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