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Variance Nos. 2012-02 and 2012-03 April 23, 2012 Page 5 The Parsons Study analyzed the parking demand of two HD Supply locations in the cities of Pomona and Montebello. The Parsons Study identified that the maximum parking demand at any time was 88 spaces for the Montebello store and 99 spaces for the location in Pomona. These stores are 76,000 and 65,000 square feet respectively. The Montebello store more closely approximates that which is proposed in Santa Ana because of its size (76,000 square feet) and its location in an industrial area. The Pomona store, with its somewhat higher parking demand, is situated in a large retail center and therefore had a slightly higher parking demand. Based upon the findings of the studies and actual parking demand case studies at the existing HD Supply locations, the Austin-Foust study concluded that the project provide one parking space per 950 square feet of building area for this type of use located in industrial areas. The study concludes that the peak parking demand on the single highest day of the year at the proposed Santa Ana HD Supply location will not exceed 96 parking spaces (including all contractor vehicles). Since 100 parking spaces are proposed to be provided on the site, the study concluded that there is adequate parking provided for HD Supply to occupy the proposed site (Exhibit 7). Landscape Setback Variance In this case the zoning requires a landscaped setback of not less than 20 feet [Section 41-475(a)) along Fourth Street since the front yard abuts a public street. The building has an existing front yard setback of zero feet immediately adjacent to the building. The applicant is requesting to allow the building to remain as is and the existing setback to remain at its current dimension. Compliance with the setback standard would require the removal of the front 20 feet of the building fronting Fourth Street, which is about 3,000 square feet. Although not a significant amount of square footage, it would result in a major hardship as the structural integrity of the building would be compromised by the removal of a structural bearing wall. In analyzing the variance requests, staff must be able to show that findings can be made that support the criteria listed above. The project site has a special circumstance related to its size, shape and location. The property was developed approximately 48 years ago on a parcel that was compliant with code in regards to setbacks and parking. The subject industrial site is a 4.3-acre irregularly shaped parcel constrained by the location and size of two existing industrial buildings on the property. Due to the size of the property and location of existing buildings, the number of parking spaces required by the parking code cannot physically be achieved on the property without reducing building square footage, which would make the project unviable and create a hardship for the applicant and owner of the property. A parking analysis prepared Austin-Foust Associates, Inc. concluded that the peak parking demand on the single highest day of the year would not exceed 96 parking spaces, including all contractor vehicles. The project provides 100 on-site parking spaces for customer use. Therefore, applying the strict letter of the City parking code would, in this particular case, deprive the subject property of attracting a use to the property 31A-7