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As requested by the Congregation Beth Emek and conditioned with this development, there shall be no public street or emergency vehicle access allowed to the site from Nevada Court. All access driveways and internal circulation areas are designed to City standards. The proposed development's on-site circulation plan including the locations of drive-through lanes will provide adequate stacking space for their use. Parking The overall parking ratio will be one parking space per 276 square feet of floor area for a total of 702 parking spaces, creating a surplus of 57 parking spaces. Only 70 parking spaces - 10% of proposed parking -will be compact-size parking spaces. Hence, the parking area of this development is designed for full-size vehicles, the type of vehicles typically parked at a home improvement center. The Planning Commission conditioned its recommendation to require a parking analysis with each business license application for a parking intensive business, e.g., restaurants, doctors/dentists, etc. Implementing this requirement means having such tenants retain a parking consultant to access the tenant's parking demand against the development's parking supply. However, staff does not concur with the Commission's recommendation for the following reasons: • First, staff believes that there would be adequate parking for the permitted uses proposed by this development. Parking demands for amulti-tenant commercial development overlap -for example, a customer to the Home Depot or to a satellite tenant may then patronize the development's restaurant or another business or businesses. This concept reflects the analysis in the traffic study, which factored the internal capture of trips by this development. • Second, implementing this condition means delaying the approval of the tenant's business license, thereby delaying the tenant's business-start. The City Council may wish to discuss this requirement. Staff has not included it as a condition of approval. Comparison of Home Depot's Trip Generation Rates to Other Land Uses Table 7 on page 27 of the Planning Commission staff report (Attachment 7) compares the trip generation rates for Home Deport to other commercial uses, including grocery stores, from the City's Base Line Traffic Report. These are ranked highest to lowest for the p.m. rate, the critical period for the Stanley Boulevard/Valley Avenue/Bernal Avenue intersection. Home Depot's trip generation rate for the critical p.m. peak hour is lower than the trip generation rate for a grocery store or for the automotive uses already located in the Stanley Business Park westerly of Bernal Avenue. Page 13 of 22