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STUDIO 3 ARCHITECTS architecture planning interiors March 9, 2005 Planning and Building Agency Panning Division 20 Civic Center Plaza Santa Ana, CA 92702 RE: Appeal Application III. Reason for request 419 E. First Street, Santa Ana, CA 92701 S3A# 041054 A variance was requested for a reduction in parking at the Santa Ana Downtown Plaza to allow for an addition of 3,881 s.f. to the existing F AMSA store due to the city considering the use retail. The stalls as marked on the plans are located at the rear of the site normally used by employees and for deliveries. Based on the findings from the planning department, the variance was recommended for approval. A parking study provided for the site demonstrates that the center has an excess of parking needed during peak hours to support the business it serves if one accepts the shared use parking analysis that staff accepted for planning conditions. Items brought up during the Planning Commission Hearing, beyond the control of the landlord, have been used to deny the project, such as the overflow of parking from other sites, and lack of maintenance which we have explained is scheduled for compliance upon permit. Staff reported that only one sign would require modification. As downtown Santa Ana begins to evolve with new business and attractions, so does the need for parking. Although there are fee based city parking structures to alleviate the demand, people will chose to park, for free, at the adjacent shopping centers. With the recent construction and continued growth of the artist lofts, the demand will continue to grow and burden the existing neighboring centers. The Santa Ana Downtown Plaza is one of the most affected centers from this type of overload. Not only is parking an issue but the pedestrian traffic generated by the over use of the center by those not willing to use the city provided parking structures. Pedestrian traffic in turn generates an excess wear on the site, landscape and maintenance. The applicant has made efforts to cooperate with the city; however, the city cannot assist. The burden imposed by neighboring city approved developments is being singled out as a basis of denial. although the site is regularly maintained. Suggesting that the parking area be metered, gated, or the closing of adjacent le~ser producing business further imposes on 949-660-79S5 20101 S,\V. Birch St. Suite 240 Newport l3each. CA 92660 EXHIBIT B 909-9S2 -1717 325 N, Second Avenue Suite L Upland, CA 91 7S6 604S 758-36