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INTRODUCTION The Santa Clara Plaza Retail Center is located at 2106 - 2156 North Tustin Avenue in the City of Santa Ana, California. The site is located in the southwest quadrant of the intersection of North Tustin Avenue and Santa Clara Avenue. The parcel on the immediate corner of the site is currently vacant. The project applicant is planning to develop the vacant parcel with 6,170 square feet of restaurant space at 2230 North Tustin Avenue. The City of Santa Ana is requiring that a parking study be performed to document existing and future parking supply and demand for the shopping center to document that the center will have enough parking to accommodate all existing and proposed land uses. SITE DESCRIPTION A site plan of the existing retail center is shown on Figure 1. The existing retail center consists of 30,832 square feet of building space. Uses in the shopping center include restaurants, a dry cleaner, a smoke shop, Avon sales, hair and nail salons, a flower shop, a temporary staffing agency, computer repair, a dentist, clothing sales, an insurance agent, a military recruiting center, and H~tR Block tax preparation. One restaurant suite (sports bar) of 3,832 square feet is undergoing a remodel and is currently closed. The layout of the existing parking lot, with the majority of the parking spaces in the center of the lot, maximizes the pedestrian connectivity between the uses on the site. In addition, the landlord of the site has put a policy into place that requires merchants to park their vehicles in the on-site parking spaces that are more remote from the store fronts, which also enhances pedestrian connectivity. The applicant proposes additional restaurant space of 6,170 square feet to be developed on the vacant parcel of the north side of the site. A site plan of the proposed project is shown on Figure 2. The center is currently served by three driveways on North Tustin Avenue, one on the north end of the site and two closer to the south end of the site. The proposed project would add an additional driveway, which would be located on Santa Clara Avenue on the west end of the site. There are currently 173 parking spaces provided on the site. With the proposed project, the site is proposed to have 206 parking spaces. Inventory of Existing Uses On-Site Table 1 summarizes the existing land uses at the Santa Clara Plaza retail center and documents the days and hours of operation for each use. Table 1 indicates that the land uses at Santa Clara Plaza have varying days and hours of operation. Generally, the majority of the uses are open between the hours of 9:00 AM and 7:00 PM. Some of the uses do not open until mid-morning (10:00 AM to 11:30 AM) and others close in the late afternoon (between 3:00 and 5:30 PM). The Avon sales are only open in the evenings (6:00 PM to 8:00 PM) Monday through Friday and by appointment. The military recruiting center also offers flexible hours. The currently closed sports bar is open until midnight. The temp agency and H&tR Block are not open on Saturdays. Only five of the shops are open on Sunday. EXISTING PARKING REQUIREMENT BASED ON CITY CODE The City of Santa Ana Municipal Code, Article XV (provided in the appendix to this report), sets forth the off-street parking space requirements for developments in the City. The parking required for the various existing uses at the Santa Clara Plaza retail center vas calculated based on the City's code and is presented on Table 2. Parking Study For Santa Clara Plaza January 4, 2008 31 C-14