31A - CUP - 1002 E 17TH ST - Laserfiche WebLink

Home Browse Search

CUP No. 2016 -13 Variance No. 2016 -03 May 9, 2016 Page 6 The City, in tandem with efforts by the Orange County Transportation Authority (OCTA) and the LOSSAN railroad corridor, has plans to construct a grade separation at Seventeenth Street, Lincoln Avenue, and the LOSSAN tracks. Construction of the separation will result in significant Impacts to the center, with the loss of approximately 18 additional parking spaces. This loss will further exacerbate the off- street parking requirement deficiency at the center; introduction of a high - impact land use such as a banquet facility at the center will result in additional impacts to surrounding street parking and residential communities as patrons of the center seek parking off the project site. On -Site Parkina Deficienc As part of the applicant's request, staff conducted an analysis of the existing tenant mix and parking scenario to determine if a shared parking approach is possible for the site. Banquet facilities hold the majority of events during evening hours, which are also the peak times for eating establishments. The site currently contains three eating establishments; Super Antojitos Express (Unit A), Cholulas Restaurant (Unit F), and Hometown Buffet. If only these three tenants and the proposed banquet facility remained open at night, and all other tenants ceased business activity in the evening hours, the center would require 361 parking spaces to satisfy the off - street parking demands generated by these tenants. Because the 361 parking spaces required to satisfy their demands exceeds the existing 231 parking spaces currently provided on the site, a shared parking approach is not feasible at this location. Moreover, the loss of approximately 18 parking spaces in the future will reduce this figure to 213, further exacerbating the inability to share parking among tenants during evening hours. Approval of the variance application will negatively affect the multi - tenant center. The tenants, already facing insufficient parking for employees and patrons, will be unable to provide enough parking to clients during daytime and evening hours. This will result in difficulty leasing spaces to other potential tenants, leading to increased vacancy at the site and to increased blight. Finally, impacted parking at the center will result in negative impacts to the ability of emergency responders to quickly and safety service incidents at the center. Negative Impacts to the Surrounding Community The insufficient parking provided on the site continues to negatively impact the surrounding community. Due to a lack of parking availability at the site, patrons of restaurants and /or the banquet facility seek other parking options on local streets and in residential neighborhoods. Patrons of all businesses at the center who park in the surrounding community are constricting the supply of street parking for the local residents, resulting in reduced quality of life for the residents in the surrounding neighborhood. These impacts will continue if the variance and CUP applications are approved. 31A-8