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Variance No. 2016 -05 July 11, 2016 Page 3 Prolect Analvsis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings; that the variance is necessary for the preservation and enjoyment of substantial property rights; that the variance will not be detrimental to the public or surrounding property; and that the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The applicant is requesting approval of a variance to allow a reduction In required parking, The retail center currently contains 551 parking spaces to serve all uses. The applicant, as part of the overall store reconfiguration, intends to restripe existing spaces and realign a driveway within the center to increase the amount of available parking spaces to 609. The spaces within the parking lot are currently larger than the minimum dimensions required by the SAMC; restriping the stalls to conform to the current standards will Increase the amount of spaces by 58. The building proposed as the location of 24 Hour Fitness is proposed to be parked at a rate of 5.5 spaces per 1,000 square feet Section 41 -1375 of the SAMC requires one parking space per 28 square feet of physical activity area inside health clubs. Based on these requirements, 904 stalls are required for the health club project (calculated from approximately 25,307 square feet of activity area) and a total of 1;400 parking spaces required on the entire site. Based on the SAMC requirements and the current parking variance's requirements, a deficit of 791 parking spaces or 56 percent of the required parking would occur. To analyze whether the existing parking on the site could accommodate the use, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of LSA to provide an alternative parking standard for the health club and to prepare a shared parking analysis for the site. The parking study, using procedures developed by the Urban Land Institute (ULI) for shared parking, analyzed impacts on large shopping center parking lots that are shared by multiple land uses such as those uses found within this retail center. The study also analyzed other health clubs and the actual parking demand for their use within multi -use centers in an effort to provide a realistic parking demand for 24 Hour Fitness. The parking study was intended to provide an analysis of the demand for parking based on the different activity patterns of the center. In addition, it was 'intended to review the City's parking requirement for health clubs and propose an alternative standard based on other generation factors and actual health club usage. Based on this analysis, a ratio of 5.5 spaces per 1,000 square feet was established for health clubs. This standard was derived by analyzing the Urban Land Institute (ULI) parking generation factor as well as reviewing the parking demand of similar full- service health clubs. 31 D -5