32C - PARCEL MAP - 1540 E WARNER

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Tentative Parcel Map No. 2015 -01 Special Use Permit No. 2015 -01 July 13, 2015 Page 3 The zoning for the site is Specific Development District No. 8 (Brookhollow Office Park). The SD -8 designation is a mixed -use zone that allows office, restaurant, retail, hotel and industrial uses. Therefore, the proposed use is consistent with the zoning designation. Project Analvsis Special Use Permit In August 2007, Ordinance No. NS -2755 was adopted that created regulations (Section 41 -1800 through 1809 of the Santa Ana Municipal Code) for the conversion of commercial and industrial buildings into air -space condominiums. These standards were created to ensure that commercial and industrial condominiums would remain economically viable and would not negatively affect the surrounding properties. The ordinance also created a new method of approving commercial and industrial condominium conversions by a special use permit, which requires approval by the Planning Commission concurrent with the tentative map application. An improvement plan per Section 41- 1804(a) of the Santa Ana Municipal Code is required as part of the special use permit approval. The purpose of this plan is to identify potential upgrades to the building to bring the structure into current construction standards. The plan must provide details of the site's ability to comply with off - street parking, sound transmission, energy efficiency, open space, setbacks, adopted design guidelines and landscaping (Exhibit 7). Below is an analysis of the project's compliance with the special use permit standards. Off - street Parking - A total of 1,383 parking spaces are required for the various retail, office, medical and assembly uses currently found at the center, while 1,412 spaces are provided. A minor exception was approved (ME No. 2013 -01) in September 2013 to allow a 235 spaces (16.6 percent) reduction in parking in order to allow additional religious institutions, retail and medical offices at this location. Sound Transmission — The existing exterior walls of the four buildings are six -inch concrete tilt -up walls which is an excellent barrier for low- frequency sound waves. The concrete tilt -up walls with minimum window openings provides sufficient sound proofing and noise reduction. Energy Efficiency - The existing building is in compliance with the Title 24 energy conservation requirement with six -inch concrete tilt -up walls and R30 insulation. Compliance with current energy efficiency standards for all exterior windows /glazing would be infeasible for this project due to the significant changes in Building codes and the cost of construction. The applicant will comply with the current Building Code when any future exterior improvements are proposed. Open Space - The provision of public and /or private open space is not a requirement of the SD -8 zoning district and is not required for the project. 32C -5