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HomeMy WebLinkAbout2 - CUP19-19; VAR19-02_1800 N BUSH2-1 2-2 2-3 2-4 2-5 This page left blank intentionally. 2-6 EXHIBIT 1 2-7 This page left blank intentionally. 2-8 Resolution No. 2019-xx Page 1 of 8 LS 6.24.19 RESOLUTION NO. 2019-xx BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Gina Beshai, representing DNJ Properties, LLC (“Applicant”), is requesting approval of Conditional Use Permit No. 2019-19 to allow an adult day care facility in the Professional zoning district at 1800 North Bush Street. B. Santa Ana Municipal Code (SAMC) Section 41-313.5(k) requires approval of a conditional use permit for adult day care facilities. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the conditional use permit for this project as set forth by the Santa Ana Municipal Code. D. On June 24, 2019, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2019-19. E. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant Conditional Use Permit No. 2019-19, for an adult day care, have been established as required by SAMC Section 41- 638: 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed adult day care will provide a service to persons and families that are working or residing in the area. The project will provide a service that is only offered by three other facilities in the City. The facility will obtain a license from the California Department of Aging Community-Based Adult Services which has a screening and vetting process. The facility will provide a benefit to the community by providing A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2019-19 AS CONDITIONED TO ALLOW AN ADULT DAY CARE FACILITY AT 1800 NORTH BUSH STREET EXHIBIT 1 2-9 Resolution No. 2019-xx Page 2 of 8 needed services for seniors. Programs and services provided include limited-medical, rehabilitative and social services. The facility is designed to help maintain self-sufficiency and prevent placement in a nursing home, long-term care facility or similar institution. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed adult day care will not be detrimental to the health, safety or welfare of those residing or working in the vicinity. The adult care facility will be operated within an existing building and the use is compatible with the nearby professional office, commercial and residential uses. Noise impacts are not anticipated from the project. A loading and unloading zone is provided to accommodate the participants that will be transported to the facility. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The adult day care will not adversely affect the economic stability or future economic development of properties in the surrounding area. The building is primarily vacant and the adult day care will re-establish use of the property. The project will provide a community service for adults and elderly and will provide temporary and permanent jobs. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use complies with the regulations and conditions in Chapter 41, including building height and landscaping. The Professional zoning district allows for adult day care uses subject to a conditional use permit. The adult day care use is similar in nature to other uses that are permitted within the Professional zoning district such as a medical office and other conditionally permitted uses such as convalescent hospitals, nursing homes and extended care facilities. The front yard setback is existing non-conforming. A condition of approval has been added to require a property maintenance agreement to be recorded against the property which will ensure that the property and all improvements are properly maintained. 2-10 Resolution No. 2019-xx Page 3 of 8 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The adult day care facility will not adversely affect the General Plan. The project is located within the District Center (DC) General Plan land use designation which serves as an anchor to the City’s commercial corridors and accommodates major development activity. The project is consistent with several goals and policies of the General Plan, including the Land Use Element and Public Facilities Element. For example, Land Use Element Goal 1 to promote a balance of land uses to address basic community needs. The adult day care is located within a Professional zoning district. Policy 2.9, supports developments that create a business environment that is safe and attractive. The conditions of approval requiring the Applicant to paint the building, install new landscaping and execute a property maintenance agreement will maintain a safe and attractive environment for the community. Public Facilities Element Goal 1 to provide sufficient public, cultural, recreational, educational, social service and related facilities to meet the community’s needs. The adult day care will provide a social service to families of the City’s residents and workers. Section 2. In accordance with the California Environmental Quality Act, the project is exempt from further review per Section 15301 of the Guidelines for the California Environmental Quality Act. The Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing private structures involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The existing 10,800-square foot building is within the Professional zone which allows for professional office uses. The proposed adult day care and office uses do not involve an expansion in use. As a result, Categorical Exemption, Environmental Review No. 2017-35 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the 2-11 Resolution No. 2019-xx Page 4 of 8 City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2019-19, as conditioned in Exhibit A, attached hereto and incorporated herein for the project located at 1800 North Bush Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated June 24, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of June, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney 2-12 Resolution No. 2019-xx Page 5 of 8 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 24, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2-13 Resolution No. 2019-xx Page 6 of 8 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2019-19 Conditional Use Permit No. 2019-19 for an adult day care is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, the following conditions of approval shall be met: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2017- 15) and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. The operation of the adult day care is subject to Variance No. 2019-02, as conditioned. 