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Variance Nos. Aeptember 27, ~age 4 2004-08 and 2004-10 2004 The proposed theater was once thought to be a potential facility for the Orange County High School for the Arts (OCHSA). Staff understands that references to such an arrangement have been discussed in the community and that the applicant I s parking study makes reference to OCHSA. Staff has confirmed with the applicant, however, that the theater will not be associated with OCSHA. The analysis and recommendations in this report pertaining to the proposed signs and off-site parking are not affected by OCHSA's affiliation with or use of the proposed theater. Analysis of the Issues Parking The Midtown Specific plan envisioned the Midtown area as a vibrant and thriving urban place integrating districts of civic, business, cultural and retail activity. Since many of the buildings in this area were constructed over 20 years ago, they do not have sufficient parking to adequately provide for customers and employees, much less to accommodate 4Ijhe intensification and evolution of land uses envisioned for the area. The Midtown Specific plan identifies parking as one of the critical challenges facing the area, especially since adjacent residential neighborhoods could be impacted by the spillover of parking demands from the commercial uses. In an effort to address the parking challenges, the Midtown Specific Plan has established a parking strategy plan that encourages shared parking between different users to accommodate the anticipated increase in parking demand. In addition, the City has established an in-lieu parking district for Midtown to allow for parking code requirement relief for those who cannot provide on-site parking, shared parking, or a combination of both. The applicant's request to provide the required parking at off-site locations on a shared basis is in compliance with guidelines established in the Midtown Specific Parking Plan. The applicant is proposing to provide the required parking for the proposed theater and restaurant at two parking facilities that currently are used by the Orange County probation Department. In addition, the applicant is proposing to provide the required parking for the administrative and business use at its current off-site location across Bush Street. The applicant owns a portion of this parking lot and has a long-term lease on this property (through March 2030). To support the variance, the applicant has Arovided a shared parking analysis that calculates the parking demand ~or theater venue and associated office space, and studies the number of parking spaces available at the proposed parking facilities (Exhibit 14) . 318-23