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FULL PACKET_2005-05-02
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FULL PACKET_2005-05-02
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1/3/2012 4:55:41 PM
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4/27/2005 10:38:27 AM
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<br />Variance No. 2004-18 <br />February 28, 2005 <br />Page 4 <br /> <br />In order to analyze whether or not the existing parking count would be <br />adequate to support the proposed expansiont a parking analysis was <br />prepared by Linscott, Law & Greenspan Engineers t a traffic engineering <br />firm, for the proj ect. The Shared Parking Analysis for the Downtown <br />Santa Ana Plaza provides an analysis of the parking demand based on the <br />different acti vi ty patterns and uses wi thin the center. The study <br />reviews the City's parking requirement for mixed-use centers and <br />proposes an alternative parking requirement based on the actual parking <br />usage observed. Two methodologies were used while conducting the <br />parking analysis. The first methodology used was based on the Urban <br />Land Institute's (ULI) shared parking concept. The second method <br />analyzed parking lot usage based on actual counts for the existing land <br />uses, then compared this with what would be required for the building <br />and proposed addition based on the city's code requirement. The study <br />using the Urban Land Institutets (ULI) shared parking methodology <br />concluded that there was insufficient on-site parking available to serve <br />the proposed FAMSA expansion. However, the actual parking lot count for <br />the existing center concluded that sufficient parking was provided to <br />meet the peak parking demands of the shopping center (Exhibit 6). The <br />study found that during times of peak use, the existing parking supply <br />was parked at only 59 percent of the available capacity. Therefore, it <br />concluded that the proposed 505 parking stalls available at the shopping <br />center will be sufficient to accommodate future parking demand, since <br />the peak parking demand of the center with the addition is forecasted at <br />352 spaces, providing a parking surplus of 153 spaces. <br /> <br />The Planning Commission held a public hearing on February 14t 2005 and <br />received public testimony on the variance request. Concerns about the <br />general lack of maintenance of the centert which included trash <br />accumulation on the site, buildings in need of paint, and substandard <br />and missing landscape materialt were raised. In additiont the <br />Commission noted that the recommended conditions of approval included <br />the correction of several items that were code violations, such as <br />removal of an illegal sign and the repair of paving and re-striping of <br />the parking lot. The Commission expressed serious reservations about <br />the expansion of the center since the applicant was unable to maintain <br />the center in good repair. Finally, the Commission observed that the <br />center had non-integrated parkingt which restricted the customers' <br />access to all parking areas by design. This particular design <br />limitation was not taken into consideration in the shared parking <br />analysis. Therefore, it concluded that while the rear employee parking <br />lot may be underutilized as described in the parking study, the customer <br /> <br />758-6 <br />
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