4. The adult day care is limited to the first floor (6,948 square feet) with a maximum of 4,280 square feet of activity/assembly area. 5. For the adult day care: The maximum number of participants on-site during business hours is forty (40) participants. The maximum number of staff/employees on-site during business hours is eight (8) staff/employees. 6. Prior to the issuance of building permits, the Applicant shall submit a Parking Management Plan subject to the satisfaction of the Planning Manager. This plan shall include signage, vehicle parking stickers, parking assignments, and/or staff information. 7. For the adult day care: The operator shall utilize a non-medical transportation service for drop-off and pick-up. Prior to the issuance of a certificate of occupancy, the Applicant shall submit documentation demonstrating use of a contracted non-medical transportation service. 8. For the adult day care: The operator shall implement a drop-off and pick-up plan for the peak hours of 7:30 to 9:00 a.m. and 4:30 to 6:00 p.m. Prior to the issuance of a certificate of occupancy, the Applicant shall submit a drop-off and pick-up management plan. 2-14 Resolution No. 2019-xx Page 7 of 8 9. Prior to the issuance of a certificate of occupancy, the Applicant shall install parking lot signage and paint the parking lot stalls to clearly distinguish parking spaces designated for each use on the site (office, adult day care staff, loading zone for transportation vehicles for drop-off and pick-up, and adult day care family drop-off and pick-up). 10. Prior to the issuance of a certificate of occupancy, the exterior of the building shall be painted. The stucco and wood shall be repaired as needed. 11. Prior to the issuance of a building permit, a landscape and irrigation plan is to be submitted for review and approval. The landscape plan shall conform to the professional district landscape standards, Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 12. Prior to the issuance of a building permit, a Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Maintenance Agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The Property Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: (a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom 2-15 Resolution No. 2019-xx Page 8 of 8 fixtures, landscaping and related landscape improvements and the like, as applicable); (e) If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms. (f) The Property Maintenance Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Property Maintenance Agreement. (g) The Property Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (h) The execution and recordation of the Property Maintenance Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. 2-16 EXHIBIT 2 2-17 This page left blank intentionally. 2-18 Resolution No. 2019-xx Page 1 of 6 LS 6.24.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2019-02 AS CONDITIONED TO ALLOW A REDUCTION IN OFF-STREET PARKING FOR AN ADULT DAY CARE USE AT 1800 NORTH BUSH STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Gina Beshai, representing DNJ Properties, LLC (“Applicant”), is requesting approval of Variance No. 2019-02 as conditioned, to allow for a reduction in off-street parking for an adult day care use at 1800 North Bush Street. B. Pursuant to Santa Ana Municipal Code Section 41-638, the Planning Commission is authorized to review and approve a variance for a reduction in off-street parking for the subject property and project. C. On June 24, 2019, the Planning Commission held a duly noticed public hearing for Variance No. 2019-02. D. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant Variance No. 2019-02, for a reduction in off- street parking as required by SAMC Section 41-638 have been established: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. There are special circumstances related to the existing conditions of the property. In 1989, the building and site improvements were constructed which included a 10,800 square-foot building with 30 parking spaces (3 parking spaces per 1,000 square feet). In order to meet the City’s current off-street parking requirements for an adult day care and office use, significant modifications to the building and site, such as demolishing portions of the building, would be required. In addition, the property is a corner lot which requires landscaped setbacks on two sides (versus one side for an interior lot) reducing the buildable area. Strict EXHIBIT 2 2-19 Resolution No. 2019-xx Page 2 of 6 application of the off-street parking regulations would not allow the property owner to lease to or operate several of the permitted or conditionally permitted uses within the Professional zoning district. However, the parking analysis conducted by RK Engineering Group, Inc., supports the intent of the code which is to provide sufficient off-street parking. The study indicates that there would sufficient parking with the proposed uses, therefore no parking impacts to the nearby uses or properties. