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<br />cH- :7 <br /> <br />an application to the City to operate the use at an alternate, more <br />appropriate site in the City. <br /> <br />Appellant's Issues <br /> <br />. The lack of on-site parking is not a new fact and the conclusion "there will <br />be parking impacts on adjacent residential streets" is hardly a finding at <br />all. She (the Zoning Administrator) does not consider the measures taken <br />or the success of those mitigation measures. <br /> <br />Over the years, City staff has received letters and phone calls of concern from property <br />owners on Avondale Avenue dated either September 13,2005 or September 14, 2005 <br />(after the implementation of the mitigation measures). Each letter sites on-going concerns <br />with the parking impacts generated by this use. Despite attempts to mitigate the parking <br />impacts, patrons for the proposed use continue to impact the adjacent residential <br />neighbors. Staff is concerned about the amount of time and City resources necessary to <br />monitor and enforce the parking regulations that would be necessary to reduce the parking <br />impacts in the adjacent residential neighborhood. <br /> <br />Additionally, in years past the appellant (applicant) has been required to obtain a parking- <br />lease agreement with adjacent property owners to secure off-site parking prior to the <br />commencement of any sales events. As of the date of the public hearing City staff had not <br />received a copy of the parking lease agreement for this year's seasonal sales. <br />Furthermore, staff does not have any record of the appellant complying with this condition <br />in years past. <br /> <br />. The brief (90 minute) delivery times do not interfere with the flow of traffic <br />- at least not in the opinion of the Redwood City Police Department, which <br />reviewed the deliveries. There is no evidence that at the time and manner <br />of the deliveries, the "lane blockage" on EI Camino Real was a detriment to <br />anyone. <br /> <br />City staff has conditioned the deliveries on EI Camino Real to minimize the impact of the <br />proposed use; however, despite the duration of delivery times there is still an assumed <br />safety risk associated with blocking lanes for the deliveries. This risk is assumed by the <br />driver who is trying to turn out on to EI Camino Real from Avondale Avenue during delivery <br />times. Staff is of the opinion that these risks would be substantially reduced if the proposed <br />use were accommodated on a site that has the ability to accommodate both delivery and <br />site circulation on-site. <br /> <br />. The Zoning Administrator obviously believed this activity was of short <br />duration when the City granted use permits in 2003 and 2004. How can the <br />same period of time suddenly disqualify a property from continued use? <br /> <br />In 2003 the property owner obtained entitlements for permanent development of the <br />proposed site with a three-story mixed use project. City staff was therefore under the <br />impression that the seasonal use of the site would not be a long-term concern (from this <br />point forward) and could therefore be accommodated. In September 2005, the entitlements <br />expired, which meant that there was nothing preventing this use from continuing year after <br /> <br />7 <br />