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ZOA No. 05-03, CUP No. 05-28, VA No. 05-62 and SPR No. 05-05 November 28, 2005 Page 4 is the primary action required for the proj ect since all other proposed zoning actions, which include a conditional use permit (CUP), variance (VA) and site plan review (SPR) would be unnecessary if the zoning ordinance amendment were denied. The proposed long-term stay hotel would not be permitted without an amendment to SD-12. Long-term stay business hotels by Santa Ana Municipal Code definition are distinguished from regular hotels in that they provide a kitchen in each guest room and are designed and operated to primarily accommodate business travelers whose guest stays vary in general from one week to a month or more. Any hotel that provides kitchen facilities in the guest rooms and where less than 25 percent of the rooms are occupied for less than 28 days in any 60 day period is defined by the S.A.M.C as a long-term stay business hotel. Long-term stay business hotels must be located within a specific development (SD) zoning district and require an approved conditional use permit. In October 2001, the City Council denied a request to establish a new, 114 room long-term stay business hotel within the Brookhollow Office Park (SD-8) located across Grand Avenue just east of the proposed proj ect site. The City Council considered long- term stay hotels to be at the lower end of the hotel product line and questioned whether a long-term stay hotel was the highest and best use of property adjacent to the Newport-Costa Mesa (SR-55) freeway. The 2001 project differs from the project proposed today in that Extended Stay America will establish a long-term stay hotel within an existing hotel building and proposes to keep project amenities that were offered by the previous hotel. Amenities such as 2,040 square feet of meeting/ conference room space, an exterior fountain, an exercise room, pool and spa, barbeques, gift shop, breakfast room and business center are proposed to remain as project amenities for the life of the long- term stay hotel. On November 14, 2005 the Planning Commission held a study session to discuss long-term stay business hotels and whether they are an appropriate land use within Hotel Terrace (SD-12). The Planning Commission commented that the area has tremendous long term potential and that it may be reluctant to make any land use changes that could negatively impact the Hotel Terrace area. Long-term stay business hotels that meet the City's Design and Development Standards were viewed as a use that may be appropriate in other areas of the City, but not 75A-6