the center able to accommodate the proposed retail, office and restaurant tenant mix (Exhibit 5). Based on this analysis, the retail centers peak parking demand of 415 spaces would occur during the weekday (Friday) peak at 12:00 p.m. and 394 spaces during the weekend (Saturday) peak hour at 2 :00 p.m. Moreover, the study reflects the center's separate peaks, which would also occur at noon and 7:00 p.m. on weekdays and at 2 :00 p.m. on weekends. The parking study considered the loss of several stalls to be removed to accommodate outdoor dining. All of the peak demands will be less than the 711 spaces available on the site after the restriping, leaving parking surpluses that will range from 312 to 349 spaces (Exhibit 5). Over the past several years, the City has approved similar requests for parking variances to allow a reduction in parking at larger centers, including Bristol Marketplace located at Bristol and Seventeenth Streets, OSH Center located at 1935 East Seventeenth Street, and the Brookhollow Office Park located at 1500 -1570 East Warner Avenue. Parking variances at these locations were approved with reductions in parking of approximately 30, 31 and 18 percent, respectively. Moreover, the parking analysis prepared for Bristol Place indicates that projected surplus amounts of parking will be similar in proportion to or exceed the aforementioned project sites for which parking analyses were also prepared, 31 B -5