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100 gross square feet). Based on a strict application of the Santa Ana Municipal Code parking requirements, the proposed project would need to provide 62 spaces, while 53 are proposed. H. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. The project site has a special circumstance related to its location and surroundings. The proposed use will be located on a parcel that is surrounded by commercial uses and transportation corridors. Due to its location and the mixed - use nature of the proposed development, there are multiple opportunities to share parking or use alternative travel modes, such as ridesharing, transit, cycling, or walking. Moreover, patrons of the car wash or commercial portion will have the opportunity to walk among the various uses on site, reducing the overall parking demand. The number of on -site parking spaces will be sufficient as identified in the parking analysis for the project, which has determined that a surplus of parking spaces will be provided for the project, even during times of peak demand. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. 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 develop an underutilized property with a mixed -use development that will contribute to identifying the site as an economically viable development. The property that is the subject of this application has remained underdeveloped since it was originally built 45 years ago. The granting of the variance will allow new types of commercial uses to establish on the existing property, contributing to the overall success of the project and the Bristol Street commercial corridor as a whole. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Resolution No. 2015 -13 31 C -63 Page 5 of 11