31B - VARIANCE 3960 S MAIN ST - Laserfiche WebLink

Home Browse Search

PARKING STUDY FOR QWIK KORNER RETAIL CENTER LOCATED AT SUNFLOWER AVENUE AND MAIN STREET IN THE CITY OF SANTA ANA EXECUTIVE SUMMARY • The Qwik Korner Retail Center is located on the northwest corner of Sunflower Avenue and Main Street in the City of Santa Ana. The existing Qwik Korner market is 2,202 squaze feet. The adjacent vacant suite is 1;018 square feet. Javatinis coffee house occupies 994 square feet of the center and there is one vacant suite of 1,002 square feet. • The Applicant proposes to relocate the existing delicatessen located within the existing Qwik Korner Market to the adjacent 1,018 square-foot suite in the retail center. The space being vacated by the delicatessen will be used for more grocery displays, including imported sodas and waters, exotic chips, and additional refrigerated coolers. • The City of Santa Ana Planning Department has requested that a parking study be conducted to 1) document the existing parking demand at the retail center and 2) to conduct a parking analysis using the Urban Land Institute (ULI) shared parking model • The site provides 26 parking spaces. Based on City of Santa Ana parking code, the retail center would be required to have 31 parking spaces taking into consideration the relocation of the delicatessen to the adjacent suite. The ULI shared parking model indicates that the center would require 24 parking spaces, taking into consideration the relocation of the delicatessen to the adjacent suite. • Parking demand counts were collected at the retail center on Thursday, March 20, 2008 and Monday, April 14, 2008.. The parking counts indicate that that on Thursday, March 20, the highest number of vehicles parked in the retail center was 20 vehicles between 12:30 PM and 1:00 PM. On Monday, April 14, the highest number of vehicles parked in the retail center was 22 vehicles at 12:39 PM. • The observer on March 20 noted that, at the peak time, approximately 15 of the parked vehicles were associated with Qwik Korner and 5 of the parked vehicles were associated with Javatinis. Likewise, on April 14, the observer noted that, at the peak time, approximately 17 of the parked vehicles were associated with Qwik Korner and 5 of the parked vehicles were associated with Javatinis. Based on the observations, the parking demand of 22 spaces lasted for a very short period of time - one minute during the lunchtime peak on a weekday. The remaining parking supply of 4 spaces would be available for the fourth suite of the center, which is currently vacant. During all other times of the day, the 26 parking spaces provided on the site would be adequate to serve the existing and proposed uses in the center, including the relocated delicatessen and the currently vacant retail space. The applicant does not expect that moving the existing delicatessen to the adjacent suite would result in an increase in patronage during the lunch time peak period and thus, would not require an additional parking supply during the lunch time peak period It is expected that the same patrons would continue to visit the delicatessen and that any trips between the delicatessen and the market would be walk trips. Parking Study for Qwik Korner Retail Center w ~ ~ _ ~ ~ September, 2008