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting this variance is necessary for the preservation and enjoyment of substantial property rights. Granting this variance will allow for use of the property with an adult day care, a use that is compatible with the Professional zone district and nearby commercial and residential uses. Granting the variance will allow the property owner to utilize both floors of the building with businesses that provide employment opportunities and services to the community. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Granting this variance will not be detrimental to the public or surrounding properties. A parking analysis was conducted by RK Engineering Group, Inc. which determined that with 40 participants at the adult day care facility and office uses on the second floor that there is sufficient parking on-site. Furthermore, the target population of the adult day care is adults and seniors. The facility will utilize a non-medical transportation company to transport participants to and from the facility. The facility will also sub-contract with Access and any available regional or city transportation services. A schedule will be utilized to manage peak drop-off and pick- up times. Persons who live within walking distance of the center are encouraged to walk with appropriate supervision. Family members can provide transportation to and from the facility and will be given a scheduled time for drop-off and pick-up. In addition, conditions of approval have been added to the variance to limit the number of participants and staff on-site at one time, require use of a transportation service for drop-off and pick-up, and require a drop-off and pick-up schedule to manage peak times. 4. That the granting of a variance will not adversely affect the General Plan of the city. 2-20 Resolution No. 2019-xx Page 3 of 6 The variance for a reduction in required off-street parking will not adversely affect the General Plan. The project is located within the District Center (DC) General Plan land use designation which serves as an anchor to the City’s commercial corridors and accommodates major development activity. The project is consistent with several goals and policies of the General Plan, including the Land Use Element and Public Facilities Element. For example, Land Use Element Goal 1 to promote a balance of land uses to address basic community needs. The variance will allow an adult day care to operate at the site which provides a service to families of the residents and workers. Policy 2.9, supports developments that create a business environment that is safe and attractive. The condition of approval for property maintenance will help maintain a safe and attractive environment for the community. Public Facilities Element Goal 1 to provide sufficient public, cultural, recreational, educational, social service and related facilities to meet the community’s needs. The adult day care will provide a social service to residents and workers in the city. Section 2. In accordance with the California Environmental Quality Act, the project is exempt from further review per Section 15301 of the Guidelines for the California Environmental Quality Act. The Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing private structures involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The existing 10,800-square foot building is within the Professional zone which allows for professional office uses. The proposed adult day care and office use do not involve an expansion in use. As a result, Categorical Exemption, Environmental Review No. 2017-35 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a 2-21 Resolution No. 2019-xx Page 4 of 6 court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Variance No. 2019-02 as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated June 24, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of June, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 24, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2-22 Resolution No. 2019-xx Page 5 of 6 EXHIBIT A Conditions of Approval for Variance No. 2019-02 Variance No. 2019-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, the following conditions of approval shall be met: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this variance. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2017- 15) and the staff report exhibits. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 3. The adult day care use is limited to the first floor (6,948 square foot) with a maximum of 4,280 square feet of activity/assembly area. 4. For the adult day care: The maximum number of participants on-site during business hours is forty (40) participants. The maximum number of staff/employees on-site during business hours is eight (8) staff/employees. 5. Prior to the issuance of building permits, the Applicant shall have a Parking Management Plan approved by the Planning Manager. The plan shall include parking lot signage, vehicle parking stickers, assigned parking designations for each use on the site, and/or staff information. All improvements identified in the plan shall be installed prior to the issuance of a Certificate of Occupancy. 6. For the adult day care: The operator shall utilize a non-medical transportation service for drop-off and pick-up. Prior to the issuance of a certificate of occupancy, the Applicant shall submit documentation demonstrating use of a contracted non-medical transportation service subject to the satisfaction of the Planning Manager. 7. For the adult day care: The operator shall implement a drop-off and pick-up plan for the peak hours of 7:30 to 9:00 a.m. and 4:30 to 6:00 p.m. Prior to the issuance of a certificate of occupancy, the Applicant shall submit a drop-off and pick-up management plan subject to the satisfaction of the Planning Manager. 