k) All other applicable development standards for features explicitly included in the <br />application. <br />The number of onsite parking spaces provided is one feature explicitly included in the <br />application that triggers additional review. The applicant's parking table (Sheet SR1) states that <br />the project requires 10.3 onsite vehicle parking spaces. The majority of parking spaces (8 <br />spaces) are required by the proposed 2,637 square foot office and retail areal. The remaining <br />2.3 spaces are required by the proposed 1,534 square foot area for indoor trailer hitch <br />installation 3. The applicant exceeds the parking requirement by providing 28 customer parking <br />spaces; the remaining 80 onsite parking spaces will be reserved for staff parking and storage of <br />moving equipment and vehicles. <br />Staff also notes that the proposed number of parking spaces exceeds the maximum allowed by <br />code (the maximum number of spaces is 125% of the minimum required, which in this case <br />equals 13 spaces). Staff found, and the Hearings Official agrees, it is acceptable to exceed the <br />maximum parking requirement because of an existing, legal nonconforming parking situation. <br />The previous use (a grocery store) required a high number of parking spaces, and it would be <br />unreasonable to force future users to remove or discontinue use of these existing parking <br />spaces. <br />Only one bicycle space is required by code; the applicant proposes 1 long term bicycle space <br />and 3 short term spaces, and therefore complies with this standard. As an informational item, it <br />may be necessary for the applicant to relocate the 3 short term bike spaces at the front wall of <br />the building so that there is at least 3 feet of clear walkway between each 6'x2' bike space and <br />any other structure to comply with ADA standards. This issue will be further assessed at the <br />time of building permit. <br />Land Use staff also note that the Shopping Center sign standards apply to this lot; proposed <br />wall signage shall comply with these standards and separate sign permits will be required. <br />Finally, any new lighting, such as attaching to existing walls, must meet the standards at EC <br />9.6725. <br />Based on the findings above, all other applicable standards are met or will be reviewed at time <br />of a future building permit. <br />EC 9.8440(6): The proposal complies with applicable adopted plan policies beginning at <br />EC 9.9500. <br />EC Table 9.6410 Required Off-Street Motor Vehicle Parking: "General Merchandise; 1 [parking space] per each <br />330 square feet of floor area" and "Storage Facility, Household/Consumer Goods; 1 [parking space] per each 330 <br />square feet of floor area of the office space." <br />3 EC Table 9.6410 Required Off-Street Motor Vehicle Parking: "Service Station, includes quick servicing; 1 [parking <br />space] per each 660 square feet of floor area." <br />Hearings Official Decision (CU 16-1; SR 16-2) 17 <br />243