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Zoning Ordinance Amendment No. 2008-02 Conditional Use Permit No. 2008-23 August 11, 2008 Page 2 commercial and multiple-family residential to the north; commercial, single-family and multiple-family to the south; commercial uses to the east; as well as single and multiple-family residential to the west (Exhibits 1 and 2). Project Description The applicant is proposing to construct a 44,511 square foot two-story commercial building with 23,469 square feet located on the first floor and 21,042 square feet on the second floor. The building will include 8,882 square feet of retail space, 2,696 square feet for restaurant use, 28,968 square feet for medical use and 3,965 square feet of covered walkways on the first floor. The proposed building will also include a 35,917 square foot subterranean parking area (Exhibits 3 through 6). A total of 247 parking spaces will be provided, with 147 stalls on the surface and 100 spaces provided in the subterranean parking area. Per the Santa Ana Municipal Code, the project will require 174 spaces for the medical use, 44 spaces for the retail use and the restaurant use will require 27 spaces, totaling 245. As proposed, the project is over-parked by two spaces and meets the on-site parking requirements. The architectural design of the building reflects a Spanish style design with high quality materials and finishes (Exhibits 7 through 12). The exterior design elements proposed for the building include a fine sand finish, decorative hanging exterior lights and mission style clay roof tile. Additionally, decorative wood columns, wood rafters and wood lattice are proposed at the second floor elevations. As well, the applicant has provided an outdoor plaza area adjacent to the west portion of the building. In September 2007, this project was reviewed as a study session item by the Planning Commission. The Commission's comments pertained to the need for high quality signage, the provision of courtyard space and ensuring adequate parking for the site. The submitted project has incorporated the Commission's comments into the final design of the project. A sign program will be created that incorporates a high-quality and uniform design that will avoid the appearance of sign clutter on the building. Additionally, the sign program will be created to reduce visual impacts to the surrounding residences. The proposed courtyard space as well as the driveway entrance and front paseo walkway area will encompass elements of textured and colored decorative paving to soften the hardscape appearance 7 5A-4