31B - CUP - 1501 N BRISTOL ST - Laserfiche WebLink

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Conditional Use Permit No, 2016-48 Variance foto. 2616-68 January 9, 2017 Page 5 Using this information staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. In analyzing the parking variance request, staff believes that the following findings of fact warrant approval of the parking variance. There are special circumstances applicable to the subject property. The subject site is located on the east side of Bristol Street between Seventeenth Street and Washington Avenue. The project site was identified as part of Bristol Widening project. As a result, the project site will be reduced from 47,039 square feat to 35,989 square feet in size after dedication. There is no feasible option for providing additional parking and loading spaces required due to the reduced lot size and width. The variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. The Bristol Street Corridor Specific plan was envisioned to create a strong and viable commercial district with systematic development and landscaping standards. The granting of the variance for parking and loading will preserve the property owner's ability to re -build a new McDonald's restaurant that meets the current industry and development standards as well as the City's and State's Building and Fire codes. The existing McDonald's restaurant has been an established business in the City since 1968. The granting of the variance will contribute the overall success of the Bristol Street Corridor as a major commercial corridor in the City as a whole. The granting of the variance will not be materially detrimental to the public welfare or injurious to the surrounding property. The site will have sufficient parking to accommodate their patrons, and loading can be accommodated in vehicle parking areas during non -peak hours. The proposed McDonald's restaurant is located within close proximity to public transportation and Santa Ana Community College. It is anticipated a number of their patrons will utilize public transportation and the pedestrian path along Bristol Street, Therefore, the reduction in parking and loading will not be detrimental to the surrounding community as it will not result in parking impact to the adjacent commercial or residential neighborhoods. Conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property, Additionally, the granting of the variance will not adversely affect the General Pian of the City as the proposed restaurant use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as restaurants that promote a balance of land uses to address basic community needs and which enhance the City's fiscal viability. In addition, the project is consistent with Policy 22 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. f=urthermore, Policy 2.8 of the Land Use Element promotes the reinvestment of commercial properties, and encourages increased levels of capital Investment. Significant site improvements and the construction of a brand new 4,000 -square - foot restaurant will occur an the site that wall enhance the overall appearance of the Bristol Street Corridor, thereby resulting in an increase in investment on the site and surrounding properties. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed restaurant use will be located fn a commercial area and their operations will be compatible with the surrounding commercial busincosses. 31 B-7