2-23 Resolution No. 2019-xx Page 6 of 6 8. Any modifications to allow for any use(s) that intensifies parking shall be subject to Planning Commission review at a public hearing and modifications to Conditional Use Permit No. 2019-19 and Variance No. 2019-02. 2-24 EXHIBIT 3 2-25 This page left blank intentionally. 2-26 Adult Day Care - CUP No. 2019-19 and VAR No. 2019-021800 North Bush Street Exhibit 3 - Vicinity Zoning and Aerial View © 2019 Digital Map Products. All rights reserved. 2018 Aerial Santa Ana Boundary Zoning Labels: Zoning 250 feet 2-27 This page left blank intentionally. 2-28 EXHIBIT 4 2-29 This page left blank intentionally. 2-30 Adult Day Care 1800 North Bush Street CUP No. 2019-19 & VAR No. 2019-02 Site Photos – Exhibit 4 2-31 Adult Day Care 1800 North Bush Street CUP No. 2019-19 & VAR No. 2019-02 Site Photos – Exhibit 4 2-32 This page left blank intentionally. 2-33 EXHIBIT 5 2-34 This page left blank intentionally. 2-35 Adult Day Care 1800 North Bush Street CUP No. 2019-19 & VAR No. 2019-02 Site Plan – Exhibit 5 2-36 This page left blank intentionally. 2-37 EXHIBIT 6 2-38 This page left blank intentionally. 2-39 FIRST FLOOR Adult Day Care 1800 North Bush Street CUP No. 2019-19 & VAR No. 2019-02 Proposed Floor Plans – Exhibit 6 2-40 SECOND FLOOR Adult Day Care 1800 North Bush Street CUP No. 2019-19 & VAR No. 2019-02 Floor Plans – Exhibit 6 2-41 This page left blank intentionally. 2-42 EXHIBIT 7 2-43 This page left blank intentionally. 2-44 May 29, 2019 Ms. Christina Meshreky GOOD SAMARITAN ADULT CARE CENTER 1800 N Bush Street Santa Ana, CA 92706 Subject: Adult Care Center Observed Parking Analysis, City of Santa Ana Dear Ms. Meshreky: Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to provide this parking review for the proposed Good Samaritan Adult Care Center to be located at 1800 North Bush Street in the City of Santa Ana. The building has a total of 30 dedicated parking spaces including 2 handicap spaces. A site plan is provided in Exhibit A. The project is proposing a change of use from 4,280 square feet of medical office use to adult day care use on the first floor of an existing 8,132 square foot building. The second floor consists of 3,852 square feet of professional office use. The project is located within the Professional (P) Zoning District which requires a conditional use permit for adult day care facilities. Table 1 City of Santa Ana Parking Code for Proposed Uses Floor Tenant S.F.2 Land Use Hours of Operation Percent of Gross Floor Area Parking Code1 Number of Spaces Required 1 Good Samaritan Adult Care Center 4,280 Adult Care Center Monday - Friday 8AM - 5PM 53%1 space for each 200 gfa + 8 Staff 29 2 Professional Office 3,852 Professional Office Monday - Friday 8AM - 5PM 47%3 spaces for each 1,000 gfa 12 8,132 100%41 Parking Spaces Provided On-Site 30 Number of Parking Spaces Deficient Per Municipal Code -11 Percent of Parking Spaces Deficient Per Municipal Code -26.75% Total Required Parking 2-45 2 Based on a review of the City of Santa Ana Off-Street Parking Requirements, the project has a deficiency of parking spaces per code. As a result, the City has requested a parking analysis in order to determine if adequate parking is provided on -site. This will be accomplished by obtaining parking demand data at similar use and applying a derived parking rate to the proposed use. Proposed Adult Care Facility The Community Based Adult Day Center means an organized day program of therapeutic, social and health activities and services, provided to elderly persons or other persons with physical or mental impairments for the purpose of restoring or maintaining optimal capacity for self-care. This service will promote the social, emotional and physical well -being of impaired individuals living in the community, in order to maintain them at or restore them to their optimal functional potential and to help them remain at or return to their homes. The center will assist the families of the elderly person with the burden of providing care to impaired elderly individuals by offering respite for one or several days during the week. The adult care center is expecting to do nonmedical transportation will transport 90% of the participants to and from the adult day health center in mini vans. The vans will be given a scheduled time frame; usually on 10-minute increments to drop off and pick up participants by the entrance door. Anticipated time of drop off is 7:30 AM to 9:00 AM and Pick up times is 4:30 AM to 6:00 PM. Family members can provide transportation to those who chose not to participate in the transportation service; they will be given a scheduled time for drop off and pick up. The proposed adult care center will have a total of 8 staff member’s onsite at one time and is expected to have up to 40 participants. The second floor will consist of 3,852 square feet or professional office use. A floor plan is located in Exhibit B. Prior to initiating the parking study, RK reviewed the parameters of the analysis with M s. Selena Kelaher, AICP (City of Santa Ana, Planning Department). Based on the approved scope of work, an observed parking survey during a typical weekday operation from 8:00 AM to 5:00 PM at one-hour intervals is required at an off-site similar use in order to demonstrate that proposed adult care center has an adequate amount of parking. 