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Variance No. 2014 -05 <br />August 25, 2014 <br />Page 6 <br />The granting of the variance is necessary for the preservation and enjoyment of substantial <br />property rights. The granting of the parking variance will preserve the property owner's ability to <br />lease the building to a use that will contribute to identifying the site as an economically viable <br />development. The tenant space that is the subject of this application has accommodated a variety <br />of clothing and household goods retail tenants that have been unsuccessful in remaining viable. <br />The granting of the variance will allow a new type of commercial use to establish itself in the <br />existing regional mall, contributing to the overall success of the former anchor building's <br />reconfiguration and the mall site as a whole. <br />The granting of the variance will not be detrimental to the public or surrounding properties. As <br />demonstrated in the parking analysis for the project, the site will have sufficient parking to <br />accommodate the various uses during the peak parking hours on both weekdays and weekends. <br />Therefore, the reduction in parking will not be detrimental to the surrounding community as it will <br />not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, <br />the granting of the variance will allow the property owner to fill a long- vacant tenant space, <br />contributing to the vitality and success of the existing regional mall site. Finally, conditions have <br />been placed to ensure that the site be in compliance with all other development standards <br />applicable to the property. <br />Finally, the project will not adversely affect the General Plan as the proposed health club use is <br />consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals <br />encourage uses such as 24 Hour Fitness that promote a balance of land uses to address basic <br />community needs and which enhance the City's economic and fiscal viability. In addition, the <br />project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses <br />that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land <br />Use Element promotes the rehabilitation of commercial properties, and encourages increased <br />levels of capital investment. 24 Hour Fitness's tenancy will include significant tenant <br />improvements to a building that has remained vacant due to significant shifts in department store <br />restructurings. Finally, Policy 5.5 of the Land Use Element encourages development that is <br />compatible with and supporting of surrounding land uses. 24 Hour Fitness will be located in a <br />commercial area and its operations will be compatible with the surrounding commercial <br />businesses and their operations at the regional mall site. <br />Variance No. 1996 -01, which forms a component of the current parking study and analysis <br />contained within this report, established an overall parking supply ratio requirement of 4.1 <br />spaces per 1,000 square feet at Westfield MainPlace. The future total parking supply of 4,940 <br />spaces will consistent with Variance No. 1996 -01 by providing an overall ratio of 4.4 spaces per <br />1,000 square feet of gross floor area. If approved, Variance No. 2014 -05 will supplant Variance <br />No. 1996 -01 but will exceed the overall ratio of 4.1 by providing 4.4 spaces per 1,000 square <br />feet of gross floor area at the site. <br />31 C -8 <br />