31C - VARIANCE - 2725 N BRISTOL ST

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Mr. Eric A. Nelson September 16, 2013 Page 2 Our method of analysis, findings, and recommendations are detailed in the following sections of this report. Briefly, we find the following: • Inventoried existing parking supply on the site totals 366 spaces. • Existing (November 2012) peak parking demands at the site totals 176 spaces. • A "code" calculation for existing (November 2012) occupancy levels and tenancy types requires 282 spaces, and a similar "shared parking" calculation (code parking ratios and ULI time-of-day profiles) indicates a "design level" requirement of 232 spaces for that same occupancy condition, thus illustrating the conservative nature of the shared parking approach. • A "code" calculation for full occupancy levels requires 719 spaces, resulting in a theoretical deficiency of 353 spaces. • A "blended" calculation using actual demands for existing uses and shared parking for fill[ occupancy of any otherwise vacant space, inclusive of the proposed Planet Fitness, puts the expected peak utilization at 278 spaces, resulting in a minimum functional surplus of 88 spaces. • The mix of site uses (existing or future full occupancy) clearly support the basis for application of the shared parking methodology, and actual field study confirms that technique to be very conservative in determining the site's parking needs. PROJECT LOCATION AND DESCRIPTION Floral Park Promenade is located north of Memory Lane and east of Bristol Street in the City of Santa Ana, California. Tigure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. figure 2 presents the existing site plan for Floral Park Promenade, and illustrates the existing buildings and parking areas. Floral Park Promenade is an existing 76,000 SF mixed-use center with 366 parking spaces and a current occupancy of 50,305 SF (25,695 SF of vacancy). Table 1, located at the end of this letter report, following the figures, summarizes the existing land uses/tenants and associated floor areas for Floral Park Promenade. A review of Table I indicates that the occupied floor area consists of a 10,420 SF child care facility, 9,450 SF of eating establishment uses, 1,100 SF of martial arts uses, 5,613 SF of medical/dental office uses, 1,800 SF of office uses and 21,922 SF of retail uses. The vacant floor area consists of 2,900 SF of office space, 4,195 SF of retail space and 18,600 SF of retail-designated floor area that is proposed to be occupied by a Planet Fitness, n proposed health club/fitness club. L . 31 C-17