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pursuant to the analysis above, staff anticipates conflicts related to parking demand, supply,
<br /> and potential congestion would be minimized since drop-off/pick-up related parking is generally
<br /> short term, allowing for a "turnover" of the adequate available spaces during the
<br /> pick-up/drop-off periods and some proportion of students can reasonably be expected to
<br /> carpool, bike or take transit, reducing the peak pick-up/drop-off parking requirement to less
<br /> than one vehicle per student. To further minimize impacts, staff is recommending a condition of
<br /> approval requiring the applicant to submit a detailed drop-off/pick-up plan subject to the review
<br /> and approval of the City Traffic Engineer that would provide the City with a documented policy
<br /> to monitor and make adjustments should future problems arise related to this issue.
<br /> Based on the above analysis and recommended conditions of approval, staff believes the
<br /> proposed use would not adversely affect parking for surrounding uses and properties.
<br /> However, should parking problems occur, staff has recommended a condition of approval that
<br /> allows the Director of Community Development to refer the use permit back to the Planning
<br /> Commission for possible additional mitigation measures which could include a reduction in the
<br /> number of students/employees on-site at any one time or alternative hours of operation.
<br /> Variance/Parking Variance
<br /> The Planning Commission must make the following findings prior to granting a
<br /> Variance/Parking Variance pursuant to PMC Sections 18.132.090 and 18.132.110:
<br /> A. That because of special circumstances applicable to the property, including size,
<br /> shape, topography, location or surroundings, the strict application of the provisions
<br /> of this chapter deprives such property of privileges enjoyed by other properties in
<br /> the vicinity and under identical zoning classification.
<br /> Due to the historical nature of the subject site and the existing church/and accessory
<br /> buildings, as well as the several large, mature, Heritage Trees that are located on the
<br /> subject site, a special circumstance unique to this property exists that would preclude the
<br /> applicant from constructing new on-site parking to meet the needs of the proposed use.
<br /> The removal of existing buildings and mature Heritage Trees would not only jeopardize the
<br /> historical integrity of the site, but also potentially degrade the visual character of the subject
<br /> site and the surrounding neighborhood, which is characterized by several well-maintained
<br /> historical and period-appropriate restored residential properties. Staff believes the
<br /> proposed variance allows for a reasonable solution to the on-site parking challenges,
<br /> allows a long-standing educational use to continue to operate in the City and would help
<br /> minimize impacts on the surrounding area. Although there are no directly comparable
<br /> facilities in identical zoning districts (RM-4), as noted, the City has approved several other
<br /> educational facilities (schools and pre-schools) within similar RM zoning districts and in
<br /> conjunction with religious facilities, including one facility on Rose Street, within the same
<br /> vicinity, the Downtown Specific Plan area. Strict application of the parking requirements
<br /> would deprive this property of the ability to be able to establish a private educational facility,
<br /> similar to these other properties. Therefore, staff believes the subject site presents special
<br /> circumstances and the first finding can be made.
<br /> P21-0715/P22-0126, Lighthouse Baptist School Planning Commission
<br /> 9 of 13
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