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January 20, 2015 Page 4 assembly (12,941 square feet) is 90,520 square feet. Thus, at least 91 spaces must be on the site to serve the remainder of the building. In 2009, a Conditional Use Permit (CUP) was issued for a daycare center at this location. Part of the approval of the CUP included providing parking at higher levels than the 1 space per 1,000 square feet for light industrial uses. Required parking included one space for each employee on the largest shift and one visitor space for every 10 children. Based today's staffing and enrollment, 12 spaces are needed. It is likely that if an "adult daycare" use is requested at this site, a similar parking ratio would be applied, which would be evaluated at that time. With the additional parking for lounges, a total of 266 spaces would be needed to serve the entire site (165 for Islamic Center, 89 for the remainder of the building (less the daycare space), and 12 for the daycare space). In 2012, the Applicant indicated that the amount of parking currently (legally) available is 283 spaces between the two parcels of land. The Applicant also indicated that the existing spaces exceed the minimum requirements (width and length) of the City and that the lot could be restriped to gain an additional 20 parking spaces, bringing the total available parking to 303 stalls. The parcel with the existing building on it (PID 0602923410140) does not currently have enough parking to service all of the proposed uses. Parking will be needed from the adjacent parcel to the north (PID 0602923410139) in order to meet the parking requirements of the City's Zoning Code. Combined, the two parcels have a total of 283 parking stalls, which exceeds the larger parking requirement of 266 spaces. As a result, staff is recommending that the City Council approve a lot combination of the two separate parcels into one parcel pursuant to Section §151.08 of the City Code. Staff is also recommending that the Property Owner /Applicant submit proof to the City that the two parcels have legally been combined within 180 days of the signed Development Agreement. Staff is recommending that changes in occupancy or uses within the existing building (be them permitted uses or conditional uses with the issuance of a CUP) should be reviewed and approved by the City Manager to ensure that there is adequate parking space available to accommodate all uses on the property. Additionally, staff is recommending that within one (1) year of issuance of an occupancy permit, the Property Owner /Applicant must perform a parking /traffic study in a form approved by the City Engineer to determine if parking demand caused by the proposed uses on the Property is sufficient to warrant the available parking area to be re- striped to the City minimum standards of 9 feet by 19 feet stalls. Voluntary re- striping of the parking area to meet this standard at an earlier date will also satisfy this condition. Staff is also recommending that only vehicles associated with the businesses or activities located within the existing building shall be parking along the easternmost portion of the existing parking lot along Highway 88, which provides safe ingress and egress of vehicles, maximizes parking stall availability on the overall site, and will be located furthest from existing single - family residential homes across Old Highway 8 to the west. Only those vehicles accessory to principal uses located within the existing building are permitted to be parked on the site at all times. Signaae The Applicant has not submitted a sign requires at this time. The Applicant /Property Owner must obtain a sign permit from the City prior to the installation of any signage on site. All signs must comply with Chapter 155 of the City Code.