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Conditional Use Permit No, 2014.05 Variance No. 2014 -01 March 10, 2014 Page 6 The parking analysis determined that the current and future demands of the Boys and Girls Club do not exceed the available on -site parking spaces. In addition, the site's location within an established neighborhood and proximity to local schools make it a walkable use with minimal need for additional vehicle parking improvements. Lastly, conditions of approval have been added to ensure additional bicycle racks are installed for those traveling to and from the facility by bicycle, The project site has a special circumstance related to its location and surroundings. The Boys and Girls Club is an existing neighborhood and community center located within an established neighborhood on Highland Street that is surrounded by residential uses. In addition, its location directly across the street from an existing elementary school presents a unique opportunity for local residents and students to access the center by foot. Next, the need to preserve open space necessary for physical activity is an important feature of the Club. The existing athletic field would be compromised if additional parking is provided, The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to utilize the neighborhood and community center to the greatest extent possible. The center contains a variety of indoor and outdoor features devoted to improving the lives of the youth in Santa Ana that lend to the success of the facility. The parking variance would preserve the character of the original Club and allow for its continued use and enjoyment, The granting of the variance will not be detrimental to the public or surrounding properties, As demonstrated in the parking analysis for the project, the Boys and Girls Club will have sufficient parking to accommodate the various uses during the peak parking hours. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting the adjacent residential neighborhood. The granting of the variance will allow the Boys and Girls Club to focus on the improvements to the existing and proposed buildings. Further, the Boys and Girls Club maintains shared parking agreements with Pio Pico Elementary School for use during peak or seasonal events. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. Finally, the project will not adversely affect the General Plan as the proposed neighborhood and community center use is consistent with Goals 1 and 4 of the Land Use Element of the General Plan, These goals encourage uses such as the Boys and Girls Club that promote a balance of land uses to address basic community needs and which protect and enhance development sites which are unique community assets that enhance the quality of life. 31A-8