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oconditional Use Permit No. 2003-35 Minor Exception No. 2003-10 January 20, 2004 Page 3 The YMCA building has been designed to be architecturally compatible with the future development of Armstrong Ranch. The use of a concrete tilt-up structure, along with earth tone paint colors and a metal seam roof, will be consistent with various structures proposed within Armstrong Ranch as well as the surrounding neighborhood (Exhibits 3 through 5). Analysis of the Issues The YMCA of Orange County is requesting approval to construct a community service center on a site owned by HTS SCP, LLC, a company affiliated with C.J. Segerstrom and Sons. As part of the development strategy for the Armstrong Ranch agriculture field, the property owner intended to donate a portion of the site to a community based organization. Given the long- term relationship between the two parties, the Segerstrom organization has agreed to donate the land to the YMCA for its project. Over the past few years, the YMCA has been considering relocating its existing facility in Newport Beach to an alternate area that would give it O~he opportunity to serve a greater population, with the donation of this parcel, the YMCA will be able to meet the needs of the community by providing a first class recreation and meeting .facility. The YMCA is in the process of completing the sale of the Newport Beach facility and will be using those proceeds for this project. The YMCA intends to complete their fundraising in 2004, with construction beginning in early 2005 and occupancy by 2006. Two minor concerns exist with the project: parking and signage. First, given the various components of the project, including the indoor recreation and activity rooms, the outdoor pool, the speed soccer arena and the rock climbing and teen adventure area, the YMCA project does not meet the parking demand on the proposed site. To address this concern, the YMCA and the Diocese of Orange have entered into an agreement to share parking in the northern parking area of the future church site. The applicant (YMCA} will complete all necessary improvements on a section of the vacant church site for 100 parking spaces. Further, the YMCA contracted with a traffic and parking consultant (Linscott, Law & Greenspan) to complete a parking demand analysis for the new facility. Based on the square footage of this structure and the expected membership, a total of 165 parking stalls would be needed with the worst-case scenario (Exhibits 6 and 7). Page 51 31 .A..