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Variance No. 2016 -05 July 11, 2016 Page 4 Based on this analysis, the retail center's peak parking demand of 329 spaces would occur during the weekday peak at 6:00 p.m. and 361 spaces during the weekend peak hour at 5:00 p.m. Moreover, the study reflects the health club's separate peaks, which would also occur at 6:00 p.m. on weekdays and at 5:00 p.m. on weekends. The parking study took into account the restriping of the parking stalls to capture additional spaces as well as those to be removed to enhance on -site circulation. All of the peak demands will be less than the 609 spaces available on the site after the restriping, leaving parking surpluses that will range from 248 to 280 spaces (Exhibit 7). Since 2000, the City has considered similar requests for parking variances for health clubs at five different facilities in Santa Ana: Bally Total Fitness (now LA Fitness) at 3701 South Plaza Drive, LA Fitness at 1501 North Tustin Avenue, Gold's Gym at 1945 East 17« Street, Planet Fitness at 2725 North Bristol Street and, most recently, 24 Hour Fitness at 2800 North Main Street (Main Place Mall). Parking variances at these locations were approved with reductions in parking of approximately 30, 31, 51, 50 and 20 percent, respectively. Moreover, the parking analysis prepared for 24 Hour Fitness indicates that project surplus amounts of parking will be similar in proportion to or exceed the aforementioned health club project sites for which parking analyses were also prepared. In analyzing the 24 Hour Fitness variance request, staff believes that unique circumstances exist that warrant approval of the variance. This includes its location results in no feasible option to provide additional parking that the Santa Ana Municipal Code requires for the health club; on -site parking spaces will be sufficient to accommodate all uses on the site as identified in the parking analysis for the project; the parking variance will preserve the property owner's ability to lease the building to a use that will contribute to identifying the site as an economically viable development; the site will have sufficient parking to accommodate the various uses during the peak parking hours on both weekdays and weekends; the variance will allow the property owner to fill a long- vacant tenant space, contributing to the vitality and success of the retail center. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. Public Notification The project site is located within the boundaries of the Mid -City Neighborhood Association and adjacent to the Memorial Park and Shadow Run Neighborhood Associations. Staff contacted the presidents of these Neighborhood Associations, who identified no concerns with the project. The project site was also posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written, or electronic, had been received from any members of the public. 31 D -6