08-14-2014 Planning Comm. Agenda

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building. This equates to a total off-street parking supply requirement of 238 spaces for the entire site and a deficit of 60 spaces. While it is acknowledged that peak parking demand for the restaurant / bar use will likely be evenings and compliment the parking demands of other retail uses upon the site, the supply deficit is considered significant. In consideration of the parking deficit, the following options are considered worthy of consideration: A. The submission of a traffic study which demonstrates that the existing parking supply can adequately serve on-site uses. Such study must be prepared by a professional traffic consultant as selected by and at the expense of the applicant. Alternatively, the City can prepare such a study at the applicants cost. B. The applicant demonstrate, to the satisfaction of the City, that adequate off- site parking can be provided. Per the Zoning Ordinance, such parking may not be more than 300 feet from the building's main entrance. C. A third option would be reducing the parking deficit on the site by reducing building footprint and adding parking in that space. The site's parking demand could be reduced via the removal of a portion of the western retail center building. The area of the site previously devoted to building space could then be replaced with off-street parking and related landscape features. Proximity to Building Entrance. Presently, over 20 parking stalls exist on the north side of the proposed restaurant / bar building. Such stalls are located several hundred feet from the south building entrance. Recognizing such proximity to the building entrance and that residential uses exist north of such stalls, consideration should be given to buffering such area from adjacent residential uses and reserving such stalls for employee parking. Proximity to Neighboring Residential. Along the north boundary of the site, the property line is shared with a senior housing development. One of the principal concerns with a late-night bar operation is the congregating of crowds in the parking lot after hours, and especially along this boundary with residential. As noted above, adequate screening or buffering is likely to be affective to reduce noise and privacy impacts to this multiple story residential building. If the project is to go forward, the applicants and the City would need to develop a plan and operational understanding that could eliminate these impacts. Streetscaping. The City's Architectural Guidelines incorporate requirements for streetscape design, including standards for off-street parking design, open space and landscaping design, and pedestrian access, movement and safety. Specifically, the Guidelines require sites to devote 20 percent of all parking areas to open space and to provide pedestrian cross walks or other traffic calming devices for pedestrian safety. 3