2-46 3 Observed Parking Survey Results Mission Adult Care Center (Table 2) RK has conducted a detailed parking survey at an existing adult care center with a similar use. Typical hourly parking demand at the Mission Adult Day Care Center located at 214 West E Street, Ontario was surveyed on Friday, February 8th, 2019. The counts were collected from 8:00 AM to 5:00 PM at one-hour intervals. The parking counts were obtained during typical operations and weather conditions. The parking counts were conducted by an independent third party (Counts Unlimited, Inc.,). The number of parked cars was determined on an hourly basis. Detailed observed parking count raw data are provided in Appendix A. In order to determine the parking demand at the proposed facility, a parking rate (number of parked vehicles per number of participants) at the existing Mission Adult Day Care Center location was determined. Table 2 Observed Parking Survey Results Mission Adult Care Center, City of Ontario Observed Peak Parking Demand Number of Participants Observed Peak Parking Rate per Participant Add 10% to the Observed Peak Parking Rate¹ 7 40 0.18 0.20 ¹Add 10% Factor for Potential Fluctuations in Parking Demand Table 2 identifies the peak observed parking demand of 0.18 parking spaces per participant at the existing Mission Adult Day Health Care Center location. As a conservative analysis, an additional 10% is added to the parking demand to account for potential fluctuations in parking demand. As a result, a parking rate of 0.20 parking spaces per participant can be applied to the proposed Good Samaritan Adult Care Center. It should also be noted that the parking rate includes staff parking. 2-47 4 Projected Parking Demand at Good Samaritan Adult Care Center (Table 3): The parking rate of 0.20 parking spaces per participant and staff can be applied to the proposed Good Samaritan Adult Care Center. See Table 3 below for details: Table 3 Projected Parking Demand at Good Samaritan Adult Care Center Observed Peak Parking Rate per Participant Maximum Number of Participants Parking Spaces Required Add City Code Parking for 3,852 s.f. of Professional Office Use Total Projected Parking Demand Total Parking Spaces Provided On-site Surplus Parking Spaces 0.20 40 8 12 20 30 +10 The City of Santa Ana Off-Street Parking Requirements for professional office use located on the second floor was added to the projected parking demand in order to determine full project occupancy. See Table 1 for details. Projected Peak Parking Demand Findings: While taking into account the parking requirements (12 spaces) for the 3,852 square feet of professional office use located on the second floor, the projected peak parking demand for the project is 20 parking spaces. The project provides a total of 30 parking spaces. As a result, a total of 10 parking spaces are available during peak parking demand times. 2-48 5 Conclusion Based on the results of the observed parking analysis, the proposed Good Samaritan Adult Care Center has an adequate number of parking spaces during peak parking demand times to accommodate up to 40 participants. If you have any questions regarding this review or need further clarification, please contact us at (949) 474-0809. Sincerely, RK ENGINEERING GROUP, INC. Rogier Goedecke Darshan Shivaiah President Environmental Specialist Attachment RG:sl/rk15185.doc JN:2810-2019-01 2-49 ______________________________________________________________________________ ______________________________________________________________________________ Exhibits 2-50 group, inc.engineering Site PlanExhibit A 2810-2019-01 ADULT CARE CENTER OBSERVED PARKING ANALYSIS, City of Santa Ana, CA BUSH STREETN 2-51 engineeringgroup, inc.ADULT CARE CENTER OBSERVED PARKING ANALYSIS, City of Santa Ana, CA 2810-2019-01engineeringFloor PlanExhibit BN2-52 ______________________________________________________________________________ Appendices 2-53 Appendix A Observed Parking Demand Count 2-54 Mission Adult Day Health Care Center214 West E StreetOntario, CAFriday, March 8th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PMRegular155556666662Handicap10000000000Handicap00011110011Subtotal165567776673Total Occupancy 165567776673Total Percent31%31%38%44%44%44%38%38%44%19%Counts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-62682-55 This page left blank intentionally. 2-56 EXHIBIT 8 2-57 This page left blank intentionally. 2-58 From:Mitre-Ramirez, Norma To:Bernal, Sarah; Magalona, Jocelyn Cc:Fregoso, Vince; Orozco, Norma; Rojano, Michael; Lopez, Kenia Subject:FW: Planning Commission - 1800 N. Bush Street - Adult Daycare Facility 2019-02 issue Date:Wednesday, June 19, 2019 1:31:32 PM Good Afternoon, The following communication has been received for your review and consideration by the Planning Commission. Respectfully, Norma Mitre Acting Clerk of the Council City of Santa Ana | Clerk of the Council Office 20 Civic Center Plaza | Santa Ana, CA 92701 714-647-5237 | nmitre@santa-ana.org This email and any files or attachments transmitted with it may contain privileged or otherwise confidential information. If you are not the intended recipient, or believe that you may have received this communication in error, please advise the sender via reply email and immediately delete the email you received. From: Kalesnik, Layla > Sent: Wednesday, June 19, 2019 1:20 PM To: eComment <eComment@santa-ana.org> Subject: Planning Commission - 1800 N. Bush Street - Adult Daycare Facility 2019-02 issue Hello, I am home owner of 1919 N. Spurgeon St. Santa Ana CA. I am very concerned about opening of adult day care facility on Bush street. As resident of the Spurgeon street, parallel to Bush street, I am against of the opening of this facility because it will reduce street parking for the residents. We live next door to many apartments already and have hard time find additional street parking. Now with this new facility, our already limited parking will shrink. This is residential neighborhood and I want to keep it this way. Please, do whatever is possible to keep this as residential neighborhood. Thanks, Layla 2-59 This page left blank intentionally. 2-60